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On this episode of The nestegg Podcast, host Maja Garaca Djurdjevic and three experts discuss the latest in equities, property investing and super.

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Steve Waters, director of Right Property Group, chats about the booming property market, including the low supply and high demand, and why this is the most dynamic market he has seen for years. 

RMIT’s senior lecturer of finance, Dr Angel Zhong, talks about ethical investing, what it is, whether it delivers superior returns, and how to implement ethical investing as a retail investor.

And lastly, tax and super guru Timothy Munro gives his thoughts on why upping engagement with your super fund is key for your future wealth. 

  

Have a question for our experts? Get in touch at [email protected] and you might get featured on the next episode.

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On this episode of The nestegg Podcast, host Maja Garaca Djurdjevic and three experts discuss the latest in equities, property investing and super.

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" ["alias"]=> string(63) "seeking-property-based-income-without-direct-property-ownership" ["introtext"]=> string(407) "

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In the current low-rate environment, Australian property has emerged as a popular investment option for investors seeking competitive income. With the aid of low-interest rates, government incentives, economic stimulus, and a shortage of rental accommodation, it’s no wonder why, as strong property growth is predicted into 2021. 

However, direct property investment is both intricate and involved. As you near retirement, choosing a property and organising its ongoing management, navigating tax implications and covering out-of-pocket expenses may not suit your financial goals or investment strategy. 

If you’re seeking to earn property-based income without direct property ownership, an unlisted property trust may be an investment option for you.

Read on as we discuss key features of unlisted property trusts and factors to understand when considering if an unlisted property trust could suit your investment portfolio.

What is an unlisted property trust?

Unlisted property trusts aim to provide a low-maintenance property investment alternative which generates regular income, without the responsibilities that come with direct property ownership.

When you invest in an unlisted property trust, you are simply purchasing units in the trust. The Trust, managed by a professional fund manager, will purchase a property or property assets and control its ongoing management for you. The Trust aims to distribute income, generated via rent from long-term leases to tenants and other investments, to you and other investors via regular distribution payments. 

Your initial capital remains in the trust until the property is sold or a withdrawal offer is made by the trustee. At the end of the investment term, the asset is sold and any profits after fees and expenses are distributed on a pro-rata basis, depending on each investor’s unit holdings.

What are the potential benefits of investing in a property trust?

Property trusts may be included as part of a diversified portfolio for many reasons. Depending on your personal portfolio, financial goals and risk tolerance, benefits of property trusts may include:

1. Regular income

Unlisted property trusts aim to provide you with a regular and competitive distribution income during the life of the trust – so you can focus on the things that matter most. However, distributions are not guaranteed, nor is the return of initial capital invested. 

2. Professional management

Unlisted property trusts are professionally managed by a fund manager, so you can earn regular returns on property without having to lift a finger. 

The trust’s fund managers leverage their expertise in investment and property to source and acquire properties that meet its investment and risk management criteria, and take care of its ongoing management, such as maintenance, administration, rent collection, and unexpected expenses.

3. Access to property and critical diversification

By pooling your money with other investors in a property trust you may gain access to benefits that may not have been achievable on your own. 

You may gain access to properties without the significant upfront capital that would have been required had you purchased the property or properties on your own. The greater pool of capital may also enable the trust to acquire several properties within its portfolio, providing you with a critical level of diversification you may not have been able to achieve on your own.

4. Opportunity for capital growth 

You may also receive a ‘capital gain’ on your original investment if the value of the assets in the unlisted property trust, net of fees, have increased upon sale. If they have decreased, it may result in a capital loss.

What to consider when looking to invest in an unlisted property trust 

Think an unlisted property trust might be an investment option for you? Read on as we discuss five features of any property trust to consider before making an investment decision. 

