In this competitive and challenging environment, you have to really careful in every decision especially money decision. I know a lot of you know how to “save” but not many of you know how to invest to get maximum returns with calculated risks. Remember a good investment will add more money into your wealth but “bad” investment will take away your hard work. Bear in mind, earning money is getting tougher day by day and your commitments increasing parallel with your ages. You got not many choices besides earning more with both of your hands and extra time. That why you really have to capitalize your money for maximum returns. Here I will share with you what is the different between unit trust investments against property..
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Unit trust 
Mr Market |
Property 
Mr Property
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For all we know unit trust agent or company is charging 3%-7% at the point of entry. So they are earning their money first before you profit anything you’re your investment. Not only that, on annual basis they will also charge you fund administration fees and agent will get extra commission through “trailer fees” if you don’t realize your fund end of the day. 2. Inflation Never in my entire working life know that unit trust is the tools use to fight against inflation. Some agent might say you can average down your UT investment through monthly investment and by the time you retired you will have so much and so much. But who knows how going to happen next 20 years. Furthermore, did your agents who keep asking you to invest and enjoy dollar cost averaging ever asked you when to sell? No right? So try asking your agent now, when is the best time to sell your investment. 3. Returns and Appreciation Your returns and appreciation is solely base on how good is your fund manager foresight. If he focus wrongly your money might to extra few year to recover but even they did well the most you make is 10%-30% returns. Of course some company will declare dividend or bonus units but how much you can expect from the returns every year? I personally invest RM5.8K when KLCI was about 1000 end of 2008. But when I sold my UT last 2 month when index was at 1150 surprisingly my UT still losing 15%? Why? I don’t want to know since I sold it already. 4. Availability Fund house can increase the numbers of unit in the market anytime (approval from Bank Negara) once it was sold out. The fund house will continue selling through their agent and will capitalize your money to continue invest in the market. Making money or not is not their main concern as they are charging upfront fees. And even if they concern about your retirement fund, my question is, can they consistently achieve 10% returns every year? 5. Factor affecting appreciation UT investment solely affected by government moves and global equity market. A lot of my client who purchase European and China UT last year experiencing at least 70% capital loss. Even market has rebound substantially but the losses never recover. I would say 100% of UT company experiencing losses during the economy meltdown and for your information even “bond” fund also experiencing losses. What happen if your wealth is depend on tomorrow morning news? Can you sleep well? |
1. Agent fees
Agent normally will ask for 2% commission but not from you. The vendor or seller going to pay for it. These you are saving 2% or even more if you can buy below market value property. In unit trust investment you can “never” buy below market value. 2. Inflation All investments guru will agree property is the best tools against inflation. Anyone ever loss money when you dispose of your property? Last few years I heard there is one Singaporean old lady who purchases a unit of bungalow early 1970’s for SD300K. She is collecting SD8K per month rental now. The tenant actually rebuilds her bungalow and extends another 10 years term for her after their proposal to purchase the unit for SD8M has been decline. She is retired comfortably now with SD8K @ RM20K per month with fully settled property worth RM20M. Can your UT investment achieve this return? 3. Returns and appreciation Capital appreciation in property can be huge depending on area and types of property you own. Of course time frame is very crucial. Besides getting slower but firm capital appreciation, you can actually gain from rental collected. So both ways you are winning. One of property I purchase back in 2005 for RM166K now worth RM310K. That is 87% increase over my purchase price but if against my capital injection of RM20K my return will hit 720%!! (RM310K-RM166K divided by RM20K) This is excluding positive rental I have been receiving for the past 4 years. Can your unit trust provide you this return? 4. Availability You cannot Grow Land. None of the human in the world can add another inches of land especially area like Gaya Street, KLCC, and Penang Island. In Penang Island, land is virtually more expensive than GOLD. 5. Factor affecting appreciation Property appreciated mainly affected by surrounding development. I remember few years ago land next to Survey Putatan is valued not more than RM30K per acres. But today the value easily hit RM1M and worst some land owner don’t even want to sell at this price. Definitely property also affected by global equity market but it’s different for KK market and I would say 98% of property is not affected. For instance, few properties launching last 2 month still enjoying 70%-100% take up rate. |
I’m not against any unit trust investment or helping any property agents but whatever I share here is just to notify and hope we can learn for better tomorrow.
