The Property Couch
Australia’s top property podcast for everyday investors who want real results, not hype.Originally shaped by long-time hosts Ben Kingsley and Bryce Holdaway, The Property Couch has evolved into a new chapter led by Ben alongside the expanded Couch Crew. The foundations remain the same: practical frameworks, clear thinking, and real stories that help Australians make smarter decisions.Backed by data, banter, and proudly anti-spruiker since 2015!W: https://thepropertycouch.com.au/
The Money Beliefs You Didn’t Know You Had | Throwback Tuesdays
Think back to your very first interaction with money. Not your first job or bank account, but the first time it was physically in your hands.
For most of us, it probably went something like this: you were a toddler, you found a coin, and you put it straight in your mouth. An adult pulled it out and said: Don’t do that. Money is dirty.
Obviously, they were talking about germs. But it’s a fascinating example of how early the language around money begins.
In this week’s Throw...
What Happens If Your Income Stops? | FUNdamental Fridays
Most people don't avoid insurance because they think it's bad. They avoid it because they'll "get around to it later."
In this episode of Friday Fundamentals, Shane sits down with insurance specialist Don Glendinning to bust some of the biggest myths surrounding life insurance, income protection and personal cover.
They unpack why so many Australians delay getting insurance, what can happen when unexpected events strike, and why even basic cover can be better than having none at all.
Whether you're buying a home, starting a family, building wealth, or...
620 | High Yield, Hard Exit: What If There's No Buyers - Chat with Lachlan Delahunty
What if the property that solves your cash-flow problem today creates a much bigger problem tomorrow? 🚨
With property investors reassessing their next move, high-yield apartments and commercial property are attracting attention. But behind the attractive numbers, are buyers asking enough questions about asset quality, vacancy risk and who will eventually buy the property from them?
In Episode 620, Lachlan Delahunty from Follio returns to join Ben for a post-budget follow-discussion in Episode 601.
🔍 They unpack the risks emerging as investors chase yield, why some regional property owners could struggle to find an exit bu...
What Financial Freedom Actually Looks Like | Throwback Tuesdays
Ask most people what financial freedom looks like and you’ll get a number. A portfolio size, a passive income figure, a date on the calendar.
Michael Kemp answers it with three words instead: friends, family, freedom.
In this week’s Throwback Tuesday snippet, Michael (author of The Ulysses Contract) explains why he sees money as a pool of capital rather than simply a way to buy things... and why the goal is to live off the harvest, not the farm itself.
Plus: the 2,300-year-old Greek philosopher who was thinking about thes...
New Auction Rules Might Be Making Things Worse | FUNdamental Fridays
If a property reaches its advertised reserve price... doesn't it have to sell?
Surprisingly, no.
In this week's FUNdamental Friday, Shane Pope is joined by veteran auctioneer Glen Coutinho to unpack Victoria's recent auction rule changes and explain why they may be creating more confusion rather than clarity.
They discuss:
✅ What happens when a reserve price is published
✅ Whether a vendor is actually required to sell
✅ Why buyers may be misunderstanding the new rules
✅ How auctions are changing in response to the legislation
✅ Why some properties may still sell...
619 | Recession-Proof Properties & Foolproof Rules of the School Belt - Chat with Glen Coutinho
Some properties keep attracting buyers. Others need a discount to get their attention.
What separates the two? Is it the renovation? The suburb? The school around the corner? Or could moving just one street over change what you’re really buying?
This week, Glen Coutinho, RT Edgar Sales Manager, returns to The Property Couch almost a decade after his first appearance, joining Ben Kingsley and Shane Pope to unpack the lessons that come from 40 years in real estate.
From Melbourne to Beverly Hills and back, Glen has built his career in what he calls...
How to Stop Money Slipping Through Your Fingers | Throwback Tuesdays
You get paid. You’re careful. You don’t do anything extravagant. Then a week later, you check your bank account and think… where did it all go?!
In this week’s Throwback Tuesday snippet, Ben and Bryce unpack the idea of slippage (the small, everyday spending that quietly adds up...) and explain why the answer isn’t necessarily more willpower.
📖 How to Stop Money Slipping Through Your Fingers
🎧 Listen to the original episode
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LISTEN TO THE FIRST 20 EPISODES HER...
Would You Rather Own 1 Great Property Or 12 Average Ones? | FUNdamental Fridays
Is owning more investment properties always better?
Not necessarily.
In this week's FUNdamental Friday, Ben Kingsley sits down with Lachlan Delhunty from The Folio Group to discuss one of the biggest misconceptions in property investing:
The belief that more properties automatically means more wealth.
