The Elephant In The Room Property Podcast | Inside Australian Real Estate

The property market may be turning, but the headline numbers don’t tell the whole story.

Gerard Burg joins Veronica and Chris to unpack what’s really happening beneath the national figures, from Brisbane’s rapid shift from growth to decline to the growing gap between premium and more affordable markets.

They explore what rising listings actually reveal about buyer and seller behaviour, why affordability has become such a powerful constraint, and whether recent policy changes are driving the downturn or simply arriving after the warning signs were already there. Gerard also explains what Cotality’s suburb...

Do you really need 10 properties to build wealth? Or has the property industry convinced investors that bigger portfolios automatically mean better outcomes?

In this episode, Jordan de Jong, founder of Gameplans, joins Veronica and Chris to unpack the realities of property portfolio planning, borrowing capacity and the growing grey area between property strategy and financial advice.

We explore why buying more properties can actually work against investors, how outdated strategies can send people down the wrong path, and why the quality of the asset may matter far more than the number of properties you own...

For years, Steve Palise told people not to buy the home they live in. Then he bought a $6 million home on Sydney’s Northern Beaches himself. So what changed?

In this episode, Steve joins Veronica and Chris to explain the shift from a purely financial decision to one shaped by family, lifestyle, security and the freedom that comes with success.

The conversation then turns to the growing rush into commercial property. With investor interest surging, Steve explains why commercial property is fundamentally more complicated than residential, from lease reviews and tenant risk to vacancy studies, pl...

The government has framed its proposed capital gains tax changes as a way to tackle intergenerational unfairness.

But what happens when the same reforms make it harder for younger Australians to build wealth, save a deposit, invest in businesses and diversify beyond property?

Chris Brycki, founder and CEO of Stockspot, joins Veronica and Chris to unpack what the Treasury modelling may be missing. With Stockspot clients collectively withdrawing $37 million last year to buy property, he explains how diversified ETFs have become a deposit-building strategy — and why the new tax treatment could make that pathway less at...

Australia knows it needs to build more homes. But if construction is already operating close to capacity, where will the extra housing actually come from?

HIA senior economist Tom Devitt joins Veronica and Chris to unpack the constraints holding the industry back and why simply calling for more supply misses the complexity of getting homes built. The conversation covers skilled labour shortages, planning and approvals, land and infrastructure costs, construction productivity, prefab housing and the shift towards medium-density development. Tom also explains why Sydney and Melbourne have struggled to recover, while WA, Queensland and South Australia have...

The latest PIPA Annual Investor Survey reveals a significant shift in investor sentiment, with more investors considering selling amid changing tax settings, rising holding costs, interest rates and concerns about property values.

Chris Bates and buyer’s agent Cate Bakos unpack what the survey reveals about investor behaviour and why grandfathering existing tax arrangements may not be enough to keep investors in the market. They explore what happens when established rental properties are sold to owner-occupiers, and why replacing that stock with new investment properties isn’t as straightforward as policymakers might assume.

The conversation also...

Australia’s housing reforms aim to improve affordability and help more Australians buy homes. But could they unintentionally make it harder to build new housing?

In this episode, Richard Temlett, National Executive Director of Research at Charter Keck Cramer, explains the risks facing Australia’s property market. We discuss investor and SMSF changes, development feasibility, construction costs, planning delays and why approved projects don’t always become completed homes.

Richard also explores the potential impact on Melbourne and Brisbane apartments, the rise of build-to-rent and social housing, and why reducing investor demand doesn’t automatically create m...

For decades, the path to building wealth in Australia seemed relatively straightforward: buy your home, purchase an investment property, use negative gearing to help manage the cost, and eventually focus more heavily on superannuation.

But with changes to negative gearing, capital gains tax and investment structures on the horizon, that traditional strategy is becoming much harder to follow—especially for Australians starting from scratch. So what does financial advice look like now?

In this episode, James Wrigley from First Financial joins Veronica and Chris to unpack how the new tax environment is changing the way Au...

Will taxing property investors actually make housing more affordable—or simply change who owns the homes?

Australia's housing affordability crisis is real, but the political response to it is anything but straightforward. In this episode of The Elephant in the Room, Veronica Morgan and Chris Bates sit down with Senator Andrew Bragg, Shadow Minister for Housing and Homelessness, for a robust discussion about Labor's changes to negative gearing, capital gains tax and property investment.

Andrew argues that Australia's biggest problem isn't simply who owns property or how much tax investors pay—it's that we're not buil...

With the 2026 Federal Budget reshaping tax incentives and many investors questioning whether traditional buy-and-hold strategies still make sense, where should property investors be looking next?

In this episode, Veronica Morgan and Chris Bates are joined by property developer and educator Michael Tiemens to explore why small-scale property development is becoming an increasingly attractive strategy for investors seeking to build wealth through value creation rather than relying on market appreciation alone. Michael explains how subdivision and development can manufacture equity, while also highlighting the discipline, due diligence, and strategic thinking required to make these projects successful.

