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Why Buying a House is Not a Good Investment Decision?

Home as an Investment: Right or Wrong

The word investment is used in a lot of different contexts and can mean a lot of different things. But from a purely financial perspective, this definition from the Merriam-Webster dictionary works well: “the outlay of money usually for income or profit.”

That is, an investment is anything you put money into with the expectation that you will earn money as a result.

Stocks and bonds are investments because the expectation is that owning them will earn you money. College tuition is an investment when the expected result is a greater lifetime salary than the cost of the education.

This is different from other financial decisions that may be smart, but are not investments.

For example, you might choose to buy higher-quality furniture that costs more now but saves you money over the long term because it lasts forever. Most people would agree that that’s a good financial decision — but it’s not an investment, because there is no “income or profit.” The furniture costs you money, even if it costs you less than the alternative.

It’s common for people to think of their house as an investment, but this misses the mark on a few fronts.

Based on a number of factors, a single-family home that you live in is not an investment. That’s not necessarily saying you should avoid homeownership, but if you’re leaning towards buying because you think you’re making a smart investing, think twice.

A lot of people will tell you that buying a home is a good investment, but “that couldn’t be further from the truth,” says Peter Mallouk, a certified financial planner and president of wealth management firm Creative Planning.

“In reality, it’s usually a terrible investment,” he says. That’s because, at the end of the day, owning a home takes money out of your pocket: “You’re paying property taxes, you’re paying maintenance, you’re paying insurance. There are all of these other things that happen with your home that you’ve got to pay for.”

Young homeowners in particular have figured that out the hard way: Underestimating the hidden costs is the No. 1 reason millennials who do own homes have regrets.

Over time, your home might increase in value, Mallouk says, but it probably won’t appreciate enough to offset all of the costs. Instead, if you took what you’d save from not buying a house and invested it in something that’s likely to grow in value, such as stocks and bonds, chances are you’d end up with more money in the long term.

Probably the single biggest reason why a house is not an investment is that its primary purpose is providing shelter. This is more significant than it sounds at first.

One of the most basic factors that makes an investment an investment is your ability to control the timing of your ownership. That means that you can buy it and sell it at times and under circumstances that are likely to maximize your investment return. We can think of traditional investments, such as stocks, bonds, mutual funds—even rental real estate—as providing this ability.

Since your house is your personal residence, you will have little control over the purchase and sale from an investment perspective. You’ll purchase the house when it is needed for shelter purposes, and sell it only when it no longer serves that purpose, and it’s time to move on.

The lack of control over the timing of buying and selling a house had a major negative effect on houses as investments during the financial meltdown. Many people bought houses at the top of the market because that was the time that they needed a home for their families. But still others were stuck having to sell after the market collapse, due to a negative change in their own personal financial situations.

That forced them to buy high, and sell low. That’s not unusual when it comes to residences, and largely disqualifies a house as an investment.

While it is true that houses generally increase in value, there’s only limited ability to tap into that increase. The most effective and efficient way is to sell the house after it has experienced a significant amount of price appreciation. However, selling a house is highly disruptive because it means you have to move.

More significantly, when you do sell, you will most likely have to use the equity from the sale to purchase the next house. After all, you will be moving from one residence to another. This means that in a real way, home equity is trapped equity.

The only time that house does not fall into this category is when you plan to sell the house, either to trade down to a less expensive house, or to move to a rental situation. In that way, you will sell the property and cash-out on the equity.

There is another way that you can pull equity out of your house, but it is hardly a method that’s risk free. You can borrow the money out of your house, based on the amount of equity you have. This can be done either through a home equity line of credit (HELOC) or through a straight up cash-out refinance of your first mortgage.

But when you do either, you are borrowing money against the house. That may put more cash in your pocket for purposes unrelated to the house, but it also creates a corresponding liability. That liability not only creates a reduction of future cash flow via the monthly payments, but it also puts your house at risk.

A lot of people found that out the hard way during the financial meltdown. As house values either went flat or declined, homeowners realized that they had no equity in their homes. That left them unable to refinance to lower the monthly payments, and unable to sell to move to a less expensive housing arrangement.

The widespread use of HELOCs and cash-out refinances made a lot of people feel richer in the short-term, but it jeopardized their long-term financial security in the process. Thinking of their homes as perpetual investments, many engaged in serial refinances and left themselves “underwater” on their homes—owing more on the house than the house was worth.

That’s where thinking of your house as an investment becomes a dangerous assumption.

Typically when you purchase an investment, it doesn’t require an ongoing investment of cash. But a house certainly does.

