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Property vs Shares: Which Is Better for Building Wealth in NZ?
14:27

Property vs Shares: Which Is Better for Building Wealth in NZ?

Picture of Trent Bradley By  Trent Bradley  ·  11 minute read

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It's one of the most debated questions in New Zealand personal finance circles: should you invest in property or shares to build wealth? Walk into any workplace lunchroom or dinner party, and you'll likely hear passionate advocates on both sides. Some point to New Zealand's property millionaires as proof that bricks and mortar is the only way. Others reference international data showing shares outperforming property over the long term.





Key Takeaways

  • Property investment's main advantage is safe affordable leverage—$100,000 deposit on $500,000 property appreciating 5% yields $25,000 gain (25% return on equity) versus $5,000 (5% return) if invested directly in shares
  • Share market historically returns 9-10% annually globally versus property's 6-8% range before leverage, though NZ property has outperformed during certain periods with strong appreciation in major centers
  • Shares provide true diversification across hundreds of companies, countries, and industries through single ETF investments, while property investors often concentrate wealth in one or two properties creating substantial risk
  • Property requires $50,000-$150,000+ upfront capital for deposits and costs creating high entry barriers, whereas share investing starts with as little as $50 enabling immediate portfolio building
  • Share investments offer liquidity with minutes to buy/sell versus property's months-long selling process with significant transaction costs restricting urgent capital access
  • Property provides psychological comfort through tangibility and control—you can visit, improve, and manage your investment actively—appealing to investors wanting hands-on involvement
  • New Zealand's tax treatment benefits long-term property holders with no capital gains tax beyond 10-year bright-line periods, while shares face potential taxation on dividends and realized gains
  • Optimal wealth-building strategy often combines both assets at different life stages—shares for accessibility and growth early, property for leverage and stability later, or holding both simultaneously for diversification


At Luminate Financial Group, we encounter this question frequently from clients navigating their wealth-building journey. The truth? It's not as simple as declaring one universally superior to the other. Both asset classes offer distinct advantages and face unique challenges. The "better" choice depends on your personal circumstances, goals, risk tolerance, and investment timeframe.

Let's explore both options objectively to help you make informed decisions about your financial future.


Understanding the Fundamentals

Before diving into comparisons, it's important to understand what we're actually comparing.

Property Investment

When we discuss property investment, we're typically referring to purchasing residential real estate with the intention of generating rental income and benefiting from long-term capital appreciation. This might involve buying a rental house, apartment, or townhouse in New Zealand markets ranging from major cities to regional centers.

Property investment usually requires significant upfront capital (typically a 20-40% deposit for investment properties), involves ongoing management responsibilities, and generates regular rental income. The asset is tangible, illiquid, and subject to local market conditions.

Share Market Investment

Share market investment involves purchasing ownership stakes in companies, either directly through individual shares or indirectly through managed funds, exchange-traded funds (ETFs), or KiwiSaver. Share investments can start with minimal capital, require no ongoing management from you, and may generate income through dividends.

Shares are highly liquid (easily bought and sold), intangible, and subject to market sentiment, company performance, and global economic conditions.


The Case for Property Investment

Leverage Amplifies Returns

Property's most significant advantage is the ability to use substantial leverage safely and affordably. Banks readily lend 60-80% of an investment property's value at relatively low interest rates because they view property as secure collateral.

This leverage magnifies returns dramatically. If you invest $100,000 as a 20% deposit on a $500,000 property that appreciates 5% annually, you've gained $25,000 – a 25% return on your invested capital. That same $100,000 in shares earning 5% returns just $5,000.

While you can borrow to invest in shares (margin lending), banks are far more conservative, typically lending only 50-70% against share portfolios at higher interest rates. The leverage available for property investment is unmatched by any other mainstream investment class.

Forced Savings Through Principal Repayment

Every mortgage payment includes a principal component that increases your equity. This "forced savings" mechanism builds wealth automatically through debt reduction, even before capital appreciation is considered. Many investors find this structured approach to wealth accumulation more effective than relying on disciplined voluntary saving.

Psychological Comfort and Control

Property's tangibility provides psychological comfort that shouldn't be dismissed. You can visit your investment, improve it, and see exactly what you own. This concrete nature helps many investors stay committed during market downturns when they might panic-sell more abstract investments.

Property also offers control – you choose the location, property type, tenants (within legal parameters), and how you maintain and improve the asset. This autonomy appeals to investors who want active involvement in their investments.

