Investment in Property

Property is one of the main asset classes, the first investment most people make, and usually their biggest asset. 

Investment in property offers the promise of

• an appreciation (or increase) in capital and
• a regular income in the form of rental payments. 

That means that property, like equities, can beat inflation over time.

But you must also be aware that the capital value of your property can depreciate (or decrease) over time, therefore property is a medium- to high-risk investment.

One of the advantages of investment in property is gearing or leverage.  This is the use of debt in the form of mortgage bond finance to 'leverage' you or help you to acquire an asset you would not otherwise be able to afford.

With a little financial help from your banking friends, you will, it is hoped, make a good capital gain on your investment one day.

There are different ways of investing in property. 

• On the one hand, you can simply own your own home in which you live. 
• On the other hand, you can own an investment portfolio of different properites with a view to earning a rental income or capital profit from them. 
• A third way to invest in property is through the stock market.

Your own home

An own home is often the biggest asset in one's investment portfolio. 

For most people, paying off their house takes up most of their earnings.  They are using their mortgage bond to leverage them, possibly with the hope of making a capital gain one day.

Paying off a mortgage on your own home is one of the best investments you can make, and a golden rule to remember is that you should pay off your mortgage bond before you start thinking about investing in other asset classes.

As an own home can be a medium- to high-risk investment,  you should be aware of the following dangers:

• Property is highly illiquid.  This means you do not have immediate access to the value of your property should you need cash (although you could use your mortgage bond facility), and if you decide to sell your house, there is no guarantee that you will be able to do so quickly.
• The value of your house is influenced by many factors over which you have no control, such as political factors and economic and interest rate cycles.

An investment portfolio of properties

Buying a property with a view to letting it and using the rental income to cover your mortgage bond payments (with the mortgage interest often tax-deductibe) while you benefit from the capital appreciation of the property sounds like a great investment strategy.  So why do not more people do it?

The reason is perhaps because there are so many pitfalls in propety investment.  Some of these are:

• Large amounts are required to invest in property.
• Properties need to be managed.  Difficulties include problems with tenants, payments on time, maintenance, etc.  and these must all be factored into your calculations.
• There is a high risk of bad timing in property investment.  Certainly, you can make substantial capital gains, but only if you buy and sell the property at the right time.

Property investing on the stock market

Property investing on the stock market gives the small investor the chance to invest in property in a more liquid way.  You can sell your investment without having to sell a physical property, and you gain access to the propety expertise and scale benefits of large projects.  There are three sectors in the stock market property division in which you can invest, namely:

• property companies,
• property loan stocks, and
• property unit trusts or REITS

You can buy shares or units directly in these entities that own a diversified range of properties.  Each of these will have a different risk profile depending on factors such as

• the age,
• location and
• type of property in which it invests.

These entities normally perform well in a falling interest rate environment, but, as with all property investments, are vulnerable to

• interest rate cycles and
• economic and political change. 

These investments can therefore be fairly volatile and are recommended only for investors with specialised knowledge. 



Additional notes:

The concept of gearing:  This can be explained by the following example.  Say you have put down a deposit of $200,000 to buy a property of $1 million.  Within two years, the property's value increases by 10% to $1.1 million.  This means you have actually used $200,000 to earn $100,000 (i.e. 50% return) with the help of your bank manager!

Beware of property gains tax:  This can reduce the attractiveness of investment property.  Property gains tax can take a significant chunk of your capital gain when you sell property and will make it more difficult for this investment to beat inflation.

Remember Diversification

Most investment plans should include a combination of the 4 major asset classes because of the benefit of diversification.

Diversification in this context means spreading your investment risk between the various asset classes. In other words, not putting all your eggs in one basket.

Investors who are prepared to hold a combination of equities, bonds and money market instruments stand a greater chance of higher returns over the long term than those who invest only in conservative investments such as cash.

By combining

• the growth potential of equities with
• the higher income of bonds and
• the stability of money market funds,

you are employing a sound strategy to control the balance of risk and reward in your portfolio and to ensure that your investments fit in with your

• time horizon,
• risk tolerance profile and
• investment objectives.

How do asset classes fit in with your profile?

From answering the 10 simple questions (reference below), your total score tells you more about yourself.  Three basic profiles emerged and helped set the necessary guidelines for your investment portfolio.

The three basic profiles and their respective investment objectives are:

• You cannot afford to make mistakes: Conservative investment objectives
• You are carefully weighing up your options: Prudent investment objectives
• You want to grow bigger and better: Aggressive investment objectives

Click here to find out what asset classes these respective investors should include in their portfolios.
http://spreadsheets.google.com/pub?key=t5u-KMcEYg81UlomoCgxU9A&output=html

Read also:

What money means to you? Answer 10 simple questions.

http://myinvestingnotes.blogspot.com/2010/01/what-money-means-to-you-answer-10.html

Understand what money means to you: Answer 10 simple questions : Sheet1

http://spreadsheets.google.com/pub?key=tr9oMvjAsDJvkcPgXdd763A&output=html

Equities - high risk

An investment in equities (shares or stocks) means that you have obtained part-ownership in the company whose shares you have bought.  Some companies are listed on a stock exchange, which means that your shares can be traded freely on that stock exchange.