Management

The decisions made by the fund manager will directly impact how your money is used to generate returns – so it’s important you choose an unlisted property trust that is managed by a strong fund manager. Traits of a strong fund manager may include: 

• Experience: your fund manager should have developed an in-depth understanding of how the market and property trusts work, so they’re well placed to make calculated investment decisions in your best interest. 
• Discipline: the ability to adhere to their investment mandate, criteria, and representations to investors. 
• Proactive risk management: the ability to identify risks and proactively manage their impact on returns. 
• Customer service: proactive communication about the trust and your investment.

Property type

The class of property or properties held within the trust’s portfolio, such as residential, commercial, office or industrial, plays a large role in its overall stability and performance. 

Different property classes are exposed to different demand, market and economic trends, risk, lease terms, liquidity and investment goals, and all have their own risks and benefits. It’s important you ensure the property classes and property types included in the trust’s portfolio align with your personal circumstances and investment goals.

Tenants

A property trust’s cashflow is heavily dependent on rental incomes. Therefore, the credit quality of the tenants and the duration of the leases is critical to the trust’s ongoing performance and value. Longer-term leases generally provide more income security to investors as the income is secured for a greater time period. 

Liquidity

Unlisted property trusts are illiquid by nature. It’s important you always take your cashflow requirements into consideration when planning to invest in a property trust and understand the timeframes of the trust you are investing in.

Gearing

It’s important to be aware of the level of gearing in a property trust. To purchase properties, many property trusts raise some capital from investors with the remainder funded via debt, often secured by one or more mortgages over the properties. Higher gearing ratios generally indicate that a fund has a higher degree of financial leverage and is generally more susceptible to downturns in the economy and the property cycle. 

We recommend that you seek independent financial advice and read the trust’s offer document to ensure these factors align with your personal portfolio, financial goals and risk tolerance. 

Learn more about investing in Trilogy's range of property trusts, mortgage trusts and diversified income funds.

This article is issued by Trilogy Funds Management Limited ACN 080 383 679 AFSL 261425 (Trilogy) and does not take into account your objectives, personal circumstances or needs, nor is it an offer of securities. Investments in Trilogy’s products are only available through the relevant PDS issued by Trilogy and available at www.trilogyfunds.com.au. All investments, including those with Trilogy, involve risk which can lead to loss of part or all of your capital or diminished returns. Investments with Trilogy are not bank deposits and are not government guaranteed.

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On this episode of The nestegg Podcast, host Maja and three experts discuss the latest in equities, property investing and super.

Write comment (0 Comments) " ["fulltext"]=> string(1351) "

Steve Waters, director of Right Property Group, addresses the booming property market and why he believes stock is due to increase over the next couple of weeks. Steve gives his thoughts on the most buoyant markets and offers tips to those looking to enter the property game.

RMIT’s senior lecturer of finance, Dr Angel Zhong, talks about Musk’s incredible market influence and what’s happening to bitcoin. She also offers up her predictions for bitcoin’s future and touches on the GameStop saga, which has seen US lawmakers interrogate key players.

And lastly, tax and super guru Timothy Munro gives his thoughts on Your Future, Your Super reforms and whether the government should consider enabling Aussies to access their super savings to purchase a house.

  

Have a question for our experts? Get in touch at [email protected] and you might get featured on the next episode.

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On this episode of The nestegg Podcast, host Maja and three experts discuss the latest in equities, property investing and super.

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The nestegg Podcast is back in a new format, bringing together a panel of experts to help you boost your personal wealth.

Write comment (0 Comments) " ["fulltext"]=> string(975) "

Our show will feature three experts in three different branches of wealth building – equities, property investing and super.

Joining us every fortnight are Steve Waters, director of Right Property Group; RMIT’s senior lecturer of finance, Dr Angel Zhong; and tax and super guru Timothy Munro.

On this week’s episode, our host Maja Garaca Djurdjevic and our experts chat about GameStop, the property boom and the latest SG increase dispute.

 

Have a question for our experts? Get in touch at [email protected] and you might get featured on the next episode.

