Could another book-entry account be established with NN and some transferred there?
1 Like
I can confirm that this works, but it’s not free. It probably cost 30€.
Okay, thanks, that’s not bad. They even charge for interbank transfers. But would this be enough to get back to the super credit interest rate level?
Yes, that’s enough……………………………………………………………………………………………………..
2 Likes
I inquired at Nordea about a 30k€ secured consumer loan to be drawn for investments elsewhere. The collateral is the unused collateral value of an investment apartment. The margin is 2.84% + 12-month Euribor, totaling ~5%. I asked for both a 10-year equal installment loan and a 5-year bullet loan. The margin was stated even before reviewing my income and expense details, so perhaps these don’t have much significance here. Currently, I have a 25k€ Superloan at Nordnet, almost unused; I thought of utilizing these if a sharper drop were to occur within a year.
2 Likes
That seems like a high margin. In a similar situation, I took out a new loan against an investment property, which was used to pay off the old loan, and the rest was left for me to invest wherever I wanted. From Nordea, I got a 0.7% margin and 12-month Euribor. No origination fee, but a €6 monthly fee. A 5-year bullet loan. This was taken out 3 years ago, though, so it’s not a very recent case.
Does anyone have experience with banks regarding bullet loan refinancing? I’ve already sent an inquiry to the bank (Nordea), from which I already have a loan promise, but I thought I’d ask for experiences here at the same time. Have banks been willing to let a new loan pay off an old bullet loan? I don’t really see a problem from the bank’s perspective; they just get to continue with a reliable loan customer, right? I’d like to avoid selling stock investments in between (at least if they’ve developed favorably), so that compound interest can run its course undisturbed. And my own apartment will serve as collateral for the bullet loan.
A friend of mine had an experience with Nordea where the specifications for a new bullet investment loan had already been agreed upon.
However, from Nordea’s side, “at the last minute,” additional questions and apparently some extra demands started coming. My friend got so fed up that they sold off an amount equal to the leverage from their portfolio and paid off the loan right then and there.
That time, they got lucky investment-wise, and Russia invaded Ukraine a couple of months later. At that point, a new loan had been agreed upon, and the old terms were valid again. Just a nice little buy from the dip and thanks to the official.
I don’t know if this was just an isolated incident. I myself got so much stock risk premium added to my margin (1.5% vs. 0.55-0.6% for housing) in the offer from Nordea that I ended up operating with Nordnet’s credit limit.
Surely everything works out as long as the offer has been received in writing, no matter which bank it is.
7 Likes
If I take out a loan from Nordea and use it to pay off an investment loan I have with Nordnet, can I demonstrate / will the tax authority interpret this Nordea loan as still being an investment loan, meaning the interest expenses of the Nordea loan are tax-deductible?
Yes, in principle. What kind of loan were you thinking of taking out from Nordea? Can you get a lower interest rate than the Nordnet loan?
1 Like
From Nordea, I get 3-month Euribor + 0.75% margin (=2.82% as of 25.10.2025). Apartment as collateral (meaning no risk of a margin call). Loan servicing fee €6/month, no opening fee. 5-year bullet loan, which can be refinanced with a new bullet loan.
Currently at Nordnet, it’s 4.49% (
15 Likes
I also took out a secured loan from the bank a year ago and paid off part of the Nordnet loan. It was obtained as an investment loan. In the tax decision, you change its purpose if it’s not automatically correct.
1 Like
And one must remember to deduct loan interest from capital income in taxation.
2 Likes
Has anyone considered replacing a mortgage with an investment loan due to the tax deductibility of interest? I’m currently looking to change homes, and it would be possible to buy a home with cash and then take out an investment loan against it. What considerations or pitfalls would there be in this? Potentially a higher margin, shorter loan term, and tax implications arising from realizing investments.
Example A) Investments 300k, buy a 300k home, withdraw 100k from the portfolio for this, and take out a 200k mortgage from the bank, amortized over 30 years; interest is not tax-deductible.
Example B) Investments 300k, buy a home with cash, and apply for a 200k investment loan from the bank, preferably as a bullet loan, where only interest is paid for 10 years. Annual interest expenses of 6k are tax-deductible.
The biggest challenges, in my opinion, are if, after 10 years when the loan should be repaid, there happens to be a bad bear market, and potentially the principal and 10 years of returns would not be sufficient for it. Another problem is the tax implications realized in the initial stage if the portfolio is significantly in profit, and it would be possible to postpone tax payment instead of realizing gains.
A bit messy writing, but I guess someone else has also crunched the numbers or thought about this?
I switched to a pure investment loan at some point. Perhaps the only bigger problem with it is that you usually get it on worse terms than housing loans (because there’s no competition in the market?).
Nordnet’s higher interest rate now almost destroys the benefit of the tax deduction. If it were a larger sum, I would probably have already switched it elsewhere. (7% of net worth)
I have similar experiences. A bank’s investment loan (secured) is more sensible than a housing loan because it can be deducted, but then Nordnet’s credit has such a high interest rate that there’s hardly any benefit compared to a housing loan.
A good thing about Nordnet’s credit, however, is that interest is only paid on the amount used, not on the entire credit amount.
1 Like
Under what terms have you been offered an investment loan (for buying securities)? Danske’s offer: 12-month Euribor, 1.2% margin, and a 10-year loan period (offer 4.11). Collateral: own apartment. If I understood previous messages in this thread correctly, that 1.2% margin is a bit high?
1 Like
I took out a loan a year ago from a savings bank. Collateral: owner-occupied home and investment property. Margin 1% + 12-month Euribor.
Nordnet updated its private banking program. My interest rate dropped a bit as the private gold level now gets the same rate as the gold level (gold level requires a sufficiently diversified portfolio and only a certain amount of credit in use).
1 Like
Have others had problems with new credits/loans when having a large Nordnet credit limit? How low should that limit be lowered so it doesn’t cause an immediate red flag in other loan applications?