- Your Choice
The important things here are to see your wealth growing upward parallel with your hard work. I don’t want to see your hard work when down the drain. Use your common sense when you decide your investment as whatever decision you make today will affecting your wealth tomorrow.
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{ 35 comments… read them below or add one }
You are not really comparing at a fair ground, as in you started with a choice in property in the beginning. Just to even out your article
1. Mutual fund starts at $1,000 and monthly $100, property usually much more than that
2. Mutual fund is for everybody, property is for ‘somebody’
3. You have to learn less entering mutual fund, but you should really learn something before investing in property
4. 5-10% of mutual funds are really bad, 5-10% of property investors made really good money. in mutual fund, all you need is DCA. In property investment, you may need to at least understand the very basic like this article and then take appropriate risk neglecting certain factors mentioned there …
but once managed the knowledge in property investment, its a treasure no one will ever forget.
Hi Mr Tsen,
Thank you for your additional point that I forgot to mention. Even though property need large sum of initial investment but its worth it. Furthermore as I always say if you really want to be continuosly growing rich, property is the best tools. UT is not benefiting investor side most of the time. The objective of the UT is purely depend on global market condition and the return is not solid. Remember “nothing more solid than the ground”. Happy Investing.
You cannot Grow Land.. CK Wong & KH Wong
Mr Tsen,
The point of investment is to make money. So the capital is not the real issue. Further if you invest at RM1K with little potential of earning money do you want? Or even low initial capital of RM100. I think alot of people prefer to invest in more solid assest which is inflation proof and generating consistent return despite economy down turn. Right?
Dear CK,
I agreed with u 100% on investing in property over UT. I have invested in Unit Trust over a period of 17 years but my return never even came near let alone comparable to property . And in some funds i even lost money. If they tell you invest for a longer period to see the result. I am sure 17 years is along time and long enough !!
My dad invested about 300k his hard earn money in UT thru one of the more reputable banks in town 5 years ago. Today he lost about 10 to 15 % of his initial capital . Just like u said , They already earned the agent fee on top of that management fee each year. And Equity market has moved up about since march. I still don,t see he recover his money let alone make any. And if he sell it today not only he lost in his initial sum but inflation has make his money smaller.
And just like you said , My dad agent or my agent , they just concentrate in asking us to buy But never ask us or advice us to sell at high price and reentry again when the price down . So again , we have to learn abt the market ourself,,,, ? am I right ? So if the answer is yes ! Then why not i invest directly in the share market myself ?
I want to add here, inflation is good for property . In property it,s the increased of the cement price, labour cost, steel price and fuel price that push up the value of property that you already owned. can you inmagine my dad bought a porperty with his 300k 5 years ago?
To all my learned friends that read this blog and I think CK has done a fair comparison, i have just share my real life experiences and i don’t think i would want to invest any more of my money in UT.
Cheers
Azlan
Hi Azlan,
Life is all about how early you wake up. As chinese people always say..early bird got worm to eat…Happy Investing.
You cannot Grow Land..CK Wong
haha…nice proverb there CK Wong…
hmm..i have been hearing a lot of negative comments about UT recently.. As u have showed in detail on the differences of UT and Properties, it makes sense now.. (It is so nice of u to share the experience on UT, Azlan).
But, why do UT agents speak so positively abt UT eventhough UT had disadvantages? As Mtsen said, DCA is the investment technique of UT which recommended by my own UT agent. I wonder whether these agents get some commission through DCA? Yes, 17 years is a very long time Azlan..try checking out the article about mutual funds at KC Lau’s blog..that’ll explain the fund’s failure.
Shall i reduce my investment portion for UT and divert it to properties? It’ll allow me to accumulate capital faster for my next property. Looking forward for your opinion on this CK Wong.
With regards,
HaRiN JB
Hi,
Property not the faster tools to accumulate wealth..but it does help you in building “SOLID” and continuous growing asset. UT investment might not be our choices once you tasted property. Bear in mind, at the end of the day its not the matter of how much money you need to invest but its how much you can make from your capital that make all the different. Happy Investing.