Not only do you have to make monthly mortgage payments, but you also have to pay real estate taxes, homeowners insurance, sometimes private mortgage insurance, and utilities. You also have to maintain the property, which means providing a regular series of repairs and maintenance as necessary. These expenses are called carrying costs—the costs of carrying the investment.

Even more costly are the major repairs associated with homeownership. This can include replacing the roof, siding, windows and doors, carpets and flooring, and driveways. You may also engage in major remodeling, that will require replacement of kitchens and bathrooms.

Each of those expenses individually can cost thousands of dollars. Over the course of several years or decades, they can cost tens of thousands dollars.

True investments don’t require that kind of ongoing outlay of cash. You can rationalize those expenses based on the fact that the house is providing you shelter. But that gets back to the original premise—a house is shelter, and not really an investment.

Most millennials are choosing not to buy homes

Millennials don’t like buying real estate. It has been established by surveys and reports that many young millennials are reluctant to take on a huge EMI burden early on in their careers just to buy a home. “As the demands of modern-day careers keep people on the move, many have decided against being tied down to a particular city by buying property, and rental homes have become the norm across the metros," said Lovaii Navlakhi, managing director and CEO, International Money Matters Pvt. Ltd, a financial planning firm. Affordability and a change in the general attitude towards saving and investing have also played a part.

But if so many millennials are shying away from buying homes, which demographic is moving the real estate market in India? According to data from ANAROCK Property Consultants’s consumer sentiment survey, there has been a tectonic shift in the age demographic of Indians looking to buy homes over the past two decades. Conducted in the first quarter of 2019, the online survey saw nearly 2,797 participants (including NRIs) responding to it. It revealed that the age of the bulk of homebuyers was 45-55 years in the 1990s, but by 2000s it had dropped to include the age group of 35-45. In 2009-10, easy home loans boosted the share of homebuyers in the 25-35 age bracket.

In the late ’90s, the age demographic of homebuyers in India was 45-55 years because they preferred to pay for a home, at least partially, with their savings rather than taking on a loan. It was only close to retirement that people would accumulate enough to purchase a home, exacerbated by the fact that major banks were reluctant to lend large amounts at the time, a trend which has changed since.

In the 2000s, home loans started becoming readily available with banks targeting the younger demographic as the primary customer base, which meant that those aged between 35 and 45 years could also start buying homes even with sparser savings. “Home loans were readily available, and homebuyers warmed up significantly to the notion of using borrowed funds rather than depleting all their savings. The fact that home loans also carried attractive tax benefits certainly helped," said Prashant Thakur, director and head, research, ANAROCK.

In 2019, 36% of those looking to buy homes are still in the 35-45 age group because younger millennials are choosing not to buy homes.

Thakur said the ranks of the vital age demographic swelled steadily till about 2015-16. “However, since then, many millennials are rethinking the notion of buying homes at this relatively early age. The tendency now is to avoid large investments and instead invest in other asset classes. However, this is by no means the larger norm," he said.

According to Dilshad Billimoria, director, Dilzer Consultants, and a Sebi-registered adviser, millennials are still entering the real estate market, but they are doing it later in life and are ready to take on more “calculated" risks after an educated and informed analysis of the property.

Also, there has been a shift in the way Indians, especially the younger generations, perceive assets and investments. For instance, mutual funds, which were considered a risky asset class by the earlier generation have been embraced by the younger ones. This is validated by a substantial and stable growth in assets under management by the mutual fund industry. Mutual funds’ asset base increased to ₹25.47 trillion in August 2019, with fund houses witnessing an overall inflow of ₹1.02 trillion, according to data from the Association of Mutual Funds in India (Amfi). “Campaigns like Mutual Funds Sahi Hai have brought in greater awareness about such financial assets and the advantages they offer. The shift from real estate to equity is slowly happening," said Navlakhi.

The ANAROCK survey shows that the trends vary from city to city. In the Mumbai Metropolitan Region, 37% home seekers are aged 35-45 years, 28% aged 45-55 years, whereas Delhi NCR shows a reverse trend with 37% home seekers aged 45-55 years and 26% in the 35-45 years bracket. In Bengaluru, 52% prospective homebuyers are aged between 35 and 45 years, while 18% are in the 45-55 years bracket, and a significant 21% are below 35. In Hyderabad, 39% of property seekers are aged between 25 and 35. Pune has the maximum number of prospective buyers in the in 35-45 years bracket at 46%, followed by 28% aged between 25 and 35.

Overall, the survey revealed that in 2019, 36% property seekers are in the 35-45 age bracket, followed by 25% in the 45-55 age bracket. A significant 20% of prospective homebuyers are in the 25-35 age bracket, which means that older millennials are still looking to buy homes, even though a significant number of prospective buyers are still from the previous generation.

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