Property investments are capital intensive and
highly leveraged. Typical property financing covers 80% of a property’s
purchase value; in some countries here in Asia, up to 90%. Investors typically
need to save up a substantial amount before making a purchase.
A property investment that has gone sour may take
an investor back several years to recover. Besides the loss in capital, the
opportunity cost is also high; the investor would be priced out of any future
investment in years to come.
Therefore, understanding from the mistakes that
others have made is already half the battle won!
1.
Investing in Future Value instead of Under Value
Why would anyone buy a property at a higher
future price? Beats me.
Yet, numerous investors continue to flock to
swanky showrooms at new launches to buy units that have not even been
constructed yet. They pay prices way above the completed project in the
surroundings. This clearly is paying for future value.
The property development industry within Asia is
typically dominated by a few large organizations. They benefit from large
economies of scale, strong branding and large advertising dollars. These
industry giants are also well connected and often collaborate in joint venture
projects and time their launches to avoid a direct competition. They also
garner strong support from banks and marketing agents to push sales.
Purchasing a brand new launch also provides zero
cash flow to the investor for several years.
Brand new launches command a premium simply
because they are new. Developers sell a lifestyle and a dream to home buyers to
justify those premiums.
2.
Investing in Sentiments instead of Evidence
Are you constantly making your investment
decision by relying on newspaper reports and quotes from property experts? Do
you frequently attend new property launches and seek options of developers and
sales agents? Do you buy because you hear your friends of family members
buying? Do you buy into the notion that property prices always increase so just
buy and hold? Do you think that anytime is a good time to buy property?
If you have said yes to one or more of the
questions above, you may unknowingly be investing in sentiments.
Remember, you should never put your trust in
sources of information where the opinions come with a conflict of interest.
Developers, agents and sales persons would always tell you that anytime is a
good time to buy and property will always go up just hold long enough.
Instead, look at the facts and figures.
Governments regularly publish statistics of home sales, housing starts,
developer inventories, supply and demand data and prices indexes. Study the
micro and macro economic factors in the region and country that you intend to
invest. Understand the property sectors and behaviours.
Property purchases are likely the largest
purchases we will make in our lives. Therefore are you spending a proportional
amount of time to learn and comprehend your investment?
3. Investing
in Capital Gains instead of Cash Flow
Always remember, just like any other markets, the
property market also operate in cycles. Capital gains and losses will occur
during uptrends and downtrends correspondingly. A full cycle from Bull to Bear
and back to Bull again can take anywhere from 3 short years to 10 long years.
Therefore, there is little point in trying to
make predictions of the market direction. Instead, a smart investor would watch
for signs of market stability and search for properties that are undervalued
and give a high and predictable cash flow.
This sustainable cash flow will allow the
investor to stay invested without having to draw on their monthly salaries. Those
with positive cash flow would even be able to build up cash reserves passively
which could be used for emergencies or the next investment.
4. Investing
in the Trend instead of Counter-Trend
A contrarian investor only invests after the
property prices have been driven down due to a widespread pessimism in the
economy and markets. They take opportunity to bottom fish and seek for
properties where sellers are desperate and willing to sell below the market
value. These investors use sustainable cash flow to tide them through uncertain
economic situations.
When there is widespread optimism that drives
prices to unrealistic and unsustainable levels, these investors will sell their
properties and reap their rewards. They then wait patiently for the next cycle
and start all over again.
These investors always buy low and sell high.
They live and breath the Warren Buffet mantra, “be fearful when others are
greedy and be greedy only when others are fearful”.
5. Investing
without an Entry or Exit Strategy
As a final pitfall, many investors enter into an
investment with no clear entry, hold and exit strategy. They have not
considered the question of who are their potential tenants or have no idea who
to potentially sell their properties to. They have not calculated their
recurrent expenses versus rental yield. Bottom line, they have no clear
investment goals.
For most average investors, we usually only have
one shot and property investment, so make that bullet count!
sadsa
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