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Downsizing releases equity without debt — no interest, no repayments, no compounding — but the transaction itself is not free: selling costs, buying costs and stamp duty can eat a surprising slice of the equity you are trying to free. This guide models the net cash you would actually walk away with, compares it against the alternatives (reverse mortgage, renting, staying), and asks the question everyone forgets: what will you actually do with the space you gain in life, not just in square metres.
net-position calculator
Expect 3-6% of the sale price in agent and legal fees, plus buying costs on the new place — often 5-10% of your equity gone in one move.
In many countries your main home is exempt from capital gains, but downsizing into an investment-style setup can change that — check your local rules.
Downsizing gives certainty and no debt; a reverse mortgage keeps you in the family home but grows a debt. Compare both with your real numbers.
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