Lachlan shares a real-world example of an investor who accumulated 12 properties across four years, only to discover the portfolio wasn't producing the results they expected.
They discuss:
✅ Quality vs quantity in property investing
✅ Why equity matters more than property count
✅ The risks...
618 | The $4.5 Million Asset Behind Your Property Portfolio? - Chat with Don Glendinning
Your biggest asset may not be your home or property portfolio. It could be your ability to keep earning an income. But what happens to everything you’ve built if illness, injury or death suddenly takes that income away?
In Episode 618 of The Property Couch, Ben is joined by Chemere Brown, Head of Financial Planning at Empower Wealth, and Don Glendinning, Regional Sales Manager at NEOS, to unpack the personal insurance safety net behind your wealth plan.
Through real-life claim stories, they explore:
🏠 Whether your family could ke...Breaking: Could Victoria's New Auction Rules Make Things Worse for Buyers?
Victoria has introduced major changes to the way residential properties are sold, including new reserve price rules for auctions and fixed-date sales. But will the reforms actually make things easier for buyers?
In this breaking news episode, Ben Kingsley is joined by Couch Crew regular Ben Thompson (qualified property investment adviser by day and licensed auctioneer on weekends) to unpack the new rules and the unintended consequences buyers need to know about.
📖 Read our full breakdown
🎥 Watch PRE-Purchase, our free 10-part “How to Buy a Home” series
🤝 Book a free buyer's a...
Should Wealthy Retirees Still Get Government Benefits? | FUNdamental Fridays
Can Australia continue funding the level of concessions, subsidies and benefits we're currently providing?
In this week's FUNdamental Friday, Ben Kingsley is joined by Evan Lucas for a thought-provoking discussion about government spending, welfare, pensions and the growing cost of supporting an ageing population.
The conversation explores whether Australia's safety net is targeted in the right places, and whether some government benefits should be better aligned with financial need.
They discuss:
✅ Age pensions and means testing
✅ Concession cards and public transport benefits
✅ The Pharmaceutical Benefits Scheme (PBS)
✅...
617 | How Is Prime Land Created to Outperform Over Decades?
Why does land in one suburb command a lasting premium while land somewhere else doesn’t...even when both have houses, shops and transport? 📈
In this special solo episode, Ben shares his latest framework shaped by more than 30 years of property experience. He takes us beyond the headlines and short-term market cycles to explain the forces that can make a location more valuable over decades: jobs, accessibility, scarcity, lifestyle, buyer behaviour and the momentum that builds when these factors come together.
It’s a deeper dive than usual, but the practical question is simple: how do y...
(LIVE) RBA Sep 2026 | Rates Hit a 15-Year High. What Happens Next?
Four rate rises this year. And the RBA may not be finished yet...
The Reserve Bank has unanimously raised the cash rate by another 0.25 percentage points, taking it to 4.60% — its highest level in 15 years.
With property prices falling and the economy showing signs of slowing, could another rate rise be on the cards in November?
Ben Kingsley and economist Evan Lucas unpack today’s decision in this September Economic & RBA Update.
💡 Thinking about refinancing or adjusting your loan strategy? Let the Empower Wealth Mortgage Broking team help you compare your options.
How To Tell If An Agent Is Legit | FUNdamental Fridays
How do you know whether you're choosing a good buyer's agent?
Following the recent collapse of several buyer's agency businesses, Shane Pope and Ben Thompson tackle an important question:
What should property buyers be looking for when selecting a buyer's agent?
In this week's FUNdamental Friday, they discuss the red flags, warning signs and key qualities that can help buyers make a more informed decision.
They explore:
✅ Why paying large fees upfront may be risky
✅ The importance of proven philosophies and track records
✅ Why "one-size-fits-all" property advice should raise...
616 | Why Chasing Yield Could Cost You - Q&A Day
With borrowing capacity tightening and negative gearing changes reshaping the numbers, investors are being pushed towards cheaper properties, higher yields and new strategies.
But could adapting to the new environment mean compromising the quality of your assets?
In this jam-packed Q&A episode, Ben, Polly and Luke unpack the post-budget property traps investors need to avoid, before answering listener questions about grandfathering, offset accounts, upgrading the family home and preserving financial flexibility.
Listen now!
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📊 The Upgraded Case Study SeriesExplore seven refreshed case st...
What Should I Do After Watching PRE-Purchase? | PRE-Purchase Conclusion
Over the past 10 episodes, we've covered the complete home-buying journey.