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The nestegg Podcast is back in a new format, bringing together a panel of experts to help you boost your personal wealth.

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As a retiree your financial goals and investment strategy are unique, and may vary significantly from other age groups. At this stage of life, income generation and low maintenance are two features that are often considered paramount when seeking an investment option. 

If you’re seeking an income-focused property investment to add to your portfolio, but don’t want the responsibility of direct ownership, an Australian-based mortgage trust may be an option for you. 

Mortgage trusts aim to provide investors with a low-maintenance investment alternative that provides competitive income and, depending on the type of trust, portfolio diversity. Read on as we discuss key features of mortgage trusts and factors to understand when considering investment in a mortgage trust. 

What is a mortgage trust?

Mortgage trusts are designed to generate income for investors, derived from borrowers’ repayments, interest, fees and income from loans secured by mortgages over property as the primary security. These loans may be used for land subdivision projects or by a borrower undertaking construction of a property development. 

Distributions (net of fees) may be paid monthly, quarterly, or annually, depending on the trust, and some trusts offer two options for payment of distributions – cash payments or reinvestment of the distributions. 

Types of mortgage trusts

When investing in a mortgage trust, there are two main types of mortgage trusts to consider: pooled and contributory trusts. 

In pooled mortgage trusts, investor funds are ‘pooled’ together and used to provide loans to borrowers to finance property development projects. As a result, investors receive distributions based on the overall income of all mortgages within the trust. 

In contributory mortgage trusts, investors can decide which specific mortgage(s) within the trust to invest in and receive distributions based only on the income derived from those specific loans.

Below are typical characteristics of these two types of mortgage trusts.

Pooled mortgage trust	Contributory mortgage trust
Your investment is diversified across a range of mortgages, and other assets.	You decide which mortgage you invest in.
Income from the pool of mortgages, plus other trust income, is distributed to all investors based on the number of units they hold in the trust. (Investors in a mortgage trust are issued ‘units’ in the trust based on the amount they invest in the trust.)	The mortgage you invest in might generate a different return from other mortgages within the fund.
Investors share the risk associated with each of the mortgages in the pool.	You’re exposed to the risk of only the mortgage(s) you choose to invest in.
You can withdraw some or all of your capital subject to the trust’s liquidity (a notice period is usually required).	You can only receive your capital when the loan is repaid. This may be in tranches or in one lump sum.

 

Which type of mortgage trust is better suited for you?

Pooled and contributory mortgage trusts both their advantages. The option that is best for you will depend on your personal portfolio, financial goals and risk tolerance. Below, we list some key considerations when choosing which mortgage trust may be more suitable for you. 

Professional management

Pooled and contributory mortgage trusts are both managed by a professional fund manager, who will source, acquire and manage the investment – so you don’t have to. 

Income

For investors seeking income, both mortgage trust options are designed to pay regular distributions. The level of yield, however, will vary depending on the performance of the individual trust or specific mortgage.

Yield versus diversification

By allowing greater discretion over which mortgage you invest in, contributory mortgage trusts may achieve higher yield, but are also exposed to concentration risk. Alternatively, pooled mortgage trusts enable diversification across borrowers and property type as they have a larger number of loans in the portfolio, each with their own risk profile. For example, a pooled mortgage fund may have loans across various geographic locations, property sectors (e.g. residential, commercial, industrial), and/or loan sizes. 

Liquidity

In pooled mortgage trusts you can withdraw some or all your capital subject to the trust’s liquidity after a required notice period. In contributory mortgage trusts, you can only receive your capital when the loan is repaid. It’s important you always take your cash-at-call requirements into consideration when planning to invest in a mortgage trust.  

What to consider when looking to invest in a mortgage trust

It’s important to evaluate key features of any trust before deciding to invest to determine if it is a responsible investment. Below, we discuss four features to consider when looking to invest in a mortgage trust.   

