
Property Investment
Personal vs investment spending
Learn who needs to prioritise investment spending, and the psychological money lies you need to conquer to successfully invest.
Property Investment
8 min read
Author: Dennis Schipper
Financial adviser for 3+ years. Helped nearly 500 Kiwis buy property.
Reviewed by: Laine Moger
Journalist and Property Educator, holds a Bachelor of Communication (Honours) from Massey University.
Don’t base your investment strategy just on:
You also need to factor in your age.
That’s because time is an investor’s best friend. It means you can take bigger risks and ride out the ups and downs of the market.
As a financial adviser, investors often ask me how people generally invest as they age.
So, let’s walk through what investing could look like in your 20s vs 30s vs 40s vs 50s vs 60s.
And since I specialise in property investment, I’ll mainly focus on rental properties.
In your 20s, you have the most valuable asset of them all – time.
So what does your life look like?
You might still be studying. Or you might have your first real job.
That often means you don’t earn a lot of money. And your savings are probably thinner than you'd like. That’s normal.
The good news? You don’t need a fortune to start investing.
Typically, the more time you have to invest, the riskier investments most people tend to make.
That’s because assets that provide higher returns tend to also be higher risk.
So if you are investing for 20+ years, you might invest in higher risk assets like:
So, you might think that people in their 20s should invest in the riskiest assets they can find.
That’s not always the right approach. Because not every person in their 20s has a long investment horizon.
Rather than preparing for retirement (which could be decades away), you might be saving for your first house.
And you might only be a few years away from paying the deposit and making it happen.
Let’s say that you want to buy your first home in 3 years. Putting your KiwiSaver in an aggressive managed fund might not be the best idea.
Because while aggressive funds get higher returns, they also go up and down a lot in value. So, typically, they are best for investors who want to stay invested for 7+ years.
So if you want to use your KiwiSaver in 3 years … an aggressive fund might not be the right fit.
You don’t want to invest your KiwiSaver, only to potentially lose 40% of your house deposit by the time you need it.
If you’ve already bought your own home, an investment property could make sense. At this age, you’ll likely live through multiple property cycles before you ever sell. So you’ve got time to bounce back if the market dips.
The truth is, risk is your friend in your 20s. You’ve often got decades to recover if things go sideways.
One investor once said to me, “If I go hard investing in my 20s and I’m broke by 40, I’ll just be the same as everyone else. So I might as well take on a lot of risk”
It’s an aggressive mindset. And I wouldn’t advise my clients to push themselves that far. But it captures the point. You’ve got time to try, fail, and try again.
Once you’re in your 30s, you might already own a home. You’ve probably worked your way up in your job and now have a decent income.
But you’ll typically also have more responsibility. You might have a mortgage, a career, maybe even kids and a family.
That’s why people in their 30s often stall. They might not invest at all. Not because they can’t. But because there’s too much ‘life’ going on.
And sure, you’re still far away from retirement. But you’re also close enough that you shouldn’t waste another decade.
Let’s say you want to retire at 65 with $1 million in the bank (of today’s money). You need to invest:
That’s assuming a 6% return (and a 2% inflation rate).
So waiting a decade means you have to invest way more later on.
Time is your friend. The earlier you start, the more money you typically make. And that means you don’t need to invest as much money to hit your goals.
So, it’s a good idea to think about what you do with your money. That might mean:
If you can get 10 good investing years between 35 and 45, these will have a lot more impact than if you did the same thing from 55 to 65.
Because the earlier you act, the more time your assets have to go up in value.
Your 40s (and early 50s) are often your peak earning years.
But with all that success comes the temptation to spend.
This is the point where people think: “I’ve worked for the last 20 years. It’s time to treat myself.”
Then you end up buying a bigger house, a newer car, or the boat you’ve always wanted.
There’s nothing inherently wrong with that.
But you do need to make sure that this spending doesn’t get in the way of your long-term plans.
There's nothing wrong with spending… as long as you've invested in your future first.
At this point, you should have a Wealth Plan. It needs to be written down, and should spell out how you’re going to pay for retirement. Do not leave this for another 10 years.
Let’s use the same example as before. If you want $1 million at 65 (in today’s money), then you need to invest:
Again, assuming a constant 6% return (and 2% inflation rate).
The longer you wait to invest, the more money you need to take out of your own pocket.
At this stage, borrowing money to invest can still make sense. You might have a 20-year investment time horizon (since you’re 20 years away from retirement).
So you might still use the No Cash Needed method and borrow 100% of the money to buy a rental property.
A higher-risk move like that can still make sense when you have a 10+ year time horizon.
Once you hit your 50s, you’re getting much closer to retirement. You might even see some of your friends retire early (if they invested young).
But now you’re getting closer to the point where you leave the office for good. So, your runway becomes a little shorter.
That’s the point where you want to think very carefully about your investment time horizon.
For instance, let’s say:
So you have a 2-year time horizon.
It’s probably not a good idea to have that money invested in a high-risk growth fund. The value of your investment could easily go down over the next 2 years.
Usually, investors who put money in growth funds have a 7-10+ year time horizon.
This is why, as people get closer to retirement, they often think: “Does that mean I should switch my investments to lower-risk assets?”
The answer is often ‘yes’ and ‘no’.
In the above example, you’re 63 and want to retire at 65 and access your KiwiSaver. You want to pull it all out very soon, so you opt for a lower-risk investment.
But what if you:
In that case, your investment time horizon for some of your KiwiSaver is 2 years. But your investment time horizon on your investment property is 9 years.
Because you won’t sell it until you’ve spent most of your KiwiSaver.
So, even as you retire, it can be appropriate to have investments that have different risks.
You might have some:
This is why I sometimes meet investors who still buy property in their mid-50s. They don’t plan on selling it until they are 70+.
Having said that, because you’re getting close to stopping work, it is often time to invest a little lower risk
If you’re buying a property, you might not take on as much debt. And you’ll probably continue to diversify your investments.
The way you invest might change, too.
I once met a 57-year-old high-income earner. She wanted to retire at 67. So she had a 10-year time horizon. And she wanted to invest in property.
But, property prices can go up and down a lot in the short term. So rather than banking on capital growth, she bought 2 high-yield properties.
She then aggressively paid down the mortgages with her salary. By 67, those properties will likely be mortgage-free. She then plans to spend the rental income to supplement her NZ Super.
If you’re still investing in your 60s, chances are you’ve got some wealth behind you – or a decent chunk of savings.
You can still invest in property. But the focus usually becomes income, rather than capital growth.
Many New Zealand investors I work with aim to have fully paid off rentals. That way, they can live off the rental income.
Typically, you’ll have less debt. But that doesn’t necessarily mean no debt.
I recently met a 63-year-old investor who just bought an investment property. He used a cash deposit, but still took out a mortgage to buy it.
He doesn’t think he’ll sell it until he gets closer to 80. So he still has a long investment time horizon for that asset.
You’re never too old to invest. While it’s generally better to invest as early as possible, if you are starting later – that’s ok too.
But the way you invest when you are 70 might be different from how you invest when you are 30.
And your investment strategy should evolve as you do, too.
Financial adviser for 3+ years. Helped nearly 500 Kiwis buy property.
Dennis joined the Opes Group back in 2017, and he’s now one of the longest-serving team members. He’s met with thousands of Kiwis to talk about their financial goals and has helped close to 500 of them become property investors.