You cannot Grow Land..CK Wong & KH Wong
Agreed that UTs are less favorable than properties, except those PNB’s ASB, ASW2020, AS1M, etc. which can deliver up to 7-9% annual return without agent fees. If Azlan’s dad had deposited RM300k in ASB, in 5 years that money would be RM 461,587.00 based on compounded interest. However the capital of 300k is very high as compared to CK’s 20k capital to buy that condo; both of which earn same profit…hmm…but there are many downsides to properties as well. For one thing, not all properties excalate in prices. CK’s personal experience is certainly a pleasant one, a good story, but there are definitely some which value don’t grow and much slower than ASB or the 3.5% bank FD. If you consider bank loan interest, etc, for these less successful properties…you will end up about the same as FDs.
Speculative properties buying are nothing new, some success stories have people become instant millionaires due to their properties values go up so much. Eg. many people who bought Duta Tropical at Dutamas at developer’s price of around RM1.5million few years ago have to be millionaires now due to that properties price have jumped to RM3.6 million and above. The capital cost of acquiring RM1.5million is relatively cheap, at RM150k downpayment and about RM30-40k legal and MRTA, thus total of RM200k of forefront cash. Thereafter, it is only serving the loan installment of about 8k per month or so…so at RM3.6 million latest price definitely delivering huge profit somewhere.
I personally not in favor of cheap properties as I cannot afford too much time to manage them, bank loans, etc etc. But 1 or 2 solid or landed properties at Mont Kiara or Sri Hatarmas would be ideal and certainly can bring high hope in capital gains.
But to spend S$300k for a bungalow in Singapore in 1970 could be considered very expensive as well and similar house in the heart of PJ then could also be purchased at RM100k. But one bottle of coke was only 30 sens, or 10sen for a cup of coffee. So, why pick up the extreme example as any house you buy now would have multiple in values after 39 years! In the same argument, if you put RM1000 in a fixed deposit 40 years ago, would be a lot now too….land cannot grow but it’s increase in values can be fast and can also be slow…investment is always a challenge
Hi,
Thank you for your sharing. I always remember what my dad told me.. your decision today will affect your future. So make wise spending decision as its will determine your financial destiny tomorrow. Happy Investing.
You cannot Grow Land.. CK Wong & KH Wong
The biggest room in the life is the room of improvement . Over that period of time I also diversified myself into different segment of properties and have multiply my assets way beyond what UT can give me. I do not blamed my UT agent . In fact the very first UT agent that asked me to invest there is a very good friend of mine. And we remained as good friend till today.
ASB. Yes I agreed ASB is a “no brain” investment plan that can give you a very handsome and return of 9 plus % . . No agent fees, since it’s a closed ended fund, it’s par value remained as RM 1 per unit . For anyone who is qualify and at a age of 25. If you invest RM100k and don’t touch it. You will retired as a millionaire.
For High end property. Singapore is 5 times more expensive than KL. So if you take that SD300k divided by 5 it’s SD60K and if I using the exchange of those day maybe around (RM1 = SD1) and in ringgit terms that Singapore house is worth on RM60k. So it’s comparable to the house in PJ. I know this is a very silly way of comparing ! Just sharing my thought..
Cheers
Hi Azlan,
I like your words “No Brain” strategy in ASB. I fully agreed with that. Sometime when I think back, our 1Malaysia is not really 1Malaysia. Its like “Banyak Malaysia”. Anyway its not my cup of tea to talk about politics here. Talk about property in Singapore, we are much much behind them. Just talk about our currency will do… its RM2.5 vs SD1. Our government is virtually 2.5times less “clever” than Singaporean government. What to do maybe we don’t have enough technology. In more positive words,we still have 2.5 times improvement needed to catch up with Singapore which they don’t have:).. Happy Investing.
You cannot Grow Land..CK Wong & KH Wong
“I don’t want to know since I sold it already.” in item No.3 above.
It’s just like a student who failed an exam but doesn’t bother to find out why he/she failed since it’s already failed.
This is not the right attitude on learning / investment as well as showing he/she is an irresponsible student / investor.
Do you really understand Mutual Funds? Please get books like “CliffsNotes Investing in Mutual Funds”, “Mutual Funds For Dummies” and “Morningstar Guide To Mutual Funds”. You will learn something from those books.
I’m not any mutual fund agent. I’m just someone who saves in MF like millions or billions of ppls around.
