Investment Property vs REITs: Which real estate strategy is right for you?

For investors evaluating how to gain exposure to real estate, the decision often comes down to investment property vs REITs.

Real estate is a foundational element in many long-term investment strategies. It offers the potential for reliable income, protection against inflation, and tangible asset value.

But real estate investing today goes far beyond owning and renting out property.

One of the most accessible and increasingly popular alternatives is investing in Real Estate Investment Trusts (REITs), or publicly or privately held companies that allow investors to earn income from real estate without owning property directly.

Both approaches offer access to the same underlying asset class but differ significantly in structure, liquidity, management requirements, tax treatment, and risk profile.

If you are looking to invest as an expat or high-net-worth individual, which is what I specialize in, you can email me (hello@adamfayed.com) or WhatsApp (+44-7393-450-837).

This includes if you are looking for a free expat portfolio review service to optimize your investments and identify growth prospects.

Some of the facts might change from the time of writing, and nothing written here is financial, legal, tax or any kind of individual advice, nor a solicitation to invest.

What is Investment Property?

An investment property is a piece of real estate purchased with the intention of generating a return, either through rental income, capital appreciation, or both.

Unlike a primary residence, investment properties are not owner-occupied, they are income-producing assets that require active oversight or outsourced management.

This defining fact is important to distinguish it from tax laws both local and foreign.

Owning property gives investors a high degree of control. They can choose the location, manage upgrades, select tenants, and determine lease terms.

However, this also means taking on direct responsibility for financing, maintenance, legal compliance, and occupancy risk.

Investment property is generally considered a capital-intensive and illiquid form of investing. It typically requires substantial upfront investment, ongoing operational costs, and active involvement unless third-party property managers are hired.

What are Real Estate Investment Trusts (REITs)?

REITs are companies that own, operate, or finance income-producing real estate.

They allow individuals to invest in portfolios of large-scale properties such as shopping malls, office buildings, apartment complexes, or data centers by purchasing publicly or privately traded shares.

Key features of REITs:

• REITs pool capital from investors to buy and manage a diversified portfolio of properties
• Most REITs are required by law (in jurisdictions like the US) to distribute at least 90% of taxable income to shareholders as dividends
• Investors receive regular income in the form of dividends and may benefit from capital gains if the REIT’s share price appreciates
• REITs are often listed on major stock exchanges, making them liquid and accessible, even to small investors

REITs offer a passive way to gain exposure to real estate without the complexity of property ownership. They are professionally managed, highly diversified across regions and sectors, and can be bought or sold like any stock.

However, because REITs are traded securities, their prices are influenced by broader market dynamics, including interest rates, equity market sentiment, and regulatory changes.

It is important to note that investors have no direct control over property selection, tenant management, or financial strategy in an REIT.

Comparing Returns: Are REITs better than real estate?

Both investment properties and REITs are designed to generate returns through a mix of income and capital appreciation, but the mechanisms, predictability, and volatility of those returns vary.

Income Generation

For investment properties:

• Income is generated through monthly rent, which can be a stable source of cash flow if the property is fully occupied and well-managed.
• Rental yields depend heavily on location, tenant quality, property condition, and lease terms.
• Owners must account for potential vacancy periods, maintenance costs, and unexpected repairs, all of which can disrupt income flow.
• However, landlords may have opportunities to raise rents, renovate for higher returns, or repurpose the asset to improve income over time.

For REITs:

• REITs are legally obligated in jurisdictions like Singapore to distribute the majority of their earnings as dividends, often making them attractive for income-focused investors.
• Dividends are usually paid quarterly, and some REITs have track records of consistent or growing payouts.
• Yield varies by REIT sector (e.g. retail, residential, industrial), with some offering higher but riskier returns.
• Dividend income is generally passive and unaffected by property-level operational burdens.

Appreciation Potential

For investment properties:

• Properties can increase in value over time based on market trends, inflation, gentrification, and improvements made by the owner.
• Owners directly benefit from any appreciation upon sale and may be able to leverage equity to acquire additional properties or refinance debt.
• Real estate markets tend to be slow-moving, offering some insulation from short-term volatility but also requiring patience and a long-term view.

For REITs:

• Share prices of REITs can appreciate based on NAV (Net Asset Value) growth, improved income, or favorable market conditions.
• However, because they are traded securities, REIT values are also influenced by equity market dynamics, interest rate changes, and investor sentiment.
• Some REITs are more growth-oriented (reinvesting income rather than paying dividends), while others are income-focused.

In general, investment property offers higher upside if managed skillfully, especially in markets with strong appreciation potential, but it comes with more operational risk.

