Are you looking to get into property investment, or maybe you’re keen to add to your existing property portfolio?
Well maybe you should.
But maybe you shouldn’t.
Fact is, I’ve spoken with hundreds of investors in my time and I’m often surprised when they tell me their reasons for investing in real estate.
Many just get it wrong.
You see…while property investment is an excellent vehicle for growing lasting wealth, occasionally it’s the wrong fit for particular people.
In fact, sometimes, there are some very legitimate reasons why you just shouldn’t do it.
- You’re buying a property to pay less tax
- You’re buying because you’re disappointed you’ve missed the recent property boom
- You want to get rich quick
- You don’t really understand how property investment works
- If you’re not financially fluent
- If you want a multipurpose property
- If your finances are not in order
- You don’t have enough money
- You’re trying to time the market or find the next hotspot
- The bottom line:
- WHAT CAN YOU DO TO STAY AHEAD?
1. You’re buying a property to pay less tax
Many naïve investors think negative gearing is an investment strategy.
Their accountant tells them they need to save tax so they chase tax deductions or depreciation benefits and as a result they often overpay for new or off the plan properties while ignoring the fundamentals of property investment.
They think they need negatively gearing and get excited that for every dollar they lose they save 49 cent.
Now that’s crazy, especially as new stock almost always comes at a premium and has limited (if any) medium term capital growth prospects.
That’s not the way to grow your wealth through property.
Just to make things clear…
A property is negatively geared when the costs of owning it – interest on the loan, bank charges, maintenance, repairs and depreciation – exceed the income it produces.
In my mind this is not an investment strategy – it’s a short term funding strategy, which only make sense when used to purchase high capital growth investment grade properties.
2. You’re buying because you’re disappointed you’ve missed the recent property boom
Have you heard of F.O.MO? – the Fear Of Missing Out.
It usually happens at this stage of every property cycle when people read of the windfalls made by those who bought property a few years ago, however this is the time of the property cycle you need to be more cautious in your investing rather than over optimistic.
Of course it’s an understandable emotion, but investing with emotion leads to bad judgement.
3. You want to get rich quick
Many beginning investors want to “get rich quick.”
However, property investing is a long-term endeavor.
I’ve found it takes average property investor 30 years to become financially free.
Often it’s takes 10 years to learn what not to do – we all make investment mistakes when we start out.
Then it takes three to five years to undo the mistakes of the first decade, often selling off underperforming properties.
Then it takes two good property cycles to build a substantial asset base of investment-grade properties
4. You don’t really understand how property investment works
Many people mistakenly believe they understand property investment because they own a house or have lived in one.
So they end up buying a property close to where they want to live, where they want to retire or where they holiday.
Again, these are emotional reasons to purchase a property rather than selecting based on sound investment fundamentals.
On the other hand, successful investors have formulated an sound investment strategy that suits their risk profile and helps them achieve their long term goals and one which has stood the test of time.
5. If you’re not financially fluent
If you haven’t learned how to budget, spend less than you earn and save or if you’re not good at handling debt then property investment may not be for you because the large amount of debt you’ll take on for your investment will either get you into financial trouble or keep you awake at night.
Of course if you’re scared of debt, and many people are because they don’t fully understand the difference between bad debt and good debt, then steer clear of property until you better understand the power of leverage, compounding and time has on well located properties.
6. If you want a multipurpose property
If you are buying your property with the aim of creating wealth but also as your future home, or as a part time holiday home or somewhere to retire in the future, then perhaps you are wanting that one little property to achieve too much.
I’ve never found that a mixed use property delivers premium investment returns – something has to give.
For one, there are too many emotional factors at play.
7. If your finances are not in order
Property investment is a game of finance with some real estate thrown in the middle.
To get into property you should have a stable job, profession or business with a steady income and need to be attractive to the banks so they lend you money plus you should have sufficient stashed away in a financial buffer to see you through the inevitable rainy days ahead.
8. You don’t have enough money
If you can’t afford an investment grade property, either because you haven’t saved a sufficient deposit or you can’t service the loan repayments, then rather than buying a secondary property, in my mind it’s better that you wait and buy an investment grade property.
One of the reasons that around 50% of those who get into real estate sell up in the first 5 years and the main reason around 90% of investors never buy more than one investment property is because the first property they buy underperforms and they lose confidence.
In my mind, less than 5% of the properties currently on the market are “investment grade” – the type of property that will outperform the averages with wealth producing rates of return and stability of price when the markets eventually turn.
This means you need to buy the right property in the right location (remembering that the correct location will deliver around 80% of your property’s performance.)
So, if you can’t afford this type of property sometimes the right thing to do is “nothing.”
9. You’re trying to time the market or find the next hotspot
Sure property markets move in cycles and it would be great to buy near the bottom, or find a location that will be the next hotspot, but the landscape is littered with investors who tried to time the market and failed.
Instead the right time to buy real estate is when your finances are in order and you’ve got the ability to purchase an investment grade property.
Remember there is not one property market in Australia so there will always be opportunities somewhere.
The bottom line:
When it comes to buying property, there are plenty of reasons to take action, but there are just as many reasons to hit the pause button.
WHAT CAN YOU DO TO STAY AHEAD?
As signs point to softer growth conditions for Australian property over the coming months, independent professional advice and careful consideration will be as important as ever in navigating Australia’s varied market conditions.
If you’re looking for independent advice, no one can help you quite like the independent property investment strategists at Metropole.
Remember the multi award winning team of property investment strategists at Metropole have no properties to sell, so their advice is unbiased.Whether you are a beginner or a seasoned property investor, we would love to help you formulate an investment strategy or do a review of your existing portfolio, and help you take your property investment to the next level.
Please click here to organise a time for a chat. Or call us on 1300 20 30 30.
When you attend our offices in Melbourne, Sydney or Brisbane you will receive a free copy of one of my books – you choose!
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