02/07/2023
Stock market vs Real Estate - we've all seen this debate, and debated it ourselves. Interested? Read on.
In its essence, a direct comparison between the stock market and residential real estate is likely to be a flawed exercise.
They've both delivered attractive long-term returns. Here is a chart displaying the returns of a $300k investment. But there's crucial points that need to be taken into account as its not an apples to apples comparison:
- Liquidity and diversification
- Barriers to entry (down payments, financing, insurance coverage, larger transaction costs and taxes, etc.)
- Daily pricing restrictions
- Leverage, and this is a big one!
200k invested as 20% downpayment can of course balloon your return on a 10% increase in asset value but a 10% drop can also deflate your equity as quickly. And this can happen, as it happened in 2022.
Example:
200k as a downpayment on a $1M property Property rises in value by 10% Your equity grows to 300k 50% Increase in Equity ($100k)
200k in an equity market portfolio Portfolio increases by 10% with no leverage Equity increases by 10% to $220k
Alternatively:
Property decreases 10% your equity decreases to $100k 50% decrease in Equity If the drop was 20% you would have lost all your equity at that point.
Equity market portfolio drops 10% Portfolio value down $20k from $200k to $180k If the drop was 20%, portfolio would be valued at $160k | You would need a 100% drop in the portfolio to lose all your equity.
Not saying one is better than the other, just emphasizing the fact that comparing real estate to stocks is fraught with many pitfalls, and can be potentially misleading.
Real estate and stocks are not a mutually exclusive decision as they can both certainly play a role in one's overall investment portfolio. But understanding the tradeoffs and differences between the stock market and real estate is crucial.
The decision of what assets to invest in and own over the long term ultimately depends on an investor's financial objective, time horizon, and risk capacity and tolerance.