First Mortgage PIE Trust

The First Mortgage PIE Trust (PIE Trust) is a managed investment fund that invests into the First Mortgage Trust Group Investment Fund (FMT GIF). The FMT GIF invests into loans backed by first mortgages over land & buildings, and also invests in cash deposits at registered banks to maintain liquidity.
The investment objective is to provide investors with an income return at a level better than bank deposits and competitive with comparable investments.

Peace of Mind Investing

For nearly 30 years the FMT GIF has been offering consistent returns to investors. In all that time we haven't missed a quarterly distribution payment and we've never lost of a cent of investor capital, not during the GFC or during the Covid-19 Pandemic.

While past performance is not a reliable indicator of future performance, this is something that we’re very proud of, and that we’re committed to maintaining.



Over $1.6 billion
in FUM



Loan Book

Over $1.4 billion
in loans


630+ first

How the PIE Trust works

Fund Differences

What's the difference between the PIE Trust and the FMT GIF?

The main benefits of investing in the PIE Trust are:

  • PIE tax rates: You may be able to pay less tax (compared with an investment subject to normal income tax).
  • No tax returns: Generally, the PIE Trust pays tax on behalf of each individual New Zealand resident investor, at the investor’s nominated PIR tax rate.
  • Flow-through vehicle: Where an investor is “zero rated” a PIE is a flow through tax structure. This has advantages for non-taxable investors.

More information on this is available by clicking the button below.

Which fund is right for me?

Investment Terms

There is no fixed term for an investment in the PIE Trust, meaning investors’ funds are normally accessible, if needed. However, we do reserve the right to charge withdrawal fees in the first two years of investment.

You can start investing with us with as little as $500.

Investment Objective

The investment objective of the PIE Trust is the same as that of the FMT GIF: To provide investors with an income return at a level which is better than bank deposits.

Every quarter, at the end of March, June, September, and December, we distribute returns to our investors. They can choose to have these returns paid into their bank account or reinvested back into the fund.

Target Returns

While it cannot be assured, our objective as manager of the FMT GIF is to give investors an annualised pre-tax quarterly return (after fees and expenses) of at least 1% per annum higher than the average of the 12-month term deposit rates offered by New Zealand’s four main trading banks, and competitive with comparable investments.

The advertised quarterly rate is always before tax, but after fees (and expenses) have been deducted.

Risk Indicator

With any investment there are risks and a chance the return may be different from what is expected. The key to our success has been our conversative approach and the first mortgage investment security we require when lending (via first mortgages on New Zealand land and buildings with relatively conservative loan to valuation ratios).

The PIE Trust currently has a risk indicator of 1, which does not mean it is a risk-free investment. For more information, please refer to the PIE Trust’s Product Disclosure Statement.

Risk Indicator


There are no management fees for the PIE Trust. However, the FMT GIF charges are estimated at 1.7% of the Fund value including GST (if any). This is subject to change. These charges are indirectly fees of the PIE Trust and therefore affect your investment return.

We also reserve the right to charge a withdrawal fee of 2% of the amount withdrawn during the first year of investment in units and 1% of the amount withdrawn during the second year of investment. There is no withdrawal fee for investors who withdraw after their second year of investment.

There are no upfront fees when you invest with FMT.

Why investors choose us

Consistent Returns

At FMT, we focus on protecting investor capital and providing a steady return rather than seeking higher risk, potentially higher return opportunities. We’ve paid out over $115 million in returns to investors in the past 12 months.

At the same time our investors get the peace of mind of knowing that their money is being invested right here in New Zealand, helping grow our local economy.

Want to learn more about how we do this? Check out some of some of the projects we have successfully funded.

View Case Studies

PIE Trust Investment Returns

This graph shows the historical annualised pre-tax quarterly distribution rates (after fees and expenses) the PIE Trust has achieved for its investors since 2017.

Do you have any questions that haven't been answered?

We have a comprehensive Frequently Asked Questions section that may answer your query, and there is plenty of information available in the PIE Trust Product Disclosure Statement

Frequently Asked Questions
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              Which type of fund is right for me?

              Complete this questionnaire to see what type of fund might be the most tax effective for your circumstances. Please note, this is just a guide and we recommend you seek professional tax advice.

              Are you investing as an individual or trust?
              Other investor types should seek professional tax advice.


              Is your tax return completed by a tax adviser or accountant?

              Can you reasonably estimate your own annual income?

              What is your total income from all sources (including PIE income)?

              YOUR RESULTS

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              Do you distribute all annual income to beneficiaries?

              Do all Trusts beneficiaries earn more than $48K from all sources (including PIE income)?

              YOUR RESULTS

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              Disclaimer – This tool is intended to provide general guidance only. This tool does not take into account your particular financial situation, objectives or goals.

              There are alternative strategies which may provide better outcomes, we recommend you seek independent advice before making any investment decision. If you have completed this guide and wish to discuss this, we recommend you seek professional tax advice.