Tax Treatment in New Zealand

Long-term property investors benefit from New Zealand's absence of capital gains tax (outside the bright-line test period). Property held beyond ten years (five for new builds) can be sold without tax on appreciation, making it highly tax-effective for patient investors.

While some expenses face restrictions (particularly interest deductibility for many residential investments), other operating costs remain fully deductible against rental income.

Strong Historical Performance in New Zealand

New Zealand property has delivered strong returns historically, particularly in key centers like Auckland, Wellington, and Christchurch. Many Kiwis have built substantial wealth through property, and these success stories reinforce property's reputation as a reliable wealth-building tool.


The Case for Share Market Investment

Superior Long-Term Returns Globally

International research consistently shows shares outperforming property over long timeframes. The global share market has historically returned around 9-10% annually over extended periods, compared to property returns typically in the 6-8% range (before leverage).

While New Zealand property has performed exceptionally well, particularly during certain periods, shares offer access to global growth opportunities, technological innovation, and diversification beyond our small domestic market.

True Diversification

A share portfolio can easily include hundreds or thousands of companies across dozens of countries and industries. Through a single ETF or managed fund investment, you can own pieces of global technology leaders, healthcare innovators, financial services companies, and consumer brands.

This diversification dramatically reduces the risk that any single company's failure or industry downturn devastates your portfolio. Property investors, particularly those starting out, often have significant wealth concentrated in one or two properties in one country, creating substantial concentration risk.

Liquidity and Flexibility

Shares can be bought or sold within minutes during trading hours. This liquidity provides flexibility to rebalance your portfolio, access funds during emergencies, or capitalize on opportunities quickly.

Property, by contrast, takes months to sell, involves significant transaction costs (agent fees, legal fees, potentially tax), and may require selling at unfavorable times if urgent liquidity is needed. This illiquidity can be both a blessing (preventing emotional decisions) and a curse (restricting access to capital).

Low Barrier to Entry

You can begin investing in shares with as little as $50 through some platforms, making share investment accessible regardless of your financial starting point. Building a share portfolio gradually through regular contributions is straightforward and affordable.

Property requires substantial upfront capital – typically $50,000 to $150,000 or more for a deposit, plus additional funds for legal fees, building inspections, and establishing an emergency fund for maintenance. This high entry barrier excludes many aspiring investors or delays their investment journey for years.

Passive Investment

Share market investing, particularly through managed funds or ETFs, requires minimal ongoing involvement. You're not dealing with tenants, maintenance issues, property managers, or unexpected repair costs at 2am.

This hands-off nature suits investors who prefer to focus on their careers, businesses, or lifestyle rather than active property management. The time freedom is valuable and often underappreciated when comparing investment options.

Compounding Dividend Growth

Quality dividend-paying shares often increase their distributions over time, creating growing income streams. Many established companies have track records of increasing dividends for decades, providing inflation-protected income that grows faster than typical rental increases.

Reinvesting dividends through dividend reinvestment plans accelerates compounding without requiring additional capital or transaction costs.


The Balanced Reality

Rather than viewing this as an either-or decision, consider a more nuanced approach that recognizes both investment types have merit.

Different Stages, Different Strategies

Your optimal investment approach may change throughout life. Young investors with limited capital, high incomes, and long timeframes might prioritize shares for their accessibility and growth potential. As wealth accumulates, property investment becomes more feasible and may offer diversification benefits.

Alternatively, some investors successfully start with property (perhaps using KiwiSaver for a first home that transitions to an investment), use equity growth to fund share investments, and gradually build balanced portfolios encompassing both asset classes.

Complementary Strengths

Property and shares complement each other effectively. Property provides stability, tangibility, and leverage benefits. Shares offer liquidity, true diversification, and accessibility. A portfolio containing both potentially provides better risk-adjusted returns than either alone.

Many successful New Zealand investors hold diversified property portfolios alongside substantial share investments, capturing the strengths of both while mitigating weaknesses.

Personal Suitability Factors

The "better" investment depends heavily on individual factors including your income level and stability, existing assets and debts, risk tolerance, time horizon, hands-on versus passive preferences, tax position, and financial goals.

Someone with a stable high income, appetite for involvement, and long time horizon may thrive with property investment. Another person with variable income, preference for simplicity, or need for liquidity might better suit share investment.


Key Considerations for New Zealand Investors

The Home Country Bias Question

New Zealand investors face unique considerations. Our property market has historically outperformed many international markets, while our share market is small and concentrated in specific sectors (primarily financial services, utilities, and primary industries).