• Type of loans 

The type of loans included in a mortgage trust may significantly affect its risk profile; based on the property sector, current market demand, stage of the property market cycle, and risks associated with the borrower. To reduce risk, some mortgage trusts diversify the loans in the trust over properties at various stages of property construction and development, or land subdivision projects. 

• Loan-to-Valuation Ratio

The Loan-to-Valuation Ratio of the mortgage(s), which is used to describe the lending risk assessment, is calculated as a percentage of the loan amount, compared to the appraised value of the property. 

Mortgages with lower LVRs are generally considered lower risk to the lender. This is because the ‘excess’ value of the property over and above the loan amount provides a buffer that can help protect the lender in the event of a loan default, which could potentially result in a forced sale of the property for a lower price than expected, as well as additional interest and other fees and costs. 

• Geographic spread

The status of the property market in Australia differs between states, sometimes even regional and different parts of our capital cities. Depending on their position on the property cycle clock, some states may find themselves in a downturn, whilst others a boom. 

Mortgage trusts with geographic diversification spreads this risk across various property markets reducing the risk of one market not performing and therefore minimising investors’ exposure to any diluted returns.

• Investment & portfolio management  

An experienced investment manager underpins the success of any investment as the decisions they make impacts the way the trust’s portfolio is managed and ultimately, the returns it provides to investors. Traits of a strong fund manager may include: 

• Experience: your investment manager should have developed an in-depth understanding of how the market and mortgage trusts work, so they’re well placed to make calculated investment decisions in your best interest.
• Discipline: the ability to adhere to their investment mandate, criteria, and representations to investors.
• Proactive risk management: the ability to identify risks and proactively manage their impact on returns.
• Customer service: proactive communication about the trust and your investment.

We always recommend investors obtain, read and understand the relevant Product Disclosure Statements and seek advice from a licensed financial adviser before investing.

Learn more about investing in Trilogy's range of mortgage trusts, diversified income funds and property trusts.

This article has been prepared by Trilogy Funds Management Limited ACN 080 383 679 AFSL 261425 (Trilogy) and does not take into account your objectives, personal circumstances or needs, nor is it an offer of securities. Investments in Trilogy’s products are only available through the relevant PDS issued by Trilogy and available at www.trilogyfunds.com.au. All investments, including those with Trilogy, involve risk which can lead to loss of part or all of your capital or diminished returns. Investments with Trilogy are not bank deposits and are not government guaranteed.  