From defining your brief and researching the market through to inspections, negotiations, auctions, settlement and moving in, PRE-Purchase was created to help buyers navigate one of life's biggest financial decisions with greater confidence.
This final episode is simply a thank you.
Thank you for coming along on the journey, for sending in questions, and for helping shape a series that was built around the real challenges buyers face every day.
We hope the series has given you practical tools, useful frameworks...
What Actually Happens On Settlement Day? | PRE-Purchase Ep 10
Settlement day is finally here.
After months of preparation, research, inspections, negotiations and paperwork, ownership of the property is about to transfer into your name.
But what actually happens on settlement day?
In Episode 10 of PRE-Purchase, Ben Thompson and Shane Pope explain how settlement works, what PEXA is, when you'll receive the keys, and the practical lessons they've learned from years of helping buyers navigate moving day.
You'll also learn why settlement times aren't guarantees, how property settlements can become linked together, and how to reduce stress when organising your move.<...
What Happens At A Pre-Settlement Inspection? | PRE-Purchase Ep 9
You've bought the property.
You've gone unconditional.
Settlement is approaching.
Now comes one final check.
In Episode 9 of PRE-Purchase, Ben Thompson and Shane Pope explain the purpose of a pre-settlement inspection, what buyers should be checking, and what to do if something isn't working or has changed since the day you purchased the property.
Many buyers mistakenly think a pre-settlement inspection is another building inspection.
It's not.
The purpose is to confirm the property is being delivered in substantially the same condition as when you...
What Happens When A Property Passes In At Auction? | PRE-Purchase Ep 8
The auction is over.
You're the highest bidder.
But the property didn't sell.
Now what?
In Episode 8 of PRE-Purchase, Ben Thompson and Shane Pope unpack one of the most misunderstood parts of the buying process: negotiating after a property passes in.
You'll learn what happens immediately after the auction, why buyers shouldn't rush to increase their offer, the first question to ask the agent, and how experienced buyers use time, information and good questions to negotiate more effectively.
This episode follows directly from Episode 7 and focuses on...
How Does Buying At Auction Actually Work? | PRE-Purchase Ep 7
Auction day can be one of the most exciting and intimidating parts of the home-buying journey.
In Episode 7 of PRE-Purchase, Ben Thompson and Shane Pope walk through exactly what happens on auction day, from arriving at the property and understanding auction terminology through to bidding strategies, reserve prices and signing contracts after a successful purchase.
This episode focuses on what happens when you're buying at auction and successfully purchase the property.
You'll learn how auction proceedings work, the terminology you'll hear, and practical strategies buyers use to approach auctions with greater confidence.
<...
What Happens Once My Offer Is Accepted? | PRE-Purchase Ep 6
Your offer has been accepted.
Time to celebrate... but not quite settle in just yet.
In Episode 6 of PRE-Purchase, Ben Thompson and Shane Pope explain what happens between having an offer accepted and becoming unconditional.
This is the stage where finance approval, building inspections and pest inspections are finalised. While many buyers think the deal is done once their offer is accepted, there are still some important steps to complete before the property officially becomes unconditional.
You'll learn what your broker, solicitor and inspectors are doing behind the scenes, what can...
How Do I Negotiate With An Agent? | PRE-Purchase Ep 5
You've found the property.
You've completed your research.
You've done your inspections and due diligence.
Now it's time to negotiate.
In Episode 5 of PRE-Purchase, Ben Thompson and Shane Pope unpack one of the most challenging stages of the home-buying journey: negotiating a private sale.
You'll learn why understanding the campaign matters, how to work with agents effectively, what "rules of engagement" actually mean, and why the strongest offer isn't always the highest offer.
Whether the property is being sold via private treaty, expression of interest or sale...
What Due Diligence Should I Complete Before Buying A Home? | PRE-Purchase Ep 4
You've found a property you like.
You've completed your research.
Now comes one of the most important questions in the entire buying journey:
Are you actually ready to commit?
In Episode 4 of PRE-PURCHASE, Ben Thompson and Shane Pope walk through the final checks buyers should complete before making an offer or raising their hand at auction.
From building and pest inspections to contract reviews, street inspections, neighbour considerations and risk management, this episode focuses on reducing surprises before you commit to one of the biggest financial decisions of your...
What Should I Look For When Inspecting A Property? | PRE-Purchase Ep 3
A property can look great on inspection day... but what are you actually looking for?
In Episode 3 of PRE-Purchase, Ben Thompson and Shane Pope walk through one of the most important stages of the buying journey: property inspections.
