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Sorry you may have a different way of thinking to me. First up I accept return on equity is fundamentally important to ones wealth position. that said when one says I have made 3.5pc or 10pc or whatever returns they have made at face value this means for me return before interest. Otherwise...

Well in the example shaz is using it is actually making 8.5pc per annum which is well above inflation. 5pc nett yield before interest plus 3.5pc cap gains. If it was only making inflation, rather than making 84k in the first year be losing bout 50k pa after interest. And I reckon most people...