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"Image Caption / Video description" ["name"]=> string(31) "image-caption-video-description" ["checked_out"]=> string(1) "0" ["checked_out_time"]=> string(19) "0000-00-00 00:00:00" ["note"]=> string(0) "" ["state"]=> string(1) "1" ["access"]=> string(1) "1" ["created_time"]=> string(19) "2020-06-25 16:29:55" ["created_user_id"]=> string(4) "2351" ["ordering"]=> string(1) "2" ["language"]=> string(1) "*" ["fieldparams"]=> object(Joomla\Registry\Registry)#5573 (3) { ["data":protected]=> object(stdClass)#5576 (2) { ["filter"]=> string(0) "" ["maxlength"]=> string(0) "" } ["initialized":protected]=> bool(true) ["separator"]=> string(1) "." } ["params"]=> object(Joomla\Registry\Registry)#5575 (3) { ["data":protected]=> object(stdClass)#5578 (10) { ["hint"]=> string(0) "" ["class"]=> string(0) "" ["label_class"]=> string(0) "" ["show_on"]=> string(0) "" ["render_class"]=> string(0) "" ["showlabel"]=> string(1) "1" ["label_render_class"]=> string(0) "" ["display"]=> string(1) "2" ["layout"]=> string(0) "" ["display_readonly"]=> string(1) "2" } ["initialized":protected]=> bool(true) ["separator"]=> string(1) "." } ["type"]=> string(4) "text" ["default_value"]=> string(0) "" ["context"]=> string(19) "com_content.article" ["group_id"]=> string(1) "2" ["label"]=> string(33) "Image Caption / Video description" ["description"]=> string(0) "" ["required"]=> string(1) "0" ["language_title"]=> NULL ["language_image"]=> NULL ["editor"]=> NULL ["access_level"]=> string(6) "Public" ["author_name"]=> string(18) "Jeremiah Sebastian" ["group_title"]=> string(22) "Summary points + video" ["group_access"]=> string(1) "1" ["group_state"]=> string(1) "1" ["group_note"]=> string(0) "" ["value"]=> string(0) "" ["rawvalue"]=> string(0) "" } [3]=> object(stdClass)#5846 (32) { ["id"]=> string(1) "3" ["title"]=> string(6) "Status" ["name"]=> string(6) "status" ["checked_out"]=> string(1) "0" ["checked_out_time"]=> string(19) "0000-00-00 00:00:00" ["note"]=> string(0) "" ["state"]=> string(1) "1" ["access"]=> string(1) "1" ["created_time"]=> string(19) "2020-06-20 01:45:26" ["created_user_id"]=> string(4) "2351" ["ordering"]=> string(1) "3" ["language"]=> string(1) "*" ["fieldparams"]=> object(Joomla\Registry\Registry)#5577 (3) { ["data":protected]=> object(stdClass)#5583 (1) { ["options"]=> object(stdClass)#5581 (2) { ["options0"]=> object(stdClass)#5580 (2) { ["name"]=> string(8) "Inactive" ["value"]=> string(1) "0" } ["options1"]=> object(stdClass)#5582 (2) { ["name"]=> string(6) "Active" ["value"]=> string(1) "1" } } } ["initialized":protected]=> bool(true) ["separator"]=> string(1) "." } ["params"]=> object(Joomla\Registry\Registry)#5579 (3) { ["data":protected]=> object(stdClass)#5585 (10) { ["hint"]=> string(0) "" ["class"]=> string(9) "btn-group" ["label_class"]=> string(0) "" ["show_on"]=> string(0) "" ["render_class"]=> string(0) "" ["showlabel"]=> string(1) "1" ["label_render_class"]=> string(0) "" ["display"]=> string(1) "2" ["layout"]=> string(0) "" ["display_readonly"]=> string(1) "2" } ["initialized":protected]=> bool(true) ["separator"]=> string(1) "." } ["type"]=> string(5) "radio" ["default_value"]=> string(0) "" ["context"]=> string(19) "com_content.article" ["group_id"]=> string(1) "2" ["label"]=> string(6) "Status" ["description"]=> string(0) "" ["required"]=> string(1) "0" ["language_title"]=> NULL ["language_image"]=> NULL ["editor"]=> NULL ["access_level"]=> string(6) "Public" ["author_name"]=> string(18) "Jeremiah Sebastian" ["group_title"]=> string(22) "Summary points + video" ["group_access"]=> string(1) "1" ["group_state"]=> string(1) "1" ["group_note"]=> string(0) "" ["value"]=> string(0) "" ["rawvalue"]=> string(0) "" } [5]=> object(stdClass)#5849 (32) { ["id"]=> string(1) "5" ["title"]=> string(22) " Essential