What is trust deed investing?


What is trust deed investing?

Trust deed investing is a unique form of investment that revolves around real estate loans, offering investors an opportunity to earn interest income while providing funding to borrowers for their real estate projects. This form of investing involves the purchase of promissory notes secured by trust deeds, which are essentially legal documents that serve as evidence of a debt obligation. Trust deed investing can offer investors attractive yields and a stable income stream, but like any investment, it comes with its own set of risks and considerations. In this comprehensive guide, we will delve into the ins and outs of trust deed investing, discussing its advantages, potential risks, and ways to get started.

Understanding Trust Deeds and Promissory Notes

To fully comprehend trust deed investing, it is important to understand the difference between trust deeds and promissory notes. A promissory note is a legal document that spells out the terms of a loan, including the principal amount, interest rate, and repayment schedule. The borrower signs this document, promising to repay the loan according to the agreed-upon terms.

A trust deed, on the other hand, is a legal document that secures the promissory note by giving the lender a claim on the borrower’s real estate property. The trust deed is recorded in the public records, establishing a lien on the property. If the borrower defaults on the loan, the lender can foreclose on the property to recover their investment.

How Trust Deed Investing Works

In trust deed investing, investors purchase promissory notes secured by trust deeds, essentially becoming the lender in a real estate transaction. The borrower, usually a real estate developer or property owner, uses the funds for a specific project or purpose, such as purchasing, renovating, or constructing a property. The investor earns interest on the loan, which is typically higher than traditional fixed-income investments, such as bonds or certificates of deposit.

Trust deed investments can be structured in various ways:

Fractionalized Trust Deeds: Multiple investors pool their funds together to finance a single loan. Each investor owns a fraction of the trust deed and receives a proportional share of the interest income.

Whole Trust Deeds: An individual investor fully funds the loan and holds the entire trust deed. This approach provides the investor with more control over the investment, but it also requires a larger capital outlay.

Advantages of Trust Deed Investing

Trust deed investing offers several benefits to investors, including:

Attractive Yields: Trust deed investments typically provide higher interest rates compared to traditional fixed-income investments, such as bonds or certificates of deposit. This can lead to a more attractive risk-reward profile for investors.

Collateral Security: The trust deed secures the investment by giving the investor a claim on the borrower’s real estate property. In the event of a default, the investor can foreclose on the property and sell it to recover their investment.

Passive Income: Trust deed investing allows investors to earn passive income in the form of interest payments, without the need to actively manage the investment.

Diversification: Adding trust deed investments to a portfolio can help diversify an investor’s holdings, potentially reducing overall risk.

Risks and Considerations

While trust deed investing can be an attractive opportunity, it also comes with its own set of risks and considerations:

Default Risk: The primary risk in trust deed investing is the possibility that the borrower may default on their loan. In such cases, the investor may have to foreclose on the property and sell it to recover their investment, which can be a lengthy and costly process.

Illiquidity: Trust deed investments are typically illiquid, meaning they cannot be easily bought or sold in the secondary market. This can make it difficult for investors to access their capital quickly if they need to liquidate their investment. Investors should be prepared to hold trust deed investments until maturity or until the borrower repays the loan in full.

Market Risk: Trust deed investments are subject to fluctuations in the real estate market, which can impact property values and the borrower’s ability to repay the loan. A downturn in the market could result in lower property values, making it more difficult for the investor to recover their investment in the event of a default.

Interest Rate Risk: Changes in prevailing interest rates can affect the attractiveness of trust deed investments. If interest rates rise, the fixed-rate interest payments on trust deed investments may become less appealing to investors, potentially reducing the market value of these investments.

Due Diligence: Trust deed investing requires thorough due diligence to evaluate the creditworthiness of the borrower, the value of the underlying property, and the terms of the loan. Failure to conduct adequate due diligence can expose investors to unnecessary risks.

Getting Started with Trust Deed Investing

For investors interested in exploring trust deed investing, the following steps can help guide the process:

Research: Begin by conducting thorough research on trust deed investing, including the benefits, risks, and various investment structures. This will help you better understand the investment opportunity and determine if it aligns with your financial goals and risk tolerance.

Consult Professionals: Speak with financial advisors, attorneys, or other professionals experienced in trust deed investing to gain insight into the process and legal requirements. They can help you navigate the complexities of trust deed investments and provide valuable guidance.

Evaluate Investment Opportunities: Assess potential trust deed investment opportunities by reviewing the borrower’s creditworthiness, the property’s value, and the terms of the loan. Look for investments that offer attractive yields, but also consider the potential risks involved.

Diversify: As with any investment, it’s important to diversify your trust deed investments to mitigate risk. Consider investing in a variety of trust deeds with different loan terms, property types, and geographical locations to spread your risk.

Monitor and Manage: Once you’ve invested in a trust deed, monitor the investment closely to ensure timely interest payments and loan performance. Stay informed about changes in the real estate market that may impact your investment and be prepared to take action if necessary.


Trust deed investing offers a unique opportunity for investors to earn attractive yields while providing funding for real estate projects. By understanding the key components of trust deed investing, such as the difference between trust deeds and promissory notes, and the various investment structures, investors can make informed decisions about whether this type of investment aligns with their financial goals and risk tolerance.

However, it’s essential to be aware of the risks involved in trust deed investing, including default risk, illiquidity, market risk, and interest rate risk. By conducting thorough due diligence, consulting with professionals, and diversifying your investments, you can minimize these risks and potentially achieve a stable income stream through trust deed investing.