Most investment-focused Kiwis need international share exposure for meaningful diversification, introducing currency risk and additional complexity. Property investment, while geographically concentrated in New Zealand, provides local market expertise and currency matching with your living expenses.

Leverage Risk Management

While leverage amplifies property returns, it also magnifies losses and creates obligations. If property values decline while you're heavily leveraged, negative equity becomes possible. Interest rate increases can turn cash-flow-positive properties into cash drains.

Share investors using minimal or no leverage face different risks – primarily volatility and potential capital losses – but without the same obligation to service debt regardless of circumstances.

Time and Expertise Requirements

Successful property investment requires market knowledge, property assessment skills, understanding of tenancy law, and willingness to handle ongoing management (even with property managers). There's a learning curve and time investment involved.

Share investing, while requiring basic financial literacy, can largely be outsourced to professional fund managers through managed funds or automated through index investing, requiring minimal expertise or time commitment.


Making Your Decision

Rather than asking which is universally better, ask which is better for you right now. Consider these questions:

Do you have sufficient capital for a property deposit plus reserves? Are you comfortable with debt and leverage? Do you have time and inclination to manage property actively? Is your income stable enough to service a mortgage through market fluctuations? Do you prefer tangible assets you can control? Are you investing for the long term (ten years plus)?

If answering yes to most of these questions, property investment may suit your circumstances well.

Alternatively, are you starting with limited capital? Do you prefer simplicity and minimal involvement? Do you value liquidity and flexibility? Are you seeking maximum diversification? Do you want to start investing immediately rather than saving for years?

If these resonate more, share market investment might be your better starting point.


The Luminate Financial Group Perspective

At Luminate Financial Group, we believe the property versus shares debate presents a false choice for many investors. Both asset classes have proven wealth-building potential. Both face risks and challenges. Both can play valuable roles in comprehensive financial plans.

Rather than choosing sides in tribal investment debates, focus on building diversified wealth aligned with your personal circumstances, goals, and preferences. For many New Zealanders, the optimal long-term strategy involves both property and shares, captured at different life stages or held simultaneously in balanced portfolios.

The most important decisions aren't property versus shares, but rather starting versus delaying, informed versus uninformed, and strategic versus reactive. Whichever path you choose, approach it with proper research, realistic expectations, and ideally professional guidance tailored to your unique situation.

Your wealth-building journey is personal. Choose the investment approach that you understand, that matches your circumstances, that you can commit to long-term, and that helps you sleep soundly at night. Sometimes that's property. Sometimes it's shares. Often, it's both.

What matters most is starting, staying consistent, thinking long-term, and building wealth in ways that serve your life goals rather than chasing status or following others' paths blindly.

Frequently Asked Questions

If I can only choose one investment type, which should it be?

Choice depends on your current capital, income stability, and preferences rather than universal superiority. Choose property if you have $80,000-$150,000+ available capital for deposits and reserves, stable high income comfortably servicing mortgage debt, 10+ year investment timeframe riding out market cycles, appetite for active involvement managing tenants and maintenance, comfort with significant leverage (borrowing 60-80% of asset value), and preference for tangible assets you can control. Choose shares if you're starting with limited capital ($1,000-$10,000), have variable or lower income making mortgage serviceability challenging, need flexibility and liquidity for potential capital access, prefer hands-off passive investment requiring minimal time, want maximum diversification across global companies and industries, or have shorter timeframes before potentially needing funds. However, this presents false choice—most successful investors eventually hold both asset classes capturing complementary strengths while mitigating individual weaknesses.

How does leverage really work and why is it property's biggest advantage?

Leverage means using borrowed money to control larger assets than your capital alone permits. Banks lend 60-80% of investment property values at 6-7% interest because real estate provides secure collateral—you can't lose the asset, unlike shares that might become worthless. Example: $100,000 invested directly in shares earning 8% returns $8,000 annually (8% return on investment). Same $100,000 as 20% deposit on $500,000 property appreciating 5% yields $25,000 capital gain minus $24,000 interest on $400,000 mortgage at 6% = $1,000 net gain before rental income. Add $20,000 annual rent minus $8,000 expenses = $12,000 rental profit. Total return: $13,000 on $100,000 investment = 13% return. As mortgage pays down and rents increase, returns improve dramatically. This leverage multiplication effect—benefiting from appreciation on entire $500,000 asset while only contributing $100,000—creates property investment's powerful wealth-building capacity unavailable with shares at similar borrowing costs.