Honestly, I do earn some. I get a average of 20% of return. I started saving in MF 7 years ago. Yes, I experience some paper lost(not actual lost) too last year but it has all recovered now. The idea is value cost averaging. Buy even more when the market is low. Afterall it’s just saving.
I don’t bother to pay service charge to MF company if they can growth my money.
Do you know that not everyone has few hundred thousand to invest in property but everyone will sure has one thousand to invest in MF. If you get a loan from bank, you have to pay expensive legal fees + other fees. And if you sell your property in within 5 years, you have to pay penalty to the bank.
Let say, u pay 10% for a house that cost $800,000 and you get a loan from bank for the remaining 720,000.
Initial investment $80,000
Penalty if sell within 5 years, $720,000 X 2.5% = RM18,000
If you sell your property in 4 years time for $36,000 , you get less than half bacause of those expensive bank and misc charges.
To all readers, pls consider again.
Mutual Fund..
Initial investment $80,000
service charge $80,000 X 6% = RM4,800
Let’s think conservatively that we only get 8% of return* annualy.
1st year $80,000
2nd year $80,000 X 8% = $6,400
3rd year $86,400 X 8% = $6,912
4th year $93,312 X 8% = $7464.96
Total earning: $20776.96
*Earning is strictly based on what investor invested, which is $80,000 and not amount after deduct service charge.
What if market is doing really good and the earning is 10% or 15% or maybe 20%. It’s possible and I’m sure every investor is happy with that. Who cares about the initial service charge of 6% when you get such a high return.
Pls understand that Mutual Funds imposed service charge because they hired an experience Fund Manager to manage the investment. If you think that you are good enough to do your own investment, pls go to share market.
Investing in property require experience too. Location is one of the extremely criteria. Does everyone know how to choose the right property? Does your property really appreciate over time? I have some property too but I’m stuck because of inexperience of choosing the right property to invest.. sigh…. I can’t sell cause I do not want to lose money. Luckily I do no need money urgently right now.
Ppl losing in Mutual Funds is simply they are making Mutual Funds as a gambling vehicle. The do not use it as a saving tools. Pls study Dollar Cost Avaraging and Value Cost Averaging. You will find the answer. I constantly refer to Kclau.com to find tips on investment. He’s sure a smart financial planner to follow.
Pls really use your common sense when you decide your investment as whatever decision you make today will affecting your wealth tomorrow.
HI,
Thank you for your sharing. I’m still not well convince on your statement. All rich men surrounding me..I repeat.. all rich people surrounding me make it through property. Definitely not Mutual Fund…Its not the vehicle to use to make your wealth grow faster than inflation. By the way what is 8% nett means nowdays?? And pls be advise that bank penalty can be waive..are you aware of that? Legal fees can be discounted depending on how good is ur relationship with the lawyer. There is so many thing you can get it cheaper. Total acquired cost can be easily lesser than RM20K per property. That why I always say, “property” is richman games in the near future. But the most important is I dont need RM1M to make my another RM1M..Happy Investing.
You cannot Grow Land..CK Wong & KH Wong
Hi,
I agreed that property is a rich man game. That’s why I mentioned not everyone can invest in property but at least one could park their saving temporary to accumulate enough money. I paid my bank penalty when I refinance my house last year. Certainly penalty is not waiveable, I talked to bank previously. It’s written black and white on loan agreement and I have to pay for that
I checked with lawyer too. Legal fees is legally not discountable. It’s control by somesort of lawyer association. In order for a good lawyer friend of yours to do everything for you for free, he has to apply through that association(not necessary will approve unless you are his relative). If one manage to persuade their lawyer friend to gave some illegal discount, someday the lawyer will go into trouble. Not everyone is so lucky to have a lawyer friend. Mutual Funds will not make someone rich in short time. It’s a savings more than an investment. Ppl misuse this tools and when they lose money, they blame the tools rather than their own greed. Mutual Funds did help a lot to plan their retirement funds, education funds, etc.
Hi,
Then too bad for your side then. We manage to get very very affordable legals fees for whatever property I bought. My friend, I never say refinancing you can get discount. What you mention earlier is “property Sold” within 1st 5 years. Of course if you refinance you need to pay full amount of penalty:) I also pay. Its part of the rules in property. Anyway read more how the rich getting rich using property. How they are different from Unit trust investor? How strong is their assest compare to yours? Happy Investing.