Although equities are a high-risk asset class, they have the best chance of beating inflation over the longer term because of the inherent growth potential of the company in whch you have invested.

For that reason you should keep a SIGNIFICANT  portion of your portfolio in equities.  The basic rule is:  the longer the time until you retire, the more you should invest in equities.


How do I know how much of my portfolio should be in equities?

• Try this general rule of thumb:  multiply the number of years until you retire by two to get to the percentage of your assets that you should keep in equities. 
• For instance, you are 45 years old and have 20 years before retirement.  That means that you should invest 40% of your assets in equity.

Property - moderate to high risk

Property is often the biggest asset in a person's investment portfolio.

Property can keep up with inflation and can be a very effective way of gearing your investment.

This means that by using external financing you can increase the return on your investment.  Debt in the form of a mortgage bond can help you to acquire an asset - and a return on this asset - you would not otherwise be able to afford.

The risk of property, however, is moderate to high. 

Much depends on

• the location of the property and
• the political and economic environment.

One big drawback of this asset class is illiquidity:  the fact that you cannot sell property as quickly as investments in other asset classes. 

For that reason the safest option is to own your own home, but to leave property speculation (a potentially risky business) to the experts.

Bonds - moderate risk

Bonds or gilts can be defined as interest-bearing securities issued by governments or companies in order to borrow money.

In essence, it is an IOU, in which they promise to pay you, the lender,

• interest and
• to pay back your capital sum on a specific date.

This asset class offers a moderate risk. 

• The capital sum that you invest can fluctuate, while
• the interest payments can be higher than on cash.

Cash - low risk

Cash is one investment from which you can never hope to make a fortune, althoug it can safeguard you against losing one.

Cash investments, including bank deposits and money market accounts,

• offer you the assurance of a regular interest income and
• knowing your capital will not be subjected to huge external fluctuations.

But cash also carries risk.  There is no guarantee that your capital sum will be protected against inflation, as this investment does not have any inherent growth potential.

The 4 major asset classes: the building blocks of any investment plan

Any serious investor should have a basic knowledge of the 4 major asset classes and the risk inherent in each:

• Cash - low risk  (For Savings and Protection)
• Bonds - moderate risk (For Income)
• Property - moderate to high risk (For Growth and Income)
• Equities - high risk (For Growth)

Remember this fundamental rule:

The bigger the risk you take, the greater the possible reward or return (growth on capital) you can expect.

The safer your investment and the smaller the risk you take, the smaller the possibility of a great return.

Why do so many people invest themselves into bankruptcy?

Investment is simply the saving of money with the aim of making it grow.

The amount you invest is called your capital.  Investing is therefore the creation of more money through the use of capital.

The trick, of course, is finding the right assets in which to invest.

Why do so many people invest themselves into bankruptcy?

The answer is that they

• invest in dubious or risky products, or
• know too little about themselves and the product or asset classes in which they invest.

What money means to you? Answer 10 simple questions.

In order to really make your money work for you, it is important to try and get

• to know more about yourself and
• your relationship with money. 

Some "money psychology" should help you to deal with your financial affairs in a smart way.

To find out more about your investment orientation and your relationship with money, answer the 10 simple questions below as honestly as possible.  This will also help set the necessary guidelines for your investment portfolio.

Time horizon
Questions 1 - 5

Risk tolerance
Questions 6 - 8

Investment Objectives
Questions 9 - 10

http://spreadsheets.google.com/pub?key=tr9oMvjAsDJvkcPgXdd763A&output=html


Your total score tells you more about yourself.

Less than 10:  You cannot afford to make mistakes
Between 10 and 20:  You are carefully weighing up your options.
More than 20:  You want to grow bigger and better.

Investment Objectives

There are four major financial phases in life:

• a no-strings-attached youth,
• building a family,
• working towards retirement, and,
• retirement itself.

Each depends on how you view

• your lifestyle,
• your financial situation and
• your investment objectives. 

Identify where you are in the cycle and how it affects your financial goals.

Risk Tolerance

Time is not the only factor that affects the risk you take when you invest.

Your own tolerance of risk is an important factor.

Risk is the measurement of your willingness to see your investments shrink in the short-term, even though you know they will increase in the longer term. 

You need to have some idea of your level of risk tolerance.

Time Horizon

What are your major deadlines in life?

 How much time do you have to save and invest before you retire?

Your time horizon is very important when you invest, because compounding works best over a longer period. 

Time and risk are also related. 

If you are young and have many working years ahead of you, you can afford to take bigger risks with your investments than an older person close to retirement.

Be realistic: adjust your investment objectives to fit in with your time horizon and risk tolerance level.

You also have to realise that you need to align your time horizon, risk tolerance and investment objectives. 

You might have a very short time horizon before retirement and a low risk tolerance, you might want to see significant capital growth. 

