142# Why Banks Are the Most Passive Investors in Your Property

NOTG - Nuggets on the Go by PropertyLimBrothers

In this episode of Nuggets On The Go, Melvin Lim from PropertyLimBrothers reveals the often-overlooked mechanics behind successful real estate investment—framing the bank and the tenant as your silent co-investors. Through a detailed financial walkthrough, he illustrates how leverage, structured repayments, and tenant contributions combine to create a capital-efficient strategy that multiplies returns.

Using a hypothetical $2 million property, Melvin Lim compares fully paid versus leveraged scenarios, breaking down how $500,000 in equity, paired with bank financing and rental income, can unlock over $1.1 million in value over time. The discussion also highlights the role of cash flow, principal amortisation, and risk management in maintaining healthy property investments.

For those considering a leveraged property purchase, navigating rental yield gaps, or exploring tenant-supported ownership models, this episode offers grounded perspectives.

0:00 - Introduction: The Two Investors in Your Real Estate Journey
1:07 - Leveraged vs. Non-Leveraged Investing
1:43 - Understanding 75% LTV and TDSR
2:31 - The Core Question: Better Return on Capital - Cash vs. Leverage
3:07 - The Power of Healthy Leverage and the Multiplication Formula
3:45 - Return on Capital (ROC): Fully Paid (20%) vs. Leveraged (80%) Scenario
5:04 - Summary: Leveraging vs. Non-Leveraging Approach
5:15 - Risk Factors: Sustaining Monthly Instalments and Cash Flow
5:37 - Recap: The Four Quadrants of Real Estate Analysis
6:14 - Investor 1: The Bank (Your Co-Investor)
6:32 - The Bank's Interest: Principal, Interest, and No Share in Profit
9:14 - Investor 2: The Tenant (Your Second Co-Investor)
9:25 - The Tenant's Role: Co-Investing on a Monthly Basis
11:47 - The Owner's Rights: Paying Costs for Full Profit Ownership
12:20 - Win-Win-Win Scenario: Owner, Bank, and Tenant Benefits
12:47 - Loan Balance Reduction Example over 4 Years
13:34 - Amortisation Table Breakdown: Principal vs. Interest
14:11 - How Tenant's Rent Covers P+I and Reduces Loan Balance
15:47 - Summary: The Two Investors at Work and Their Contributions
16:36 - Property Owner's Gains: Appreciation, Principal Pay down, and Initial Capital Back
17:45 - Mental Accounting: Cash Flow vs. End-Game Unlocked Profit
19:48 - Next Step: Refunding Unlocked Capital to Fund Next Property Investment