You cannot Grow Land.. CK Wong & KH Wong
What MTSen mentioned above is true. You need a wide knowledge to invest in property while Mutual Funds you just treat it as a saving. I never think that I could become rich by investing in mutual funds but certainly I could accumulate some wealth by saving consistently.
From the page below, you will read that property investment involve incredible risk.
http://ezinearticles.com/?Property-Investing—Why-Risk-It?&id=3009735
And from http://www.chalk-n-cheese.com/property-estate/article1351.htm , you learn how to reduce risks
1) Speak to your city officials to find out the population projection for your desired investment market.
2) Use the Internet to do as much research as possible.
3) Put together a team of professionals. Realtors, lawyers, mortgage brokers, appraisers, property managers etc.
4) Read your local paper.
5) Tour the area and pretend as though you were a resident there.
Do you think it’s easy to do above? This are just basic to do. There are more to research on property. Did you perform above when you deal with your “investment”. Best of luck to you.
I found this too from australia site, http://www.moneymorning.com.au/20090903/why-property-is-now-riskier-than-shares.html
Tips of the day!.. Never treat Mutual Funds as a investment.. Treat is as a saving.
Hi,
I agreed to what Max mentioned in his opinion. I belongs to low income group. I work as an admin personal in a small office. I do not have so much of money to invest in property and the only choice I think to save money is unit trust and the return is reasonable compare to FD. Thanks Max for sharing.
Hi Azlan, I think what Max mentioned has some truth in it. Your father is hoping to get return by throwing one lump sum into Mutual Funds. This is like investing in share market. DCA is a good way to save money in Mutual Funds.
Let make an illustration, say your dad is putting 100K in a certain fund when the price is 40 cent. The market is not doing so well that the price per unit drop to 20 cent. Yes, it seems that your father did lose a lot here. But if he apply DCA, he invested another 100k with 20 cent per unit and later another 100K when the price is 25 cent.
$100,000 to buy 0.4 = 250000 units
$100,000 to buy 0.2 = 500000 units
$100,000 to buy 0.25 = 400000 units
Average cost per unit is $300,000 / 1150000 units = 0.26 or 26 cent
Let say after 2 years, the price per unit rise and it’s 45 cent.
with 11500000, you sell it for 0.45 and you get $666,666.67
You earn $366666.67 which is equalvalent to 45%.. wow.. can’t believe it.
In order to minimize risk and maximize profit, do your on research.
Daphne
Hi Daphene,
At the end of the day, success ratio count for all..so far I never heard anyone make it rich through Unit Trust yet. Happy Investing.
You cannot Grow Land.. CK Wong & KH Wong
CK,
Thanks for your advice. I do not make a lot of money from my working. I just want to save my money in a counter where I could get return higher than FD and bond during my retirement. There is no way I could invest in property in another 5 or 10 years. FYI, I’m staying at Penang where all apartment/condo is sell high. Furthermore, a friend of mine bought a unit and the project abandon. She still have to pay the bank until now. I can’t take such a risk. I have a family to take care.
Hi,
Please invest with calculated risk. Try to capitalise all your resoures especially your FD, Saving, & EPF to buy property. Cash is the worst investment that I know. Please do not keep your assest in cash term. Die Die also must invest some into property…completed property of course. Happy Investing.
You cannot Grow Land..CK Wong & KH Wong
Ok ,guys. There is no right or wrong answer here! I guess most of our elderly investor create wealth through properties as there were not much unit trust investment in the last 50 years. Try convince Li Ka Shing or our forefathers on unit trust investment and probably they will show you the nearest exit at their office. Only those “young and dynamic” investor at the age around late 30′s tend to invest in Unit trust as they are well exposed and informed on the pro and con of that products. Furthermore, the young turks have more time horizon to play with unit trust as they can afford to make mistake at the young age. Besides, investing in tangible products such as properties will give an investor , an aura of excitement and satisfaction; “the measurement of sucess in life” so to speak.
Another reason why properties are preferable becoz “the longer you hold,the more likely it appreciates” unlike unit trust as “the longer you hold, not neccessary it appeciates “. But the success formula in any equity investment is to invest every 3 months (rain or shine) and go for dollar cost averaging .Another advantage of unit trust investment is small time players can afford to invest and yet have a chance to be a financial freedom in the future.