From identifying red flags and hidden risks to understanding presentation techniques and buyer competition, this episode helps buyers inspect properties with greater confidence and a more critical eye.
You'll learn how to assess a property's condition, recognise common warning signs and understand what other buyers may be seeing when they walk through the same home.<...
How Do I Search For A Home And Avoid Wasting Time? | PRE-Purchase Ep 2
Most buyers don't lose money because they failed to find a property. They lose money because they didn't spend enough time understanding the market.
In Episode 2 of PRE-PURCHASE, Ben Thompson and Shane Pope explain how to research property properly, set effective search parameters and build the market knowledge needed to buy with confidence.
This episode builds on Episode 1 and explores what happens after you've designed your property brief. You'll learn why inspecting properties is one of the most important parts of the buying process, how to use online portals effectively and why the best buyers...
Designing Your Property Brief: The Most Important Step Before You Buy | PRE-Purchase Ep 1
Most buyers start searching for properties before they know exactly what they're looking for.
That's where problems begin.
In Episode 1 of PRE-PURCHASE, Ben Thompson and Shane Pope explain why creating a clear property brief is the foundation of a successful property search.
Before you start attending inspections, speaking to agents or scrolling property websites, you need clarity around what you're actually trying to buy.
In this episode, Ben and Shane introduce the Buyer's Quadrant, discuss the importance of separating needs from wants, and explain how a well-designed brief can save time...
The First Home Buyer Guide: Start Here | PRE-Purchase
Thinking about buying a home but not sure where to start?
Welcome to PRE-PURCHASE, a practical step-by-step series designed to help buyers navigate one of life's biggest financial decisions with greater confidence.
In this introductory episode, Ben Thompson and Shane Pope explain why they created the series, share their backgrounds in property, and walk through the framework that will guide the next 10 episodes.
Whether you're preparing to buy your first home, upgrading, downsizing or simply looking to better understand the buying process, this series is designed to help you make more informed decisions...
Is Your Property Worth Less Than You Paid? | FUNdamental Fridays
What happens if your property is suddenly worth less than you paid for it?
It's a question many homeowners and investors are asking as property values soften in some parts of Australia.
In this week's FUNdamental Friday, Ben Thompson and mortgage broker Luke Oxenham unpack the reality behind declining property values, negative equity and what it actually means for homeowners.
They discuss:
✅ What negative equity really is
✅ Why it doesn't automatically mean financial stress
✅ The difference between a valuation and your long-term plan
✅ Equity release strategies during changing markets<...
615 | The $86K Gap Putting Australian Women at Financial Risk
What would happen to your finances if the person who usually manages the money was no longer there?
In Episode 615, Ben Kingsley, Kirsty Dunphey and Polly Chu explore women’s financial independence and the risks that can quietly build through career breaks, unpaid caring responsibilities and leaving the bigger financial decisions to a partner.
They also share practical ways to protect your future, from understanding your cash flow and investments to super contribution splitting, household money meetings, insurance and estate planning. 🛡️
Financial independence isn’t about expecting the worst...
Your Brain Is Costing You Money | Throwback Tuesdays
You probably like to think your financial decisions are rational.
But behavioural economics tells us that emotion, instinct and old rules of thumb can influence our decisions far more than we realise.
In this week’s Throwback Tuesday, Ben and Bryce revisit their conversation with Phil Slade on the “ape brain”, reacting versus responding, and why the rules that once kept us safe can sometimes work against us when it comes to money.
For the original episode, tune in here: Episode 338 | Going Ape S#!t: How To Hack Your Brain To Make M...
Why Property Investors Need to Prepare for 1 July 2027 NOW | FUNdamental Fridays
Could millions of Australian property investors be leaving things too late?
In this week's FUNdamental Friday, Ben Kingsley sits down with Greg Sugars from Preston Rowe Paterson to discuss the practical challenges surrounding the government's upcoming capital gains tax valuation requirements.
With approximately 3.5 million investment properties across Australia and only around 6,000 valuers available, Greg explains why investors should start planning now rather than waiting until the last minute.
They discuss:
✅ Why 1 July 2027 matters
✅ The growing demand for certified property valuations
✅ Why relying on automated valuation models could be risky
✅...
614 | Property D-Day: The Decisions Investors Can’t Avoid – Q&A Day
With cooling market conditions, tax changes and another rate rise expected this year, uncomfortable decisions are starting to surface for many investors.
In this jam-packed Q&A Day, Ben is joined by Couch Crew, Ben Thompson (QPIA) and Shane Pope (Buyers Agent), to tackle four real scenarios facing property investors right now.
