Doodledog
I agree that house values are on paper for the owner until the sale, maddie, so that is the point at which tax should be levied. House price rises in some areas causes huge inequality. People in cheaper areas struggle to move to more expensive ones, so stay where pay is lower and opportunities fewer. Obviously they also have less to leave the next generation too, so the geographical differentials get even more pronounced. Investment goes to areas where there is more money, which pushes prices up further, and the cycle continues.
Those whose houses have risen in value like foxie's X have the ability to move to cheaper areas and release significant sums by buying an identical house. Similarly, if they are unfortunate enough to need care it will take a lot longer to use up their capital, and they are far more likely to have money to leave to their children when the time comes than Y, who may well have spend an equivalent sum on her own house when she bought it, but been unable to leave the cheaper area, probably earned less as a result, and will have less (if anything) to leave behind.
Any government interested in levelling up needs to look at this one way or another. It wouldn't be right to cause people to be unable to afford to live in their own houses, so I'm not in favour of taxing people that way. Maybe owners of houses which have risen in price by an average of more than X% (or £X) per year from buying to selling, or by more than the national average rise, should pay a price inflation tax on sale? Or some other formula that brings back some of the unearned money in housing. I don't know what would be fairest, but whatever the formula the money should be ring-fenced to be spent on social housing.
Doodledog Any government interested in levelling up needs to look at this one way or another. It wouldn't be right to cause people to be unable to afford to live in their own houses, so I'm not in favour of taxing people that way. Maybe owners of houses which have risen in price by an average of more than X% (or £X) per year from buying to selling, or by more than the national average rise, should pay a price inflation tax on sale? Or some other formula that brings back some of the unearned money in housing. I don't know what would be fairest, but whatever the formula the money should be ring-fenced to be spent on social housing.
Perhaps Capital Gain Tax on selling, yes even primary home, after all costs incurred are factored in (purchase, stamp duty, renovations, additions, etc) with money ring-fenced for social housing.
I'd rather that than IHT at such a low level.