REITs provide more predictable and passive income, with moderate appreciation linked to broader market forces.

REITS vs Real Estate: Liquidity, Risk, Tax, Management, and Costs

Beyond potential returns, the choice between investment property and REITs hinges on practical trade-offs that affect investor experience, involvement, and financial efficiency.

Here’s how they differ across five critical dimensions.

Liquidity and Accessibility

REITs offer high liquidity and low entry barriers. Publicly traded REITs can be bought or sold instantly through a brokerage account, often with minimal capital, even sometimes under $500.

This makes REITs accessible to investors who want flexibility or need to rebalance quickly. Investment property, by contrast, is illiquid.

Selling a property can take months and incur significant transaction costs, including commissions, legal fees, and capital gains taxes.

Entry also requires substantial upfront capital for down payments, closing costs, and reserves, often costing tens of thousands of dollars or more.

Liquidity is a key differentiator, particularly for investors with shorter time horizons or limited capital.

Risk and Diversification

Investment property concentrates risk. If a tenant stops paying rent or local property values decline, the impact is direct and potentially significant.

Properties are also exposed to location-specific risks like zoning changes, regulatory shifts, or regional economic downturns.

REITs provide instant diversification across multiple properties, sectors (e.g. retail, residential, healthcare), and geographies. This reduces exposure to any single asset’s performance.

However, because REITs trade on public markets, their share prices can be influenced by broader investor sentiment, interest rate movements, or equity market volatility even if the underlying real estate remains stable.

Tax Considerations

Direct property ownership offers powerful tax benefits. Rental income can be offset by deductions for mortgage interest, property taxes, insurance, depreciation, and repairs.

Capital gains on sale may be deferred through 1031 exchanges (like in the US).

REITs must distribute the majority of their taxable income as dividends, which are generally taxed as ordinary income.

Investors have little control over the timing of taxable events, and they cannot directly benefit from depreciation or property-level tax strategies. However, REITs held within retirement or tax-deferred accounts may offer relief.

Management and Involvement

REITs are entirely passive. Once invested, you don’t have to make operational decisions, respond to emergencies, or deal with tenants. All property and portfolio management is handled by professionals.

Investment property requires active oversight. Even with a property manager, you are ultimately responsible for tenant screening, lease compliance, repairs, and financial planning.

Some investors enjoy this control and involvement; others find it burdensome or time-consuming.

Costs and Fees

Investment property involves high upfront and ongoing costs. These include financing charges, maintenance, insurance, property taxes, and potential management fees.

Cash flow must be carefully managed to cover both expected and surprise expenses. REITs charge management and administrative fees, typically embedded in the expense ratio of the fund.

While these costs are less visible, they are ongoing and can vary significantly between REITs. Some private or non-traded REITs may also include performance fees or liquidity restrictions.

Investment Property vs REITs: Who Should Choose What?

Choosing between investment property and REITs ultimately depends on the investor’s goals, resources, risk appetite, and lifestyle preferences. Each approach serves a different type of investor.

Investment Property May Be Better For:

• Hands-on investors who enjoy being involved in the management and growth of tangible assets
• Long-term wealth builders looking to leverage equity and benefit from tax deductions like depreciation and mortgage interest
• Those with substantial upfront capital and the ability to secure financing and absorb maintenance costs
• Investors focused on control, who want to make decisions about property selection, renovations, and rental terms
• People investing in stable or growing real estate markets, especially where appreciation potential is high and tenant demand is strong

Direct ownership offers the chance to actively grow value through improvements, hands-on management, and leveraging market timing. However, it also demands time, patience, and a strong risk tolerance.

REITs May Be Better For:

• Passive investors seeking exposure to real estate without the burden of property management
• Individuals with limited capital who want to start small or diversify without large commitments
• Retirees or income-focused investors looking for consistent dividend payouts with relatively low maintenance
• Those who prioritize liquidity and flexibility, allowing them to reallocate capital as market conditions change
• Investors seeking diversification across property types, sectors, and geographic regions within a single investment

REITs are particularly suitable for those looking to enhance portfolio diversification or add a reliable income stream without locking into long-term property commitments.

Blending Investment Property with REITs

Many sophisticated investors choose to combine both strategies.

For example, owning a rental property for equity growth and control, while also investing in REITs for passive income and diversification.

This can balance liquidity with long-term appreciation and mitigate risk through multiple real estate exposures.

For more personalized guidance, please consult a trusted financial planner.

Pained by financial indecision?

Adam is an internationally recognised author on financial matters with over 830million answer views on Quora, a widely sold book on Amazon, and a contributor on Forbes.