Should you sell a good property when cash flow gets tight? Have recent tax changes fundamentally changed the investment equation? What happens when the regional portfolio you built to eventually buy your dream home starts falling behind? An...How Much Money is Enough? | Throwback Tuesdays
How much money is enough?
It sounds like a simple question, but most of us have never actually defined the answer.
In this week’s Throwback Tuesday, Ben and Bryce revisit a powerful idea from The Psychology of Money and explore why the comparison game is one you can never win... and how to start working out your own “enough” number.
Because if you don’t know what enough looks like, how will you ever know when you’ve arrived?
For the original episode, tune in here: Episode 39...
What REALLY Happens During a Bank Valuation? | FUNdamental Fridays
Do you need to clean your home before a bank valuation?
In this week's FUNdamental Friday, Ben Kingsley is joined by Neal Ellis from Preston Rowe Paterson to lift the curtain on how bank valuations actually work.
Many property owners assume valuers are looking for spotless homes, premium finishes and perfect presentation.
The reality is very different.
Neal explains what banks really want from a valuation, why speed of access matters more than a clean house, how comparable sales drive valuation outcomes, and what risk factors lenders pay attention...
613 | How to Run Your Rental Property on Autopilot
Most investors think they’re buying a property. What they don’t realise is they’re also taking on a small rental business.
That business generates income, incurs expenses, carries risk and creates ongoing tax, compliance and record-keeping responsibilities. While a great property manager can handle much of the day-to-day work, there are some jobs only the owner can oversee.
In this practical episode, Ben is joined by Senior Tax Adviser Danish Ahmed and Moorr Product Manager (and fellow property investor) Connor Christie to unpack what it really takes to run an investment property well.
They...
Why Do Interest Rates Rise When Prices Are Already High? | Throwback Tuesdays
Remember when broccoli cost $11 a kilo? 🥦
When everyday essentials are already getting more expensive, raising interest rates can feel completely backwards.
In this Throwback Tuesday snippet, Ben and Bryce explain why the RBA does it anyway... and how cooling demand can help stop inflation from becoming an even bigger problem.
For the original episode, tune in here: Episode 404 | What do Inflation, Interest Rates & Broccoli Have to Do with Property?!
LISTEN TO THE FIRST 20 EPISODES HERE >>
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The Best Property Deals Aren't Off-Market Right Now | FUNdamental Fridays
Do off-market properties really offer the best value?
In this Friday Fundamentals episode, Shane Pope and Ben Thompson challenge one of the most common assumptions in property buying.
Many buyers believe the best opportunities are hidden away off-market. But in today's market, the guys argue some of the strongest buying opportunities are actually being found on-market, particularly after failed auction campaigns.
Together they unpack:
✅ The difference between on-market and off-market properties
✅ Why vendor motivation matters more than exclusivity
✅ How today's market conditions have changed the equation
✅ Why some...
612 | Residential vs Commercial: What Stacks Up? - Chat with Neal Ellis & Greg Sugars
Brisbane may already be turning. Interstate investors may be splitting cities into two-tier markets. And 200+ valuers across Australia and New Zealand are the first to know it.
Ben is joined by Preston Rowe Paterson's Neal Ellis and Greg Sugars, who draw on that ground-level valuer network to unpack what's really happening in residential property, including the warning signs that headlines are missing.
The conversation shifts to commercial, where tax changes are pulling more investors beyond residential. Does commercial genuinely offer a better opportunity, or are its higher yields hiding bigger risks?
Vacant offices, ove...
Why Should I Invest When I’m Already Doing Well? | Throwback Tuesdays
You’re doing all the right things: steady income, paying down the mortgage, building up the offset. So… why take on more risk?
In this Throwback Tuesday snippet, Ben and Bryce unpack why doing well today doesn’t automatically mean you’re set for the future, and why the right investment strategy starts with knowing what you actually want your money to do.
For the original episode, tune in here: Episode 223 | How to Overcome your Fear in Taking The Next Step.
LISTEN TO THE FIRST 20 EPISODES HERE >>
<...
Why Every Bank Gives You a Different Answer | FUNdamental Fridays
How much can you really borrow?
In this Friday Fundamentals episode, Ben Kingsley sits down with mortgage broker Luke Oxenham to unpack one of the most common questions property buyers ask:
"How much can I borrow?"
The answer isn't always straightforward.
Luke explains how lenders assess income, expenses, HELP debt, credit cards, business income, car loans and more, plus why different banks can produce dramatically different borrowing outcomes for the exact same borrower.
They also discuss why borrowing capacity shouldn't be confused with borrowing comfort...
