Why 1.7 million landlords could be wrong

We were scorned by some investors who claimed that wasn't true, that income generation was a big part of it. Well, let's take a look at some of the numbers ...

According to The Australian Financial Review (March 25), there are 1,705,683 landlords in Australia. That's roughly 7 per cent of the entire population. But here's the amazing thing, of those 1.7 million landlords 69.4 per cent of them are making a loss based on the income received versus outgoing expenses.

That doesn't surprise us. We've pointed out before that rental properties are a money pit. More money goes in than comes out. And with average rental yields in Melbourne under 4 per cent, it doesn't take a Doctorate from the Université Paris Sorbonne to work out that your costs will exceed your income.

The Weekend AFR, lays out the details. Based on the numbers, $22.9 billion of rent is received each year by landlords, yet total outgoings come in at $31.2 billion, creating a loss of $8.3 billion.

Call us mad if you will, but we're yet to find anywhere in our investing textbooks where it says making a loss from your investments is a good idea.

Now, we're assuming that property investors aren't dumb. They must be taking the hit on the income for a reason. And the simple reason is that they believe the price of housing will continue to rise, and that the rise in the price of the property will more than offset the loss from the income.

Therefore reader, it's unarguable that the primary reason that property investors invest in property is for capital gains rather than income. There's no denying it. In which case, prices have to keep increasing in order for the investors to make any money.

And there's the problem. As we know from every other asset class in Australia and around the world, it's just not possible for the price of an asset to continually rise without a major correction.

Take it from me, whatever excuses the property spruikers come up with, the Australian property market isn't immune from this outcome.

As you can see from our make-believe economy, resources have been skewed towards one area, the buying and selling of houses. All other industries are potentially suffering as no one wants to invest in those industries.

As we say, it's exactly what the Australian banks are doing, investing in houses and mortgages at the expense of other productive sectors of the economy.

But I wanted to mention one other thing. Referring back to the risk/reward attitude, housing is a perfect example of the cart being put before the horse. If you're like me, and you see housing as a consumer item then it makes sense you only buy the consumer item as a reward for your productivity.