It is important to be realistic:  you have to adjust your investment objectives to fit in with your time horizon and risk tolerance level.

This also means you will have to find a balance between the risk you are prepared to take and your preferred returns.  Risk and reward are always at opposite end of the scale - the higher the risk, the higher the potential return, and the lower the risk, the lower the expected return.

Therefore, the importance of you knowing more about who you are and how you want your money to work for you at this stage in your life. 

The Aim of Almost Every Investor

The aim of almost every investor is to obtain a combination of safety, income and capital growth. 

Sir John Templeton

The January Effect

Dow is down 3% in January 2010.

Do you believe in the January effect?  I don't.

Three most important personal factors to consider: Your Time Horizon, Risk Tolerance and Investment Objectives

How well do you know yourself

In understanding your relationship with money, what are the 3 most important personal factors to consider?

These are:

1. how long or short a time you have to invest
2. how much risk you can tolerate, and,
3. your investment objectives and whether they fit in with your time horizon and risk appetite.

Cash flow is another important factor to keep in mind when you assess your personal situation.  You need to have a good idea of your cash inflows and outflows and of how to do a balancing act between the two.  That is why a cash-flow needs analysis is such an important part of any financial advice programme.

By knowing more about yourself and where you want to be, you can now use this knowledge to construct an investment portfolio that fits your unique needs: 

• your time horizon,
• your risk tolerance and
• investment objectives. 

In short, you have created an investment portfolio tailor-made, so that your money can work for you.


Related:
Understand what money means to you:  Answer 10 simple questions
http://spreadsheets.google.com/pub?key=tr9oMvjAsDJvkcPgXdd763A&output=html

Asset Allocation:  The Best Way to Minimize Risk of Your Portfolio
http://myinvestingnotes.blogspot.com/2011/01/asset-allocation-best-way-to-minimize.html

Reviewing the Financial Basics of Investment

• Long hours of back-breaking work do not guarantee financial independence.

• You need to work smarter with your money.  Let your money work for you.

• This can be achieved by clever investing and the magic of compounding.  This is the only way in which you can really beat your ultimate enemy, inflation, over the longer term.

A difficult environment - why invest? Take time out to try and understand the nuts and bolts of investment.

Compounding cannot take place without investment. 

It is through clever investment that compounding makes your money work for you.  The two are inextricably linked. 

Investment is closely associated with the ups and downs of financial markets. 

The last few years were particularly bad, as we saw the emerging markets crisis, the bursting of the internet bubble, then the terrorist attacks in the United States and the subsequent war taking their toll on investor sentiment, and the recent subprime credit crisis.  Many investors have seen their wealth being eroded and have become disillusioned with investment in general.

Do not neglect your first priority

One of the big problems is that people think they should invest in equities (also called shares or stocks) despite the fact that they answer 'NO' to all the following three questions:

1.  Can you comfortably cover your living expenses, including food and shelter?
2.  Do you have enough cash for emergencies?
3.  Do you have adequate insurance to protect your family?

The fact of the matter is that these items should be your first priority.  It is only SURPLUS FUNDS that you should invest in the stock market.

The fluctuations of financial markets have not proven that investment is inherently bad.  There is no other option if you want to combat inflation and increase the value of your savings over time.  But political and economic crises do emphasise that:

• You should be clever about investing.
• You should know the investment basics.
• You should get serious about your money and retirement.

Time passes all too quickly.  Take time out to try and understand the nuts and bolts of investment.  Do not allow yourself to run out of time.  Read widely and in doing so, you will arm yourself with the knowledge needed to make your money work for you.

Compounding: your ultimate friend

If inflation is your ultimate enemy, compounding is your ultimate friend.

Einstein even called it the eighth wonder of the world - and being the genius he was, he would have known!

Compounding is the best weapon in your arsenal, the one thing that can make your money grow, despite inflation.

Compounding simply means that the returns on the investment grow too, and not only the capital.  It is growth on growth, or interest on interest.

The longer you invest, the more your money will grow.  That is why time is important, and the earlier you start investing the more you will earn.

Delaying your investments is as bad as not investing at all.

Example of Ann and Peter, two young people.

Ann saves $500 a year.  She starts when she is 15 years old and invests in the stock market for 10 years at a return of 20% a year. After 10 years she stops adding money to her nest egg.

Her friend, Peter, only starts to save when he is 40 years old.  After initially squandering his income rashly, Peter starts saving $40,000 a year for 25 years, also at a return of 20%.

Who do you think has the most money at retirement?

• The total amount of $5000 that Ann had saved over 10 years, gave her a grand total of $22.9 million at the age of 65.
• Peter on the other hand, battled to save a total of $1 million and ended up with $22.7 million.

Neither of them will have any financial problems, but the point is that Ann's money grew for 50 years - twice as long as Peter's did, and with much less effort.

How did Ann achieve this?  Not because of:

• the rate of return:  both earned the same return on their investment, nor
• the capital she put in:  Peter put in far more.

But because of:

• the time factor.  Over time, Ann had growth on her money and on her returns.  Compounding is a winning recipe.