information" ["name"]=> string(21) "essential-information" ["checked_out"]=> string(1) "0" ["checked_out_time"]=> string(19) "0000-00-00 00:00:00" ["note"]=> string(0) "" ["state"]=> string(1) "1" ["access"]=> string(1) "1" ["created_time"]=> string(19) "2020-06-25 06:10:20" ["created_user_id"]=> string(4) "2351" ["ordering"]=> string(1) "4" ["language"]=> string(1) "*" ["fieldparams"]=> object(Joomla\Registry\Registry)#5584 (3) { ["data":protected]=> object(stdClass)#5587 (4) { ["buttons"]=> string(0) "" ["width"]=> string(0) "" ["height"]=> string(0) "" ["filter"]=> string(0) "" } ["initialized":protected]=> bool(true) ["separator"]=> string(1) "." } ["params"]=> object(Joomla\Registry\Registry)#5586 (3) { ["data":protected]=> object(stdClass)#5589 (10) { ["hint"]=> string(0) "" ["class"]=> string(0) "" ["label_class"]=> string(0) "" ["show_on"]=> string(0) "" ["render_class"]=> string(0) "" ["showlabel"]=> string(1) "1" ["label_render_class"]=> string(0) "" ["display"]=> string(1) "2" ["layout"]=> string(0) "" ["display_readonly"]=> string(1) "2" } ["initialized":protected]=> bool(true) ["separator"]=> string(1) "." } ["type"]=> string(6) "editor" ["default_value"]=> string(0) "" ["context"]=> string(19) "com_content.article" ["group_id"]=> string(1) "2" ["label"]=> string(22) " Essential information" ["description"]=> string(35) "3 points that summarize the article" ["required"]=> string(1) "0" ["language_title"]=> NULL ["language_image"]=> NULL ["editor"]=> NULL ["access_level"]=> string(6) "Public" ["author_name"]=> string(18) "Jeremiah Sebastian" ["group_title"]=> string(22) "Summary points + video" ["group_access"]=> string(1) "1" ["group_state"]=> string(1) "1" ["group_note"]=> string(0) "" ["value"]=> string(0) "" ["rawvalue"]=> string(0) "" } [2]=> object(stdClass)#5859 (32) { ["id"]=> string(1) "2" ["title"]=> string(14) "Embedded Video" ["name"]=> string(14) "embedded-video" ["checked_out"]=> string(1) "0" ["checked_out_time"]=> string(19) "0000-00-00 00:00:00" ["note"]=> string(0) "" ["state"]=> string(1) "1" ["access"]=> string(1) "1" ["created_time"]=> string(19) "2020-06-20 01:43:32" ["created_user_id"]=> string(4) "2351" ["ordering"]=> string(1) "5" ["language"]=> string(1) "*" ["fieldparams"]=> object(Joomla\Registry\Registry)#5588 (3) { ["data":protected]=> object(stdClass)#5591 (4) { ["buttons"]=> string(0) "" ["width"]=> string(0) "" ["height"]=> string(0) "" ["filter"]=> string(0) "" } ["initialized":protected]=> bool(true) ["separator"]=> string(1) "." } ["params"]=> object(Joomla\Registry\Registry)#5590 (3) { ["data":protected]=> object(stdClass)#5593 (10) { ["hint"]=> string(29) "Paste your embedded code here" ["class"]=> string(0) "" ["label_class"]=> string(0) "" ["show_on"]=> string(1) "2" ["render_class"]=> string(0) "" ["showlabel"]=> string(1) "1" ["label_render_class"]=> string(0) "" ["display"]=> string(1) "2" ["layout"]=> string(0) "" ["display_readonly"]=> string(1) "2" } ["initialized":protected]=> bool(true) ["separator"]=> string(1) "." } ["type"]=> string(6) "editor" ["default_value"]=> string(0) "" ["context"]=> string(19) "com_content.article" ["group_id"]=> string(1) "2" ["label"]=> string(14) "Embedded Video" ["description"]=> string(0) "" ["required"]=> string(1) "0" ["language_title"]=> NULL ["language_image"]=> NULL ["editor"]=> NULL ["access_level"]=> string(6) "Public" ["author_name"]=> string(18) "Jeremiah Sebastian" ["group_title"]=> string(22) "Summary points + video" ["group_access"]=> string(1) "1" ["group_state"]=> string(1) "1" ["group_note"]=> string(0) "" ["value"]=> string(0) "" ["rawvalue"]=> string(0) "" } } ["link"]=> string(77) "/resources/sponsored-features/looking-for-an-income-focused-investment-option" ["image"]=> string(27) "images/iStock-493511501.jpg" ["image_alt"]=> string(0) "" } }