I'm always nervous when people seem to pile all their money into their house and treat it as their pension. You've got to live somewhere once you retire, so you can't liberate all the money invested in the house. People I know seem very reluctant to downsize in retirement - they've collected all sorts of junk that just won't fit in a smaller house, plus they know their current area and have lots of friends there. And buying a smaller house probably won't free up much money anyway unless you're moving from a mansion into a 1 bed ex council flat.
That depends
where you're moving, though.. Unless something crazy happens with property prices there are big differences between here (just about commutable to London) and, say, Yorkshire or deepest darkest Lincolnshire. Retirement is planned to be somewhere relatively remote, rural and near(ish) the coast, so should be a considerable drop in price.
This only works because I've (we've) got no kids, no plans for kids and almost certainly no other relatives left alive by the time we retire, of course.
Also not a fan of BTL unless you run it as a proper company with at least 5-10 properties - far too risky for me with just one property. Lots of accidental landlords gonna get hit with huge CGT bills when they come to sell. But each to their own.
CGT is (currently) limited to the rise in value since purchase, so I can't see how it will come as a shock should I sell - although I can see how it could come as a shock to some people (who assume it works just like any other house sale)
I am one of those accidental landlords, though - I kept the house in Bracknell when I moved to Northampton, partly as a fall-back in case the job situation changes radically and I need to be back where the tech giants are.
As an investment alone, I agree, it's a terrible idea - the tax rules are now skewed so heavily toward "large scale landlords" operating it as a business that it makes very little sense for someone like me.
I can't imagine trying to run 10 rentals, though, unless it was a full time job.. people are so difficult to deal with (and I mean that mostly in terms of the managing agents & trades, the tenants have been wonderful!)
I know what I'd tell my 16 year old self. Go for it with miss Redmond :-)
Yeah, my advice would probably start with something like that, too
Then I'd tell myself to buy fewer cars!