Hi,
Li Ka Sing is good at investment especially when every hair grow white will add him another few millions. Compare to us every hair grow white we only add few thousand into our portfolio or worst might be minus our wealth. At all time we are learning from the best and the best is proven by people who DID IT. Its all about personal decision. When time come, all the numbers under your wealth will show.So no point argue here..Happy Investing.
You cannot Grow Land..CK Wong & KH Wong
Daphne, you can start property investment in a small scale. Why go for high end? its important to know how to calculate the ROI and always buy with a calculator at hand.
scout for something below 100k, densely populated areas. Can never go wrong. Don’t have to think in millions. Take it a step at a time.
Hi,
That is the myth of the beginner.They always believe to start property they need huge capital but in deed sometimes they need less than expected. Some of my properties use less than RM10K to own it. So please remove this myth. Happy Investing.
You cannot Grow Land..CK Wong & KH Wong
Cool ! Just in 1 day 14 entries into this topic. It must have created such an interest to our readers.
For those who favoured UT , I respect you. As a few have mentioned that you used it as a SAVING TOOL ! Indeed it a saving tool !
Hi,
That is what 90% of the people do..that why rules 10/90 rules always apply. Only 10% of the people around us are RICH & WEALTHY. Happy Investing.
You cannot Grow Land..CK Wong & KH Wong
Hi CK,
I guess not all will be Robert kyosaki, Donald Trump or Robert Allen. Or even a small version of any of the three.
In order to have stable society you need workers, sweepers, cleaners, fishermen, farmers , saver , including UT saver, property investors, CEO, Manager, admin staff …… etc.
End of the day there’s no right or wrong, as long as you are happy and contented with what you have, that’s is important.
Cheers
hi Azaln,
I fully agreed. That why the market is always filled with 10% of the wealthy people while the rest is continuosly working hard building solid assest for this group..:) Happy Investing.
You cannot Grow Land..CK Wong & My Father
I was approached by an insurance agent who questions me why i want to invest in properties for rental income. The argument is: UT gives us an interest 6% outright while property mortgage with the bank charges us 4%. Thus to break even with UT, we need to have at least a yield of 10% from rentals.
Come to think of it, he is talking sense.. what’s your comment?
Hi,
He is right. But my friend, you must remember your rental here is not come from your own pocket. Its from tenant pocket..:) Even though bank is taking their interest portion but you still have the appreciation value over times.. Think carefully how is the flow of the rental/interest work..Happy Investing.
You cannot Grow Land..CK Wong & My Dad
aiyoyo.. u orang bodoh la.. why susah susah go buy property or unit trust.. lawyer, bank, whatever agent earn our money from all this.. i every month go genting casino, win every time.. easier n enjoy, hahaha.. dun be stupid la..
Susie, you will never win in gambling. 1 out of 10 chance.
if you win this week, you will lose it all the next 10 weeks. believe me, i had been there. its all the same. if I had 10k to spent in genting, I should be ready to lose it all on the table.
anywhere gambling is a no-brain game.
Hi Joe,
Some people will try their best to NOT USE THEIR BRAIN. So they are helpless..Let it be.. Happy Investing.
You cannot Grow Land..CK Wong & My Dad
Hi CK, wow…. sorry for the late entry, being fascinated by all the opinions stated here.
. You did a good job, by doing this comparison, you are making everyone think…. I suggest to some of the reader’s to read ‘increase your financial IQ by robert T. kiyosaki’. Well… for those who want too…..Keep up the GOOD WORK CK… BY educating me and others who want to learn from someone who has done it.
Have a wonderful year always….
Hi,
All I can say is..property is the only tools to fight against inflation…we are not dreaming to become super rich here..but just want to make sure all our hard earn money is well capitalise. I always expect my employees (my money) to earn more than my hardwork. If I need to spend more time to earn more money..what is the point?Right? My friend just pass away on 05-12-09 because of cancer. He only found out the desease last week..After calculating his networth..we found out that he got few properties worth millions. Nothing he did right except purchasing and collecting right property last few years. He leave with pride and extra cash but not with full of debt..I’m really proud of him. Happy Investing.
You cannot Grow Land..CK Wong & KH Wong