Many investors, frustrated by stock market volatility, turn to real estate investment hoping to earn better returns. A friend recently told me that he prefers buying and selling houses for profit because property prices in his area have risen sharply, unlike his equity investments.

His reasoning is common but raises a bigger question: Is this really a smart path for an ordinary investor? Let’s explore why buying and selling houses for profit is not always as attractive as it seems, and what pitfalls investors must consider before committing their hard-earned money.

The Illiquidity Challenge

Real estate is among the most illiquid asset classes. Selling a house, whether residential or commercial, is rarely quick or easy. Properties can sit on the market for months while owners wait for the right price.

Since most investors are unwilling to accept less than market value, they often delay selling, hoping to find the perfect buyer. This mental anchor on price makes real estate a difficult option for those who need quick access to cash.

If your wealth is concentrated in property, you could find yourself stuck when you need liquidity the most.

Maintenance and Transaction Costs Reduce Returns

One of the most overlooked aspects of real estate investment is the variety of costs that quietly eat into profits. These include:

• Stamp duty and registration charges at the time of purchase, which can range from 5% to 8% depending on the location.

• Brokerage fees, typically around 2% when selling.

• Ongoing maintenance costs, society charges, property taxes, and insurance.

• Renovation expenses required before resale to make a property marketable.

When these are all factored in, the actual return on your investment can be significantly lower than initially expected. Many investors calculate their profit simply as the difference between purchase price and sale price but ignoring these costs can give a false impression of profitability.

Taxation and Its Hidden Impact

Many investors underestimate the tax consequences of flipping properties. While long-term capital gains tax on real estate can be managed with exemptions, short-term gains are taxed at your full income tax slab rate.

This means that profits from selling a property held for less than two years could be significantly reduced once taxes are factored in. Ignoring this aspect can lead to lower-than-expected returns and disappointment when the final numbers are tallied.

Before jumping into real estate investment for short-term profit, it is essential to calculate net gains after taxes.

Rental Yields in India Are Low

Another important point is that rental income from real estate investment in India generally offers poor yields. In most major Indian cities, gross rental yields average only 2% to 3% annually.

This is far lower than what you might earn from even some debt mutual funds (which are fixed income instruments and are not linked to the stock market). Therefore, unless there is significant appreciation in property value, rental income alone often cannot justify holding real estate purely as an investment.

This means that for investors hoping for both income and capital appreciation, real estate may underperform relative to other financial assets.

Behavioral Bias: The Attachment to Property

There is a strong psychological element that drives many investors toward real estate. The fact that it is a tangible, physical asset creates a sense of comfort and security. This “physical asset bias” often leads investors to overestimate the safety and profitability of real estate compared to financial instruments.

It can also result in emotional attachment, making it harder to sell when needed, or encouraging investors to keep buying more properties simply because “real estate always appreciates.” Recognizing this behavioral bias is important in making rational, balanced financial decisions.

Lack of Diversification

A common mistake among real estate-focused investors is failing to diversify their portfolio. When most of your money is locked up in property, your overall financial health becomes tied to a single asset class.

Real estate prices may rise on paper, but true diversification means spreading your money across different asset classes to reduce risk and ensure steady growth. Equity, for example, remains one of the few investment avenues proven to consistently outpace inflation over long periods.

Ignoring diversification exposes you to unnecessary risk and limits your ability to respond flexibly to changing market conditions.

Time Commitment and Hidden Costs

Real estate investment is far from passive. If you are a salaried professional with limited free time, managing property sales yourself can be exhausting. Coordinating with brokers, arranging viewings, negotiating with buyers, and handling paperwork all take significant effort.

Even outsourcing this work to an agent comes at a cost, typically around 2% of the sale price, further reducing your profits.

Ask yourself honestly: do you have the time, energy, and patience required to flip properties successfully?

What Is Your Purpose for Owning Property?

Many investors enter real estate investment without clearly defining why they own additional properties. If you already have a house to live in, what purpose does your second or third property serve?

Was it intended for retirement, estate planning, or as a gift for a family member? Investors often lose sight of these original goals when they see property prices rise. The temptation to sell and reinvest for short-term gains can turn into speculation rather than planned investing.

It is worth stepping back and asking whether holding the property long-term might serve your financial goals better than constantly buying and selling.

For most ordinary investors, real estate investment through frequent buying and selling can be more complex, risky, and less profitable than it appears. Illiquidity, taxation, hidden costs, low rental yields, behavioral biases, concentration risk, and time demands all combine to make this strategy challenging.

A sound financial plan relies on diversification, discipline, and aligning investments with your life goals and risk tolerance. Before you decide to buy and sell houses for profit, ensure you have fully understood these factors and how they fit into your broader financial journey.

Need help building a well-diversified, goal-focused investment plan?
At Enrichwise, we guide you beyond property speculation, helping you align your investments with your financial goals, risk appetite, and time horizon. Whether you are just starting your journey or rethinking your real estate exposure, our experienced professionals can help craft a balanced strategy tailored for you.

Contact Enrichwise today for a personal consultation and take the first step toward smarter investing.