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Como subrayan en el digital, España lidera el 2º puesto en el ranking de esperanza de vida, con 83 años; por delante, Japón. Con esta perspectiva demográfica, la OCDE afirma que “en 2050 se espera que aproximadamente el 40% de la población sea mayor de 65 años, un porcentaje que duplica al actual.” Y sin ir más lejos, y paralelamente, en el mismo 2035 “alrededor de un cuarto de la población española serán jubilados, según el informe Proyecciones de Población 2020-2070 https://www.ine.es/prensa/pp_2020_2070.pdf publicado por el INE”. Ante esta coyuntura que se nos presenta la controversia está más que servida, ¿cómo se van a sufragar las pensiones y que opciones tendrán los ciudadanos para completar unas pensiones públicas que se prevén recortadas?
La respuesta de Enrique Isidro es una fórmula de monetización de la vivienda que mejore la modalidad de la venta de la nuda propiedad y se vaya implementando con naturalidad en el mercado, A este producto al que denomina ‘vivienda inversa’ se refiere como «un modelo de compraventa de la vivienda con alquiler flexible destinado al mercado residencial de las personas mayores, permitiendo que los inquilinos firmen un contrato de alquiler vitalicio y que permanezcan en la vivienda de forma indefinida». Hasta aquí, no parece presentar grandes novedades, pero según el experto, una de las diferencias más reseñables es que la modalidad de ‘vivienda inversa’ no penaliza un “abandono prematuro del inmueble”; de hecho, lo que se hace en tal caso es que se devuelve al propietario o a sus herederos la cantidad que previamente se le ha retenido y que no ha consumido; “en el momento de la compra se retiene el importe del alquiler de la esperanza de vida calculada del vendedor. En caso de que el antiguo propietario quisiera renunciar al contrato de alquiler durante su vigencia, a su salida se le entregará el montante retenido que le corresponda, una cantidad que se corresponde con el equivalente al alquiler no consumido”. Con el añadido de que si el vendedor superase la esperanza de vida estimada “se le aplica una renta reducida equivalente a los gastos de comunidad e IBI de la vivienda»
Ante la pregunta de el por qué la modalidad de venta de la ‘nuda propiedad’ y la de ‘hipoteca inversa’ no han calado del todo en nuestro mercado nacional, Isidro señala que “en el caso de la nuda propiedad no hay oferta institucional. Los inversores, en su práctica totalidad particulares, suelen tener un ánimo especulativo que no se alinea con los intereses del usufructuario. (…) En el caso de la hipoteca inversa, la falta de un marco jurídico adecuado limita la oferta. Así, esta opción solo es adecuada cuando la necesidad de liquidez no es muy elevada. En este sentido, la hipoteca inversa no la considero una monetización del ahorro, sino un endeudamiento, una financiación con una garantía hipotecaria. Es un préstamo con un tipo de interés bastante superior a las hipotecas estándar, donde los intereses se capitalizan a lo largo de la vida del préstamo y se tienen que liquidar en el año siguiente del vencimiento, que suele ser la fecha del fallecimiento del propietario. De tal manera, los herederos se pueden encontrar con la necesidad de tener que liquidar el inmueble para abonar ese importe, al que se suman los impuestos hereditarios.”
En definitiva, según el consejero de Almagro Capital, la solución de ‘vivienda inversa’ que propone funcionaría como una suerte de ‘sale & lease back’ más flexible que la ‘venta de la nuda propiedad’ y menos arriesgado económicamente que la ‘hipoteca inversa’.
Foto cortesía de Freepik
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