What about the argument that shares have better returns?

Global share markets historically return 9-10% annually versus property's 6-8%, but this comparison ignores leverage. Without leverage, shares likely outperform property. With leverage, property often delivers superior total returns on invested equity. Example over 20 years: $100,000 in shares at 9% compounds to $560,000. $100,000 as deposit on $500,000 property at 5% appreciation compounds to $1,327,000 property value. Subtract remaining $280,000 mortgage balance (paid down from original $400,000) = $1,047,000 net equity—nearly double the shares outcome. Add cumulative rental income after expenses ($150,000-$300,000+ over 20 years) and property's total wealth creation substantially exceeds shares. However, this requires successfully managing leverage, tenant relationships, maintenance, and market cycles—complications shares avoid. The "shares return more" argument typically compares unleveraged property to shares, which misses property investment's primary mechanism.

Can I really start investing in shares with just $50-$100?

Yes—multiple NZ platforms enable micro-investing including Sharesies (minimum $5 NZD or USD per transaction, no account minimums), Hatch (access US shares starting around $50 NZD equivalent), InvestNow (managed funds starting $250 minimum initial, $50 subsequent), and Kernel Wealth ($100 minimum). These platforms democratize share investing previously requiring $5,000-$10,000 minimums through traditional brokers. However, tiny investments face proportionally high trading fees and brokerage costs. Better approach: start with $500-$1,000 establishing position, then add $50-$200 monthly building portfolio systematically. Use low-cost ETFs or index funds providing instant diversification across hundreds of companies rather than picking individual shares. This accessible entry enables investing while saving property deposits, learning investment principles without major capital risk, and building financial discipline through regular contributions. Don't let limited starting capital delay investment journey—begin with shares, compound growth while saving, then add property when capital permits.

What's better for retirement income—rental properties or dividend shares?

Both provide retirement income with different characteristics. Rental property advantages: income grows steadily with rent increases (3-5% annually typically), inflation-protected maintaining purchasing power, leverage amplifies total returns during accumulation phase, property eventually owned debt-free generating 5-7% gross yields on full property value, and tangible asset providing psychological security. Rental property challenges: concentrated risk in few properties, tenant management requirements (even with property managers), lumpy expenses for maintenance and repairs, illiquidity requiring property sales to access capital, and potential vacancy periods interrupting income. Dividend share advantages: diversification across dozens or hundreds of companies reducing single-investment risk, quality companies increase dividends regularly (many 20+ year streaks), completely passive requiring zero management, highly liquid enabling precise capital access without selling entire positions, and no maintenance costs or tenant issues. Dividend share challenges: dividends can be cut during company difficulties, fully taxable at marginal rates unlike partially tax-efficient rental income, and no leverage amplification during accumulation. Optimal retirement approach often combines both—rental properties providing stable base income plus dividend portfolios offering diversification, liquidity, and supplementary income. Start with shares if capital-constrained, add property as wealth accumulates, build balanced retirement income portfolio reducing dependence on any single income source.

Should I invest in NZ property or international shares for diversification?

This comparison highlights each investment's complementary strengths. NZ property provides: local market expertise and understanding, currency matching with NZ living expenses eliminating exchange rate risk, firsthand knowledge of locations and neighborhoods, easier property inspection and management, familiarity with NZ tenancy laws and regulations, and historical outperformance in many NZ markets. However, NZ property concentrates wealth geographically in small economy vulnerable to local economic challenges, natural disasters (earthquakes, flooding), or regional market corrections. International shares provide: true diversification across global economies reducing single-country risk, exposure to global growth companies (Apple, Microsoft, Amazon) unavailable in small NZ market, currency diversification hedging against NZ dollar depreciation, access to innovation and technology sectors underrepresented in NZ, and geographical spread across US, Europe, Asia reducing regional concentration. However, international shares introduce currency risk, reduced familiarity with foreign companies/markets, and reliance on global economic conditions beyond NZ control. Optimal approach: hold both NZ property and international shares capturing local property expertise and global share diversification. This combination provides geographic diversity, asset class diversity, and balanced risk exposure unavailable through either alone.
Trent Bradley

Trent Bradley

Trent Bradley is a New Zealand financial advisor specializing in property-backed finance and investment consulting. With over 26 years of experience running his mortgage broking business, he has helped wholesale investors access high-yield property-backed loan opportunities. For the past 12 years, Trent has led Luminate Finance, a New Zealand finance company dedicated to connecting investors with secure property investment solutions.

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