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The buyer’s agent industry has exploded in popularity, attracting new clients and new operators alike. But rapid growth has exposed a deeper problem: experience takes years to build, while a buyer’s agent business can be launched much faster.

In this episode, Bryce Holdaway joins Veronica and Chris to unpack the growing standards problem facing buyer’s agents. They explore the experience gap among new entrants, the risks of borderless investing without genuine local expertise, and what happens when marketing skills outpace due diligence and property-buying skills.

They also challenge the industry’s obsession with “of...

Selling a property in a slower market is less about timing the market and more about understanding where your property truly sits within it.

In this episode, Veronica and Chris unpack why so many sellers fall short of their expectations, from unrealistic price hopes to choosing the wrong approach when it comes time to sell. They explore how quickly conditions can shift, and why clarity around your property’s position is one of the most important steps in achieving a strong result.

The conversation dives into what separates A-grade properties from those that struggle when bu...

Australia's latest housing policies are designed to make home ownership more accessible—but are they creating unintended consequences for investors, renters, and the broader property market?

In this episode, property data expert Kent Lardner returns to examine what the numbers are already revealing about investor behaviour following the Federal Budget, and why the government's expectations may not match reality.

Drawing on decades of experience analysing suburb-level property data, Kent explains why many investors are unlikely to rush into newly built properties despite generous tax incentives. Instead, many may simply sit on the sidelines, waiting for po...

Negative gearing is one of the most divisive topics in Australian property—and few people are willing to have a genuine conversation about it.

In this episode, Chris Bates and Veronica Morgan sit down with renowned economist Saul Eslake to explore one of the biggest policy debates in housing, challenging long-held assumptions on all sides of the argument.

Rather than debating who's right or wrong, the conversation unpacks the economic principles behind negative gearing, the capital gains tax discount, and why tax policy shapes where Australians choose to invest. Saul explains why he believes a mo...

Borderless property investing has become one of the fastest-growing strategies in real estate—but is it helping investors build wealth, or simply making it easier to sell property at scale?

In this episode, we are joined by buyer's advocate and negotiation expert Scott Aggett to unpack the rise of borderless buyer's agents and the risks investors need to understand before buying interstate. With proposed changes to negative gearing and capital gains tax reshaping the investment landscape, we examine whether high-volume, data-driven buying models are still fit for purpose, and why relying on market trends alone could leave in...

For years, Australia's housing crisis has been framed as a simple supply problem: cut planning red tape, approve more developments, and housing affordability will improve. But what if we've been solving the wrong problem all along?

In this episode, urban economist and town planner Tim Sneesby joins Veronica Morgan and Chris Bates to challenge one of the most widely accepted narratives in Australian property. Drawing on his experience in planning, urban economics, and public policy, Tim unpacks why planning regulations may not be the primary barrier to housing delivery. Together, they explore why more than 100,000 approved homes...

You're about to invest hundreds of thousands of dollars into building or renovating your home—but how much do you really know about the builder you're hiring?

While most Australians compare quotes, browse reviews, and check licences, few dig deeper into the warning signs that could reveal financial instability, recurring disputes, or other hidden risks before signing a contract.

In this episode, we sit down with Angus Luffman, founder of Trust Signal and one of Australia's pioneers in credit reporting, to explore why builder due diligence has become more important than ever. Angus explains how in...

Most people assume property presentation is just about styling. But what if presentation is actually influencing how buyers perceive value—and what they’re willing to pay?

In this episode, Veronica and Chris sit down with Peter Karaoglanis, founder of Presenting Homes Australia, to unpack the psychology behind property presentation. Peter explains why styling is only a small part of the equation and why understanding buyer behaviour, emotional decision-making, and perceived value can have a bigger impact on sale outcomes than many renovations. Together, they explore how buyers form emotional attachments to homes, why people struggle to visu...

Australia's housing crisis is usually framed as a simple supply problem: build more homes, increase density, and affordability will improve. But what if we've been asking the wrong question all along?

In this episode, Ross Elliott joins Veronica and Chris to challenge some of the biggest assumptions underpinning Australian housing policy. From the belief that everyone works in a CBD to the idea that high-density housing is automatically cheaper, Ross argues that many of the planning principles guiding our cities are decades out of date.

Instead of focusing solely on housing supply, he believes we...

What happens when a property's agreed purchase price and the bank's valuation are tens of thousands of dollars apart? More importantly, who is right? In this episode, Certified Practising Valuer and Registered Tax Agent Belinda Botzolis joins us to unpack one of the most misunderstood areas of property investing: valuation.

Drawing on more than 20 years of experience and over 15,000 property valuations, Belinda explains how bank valuations actually work, why they often differ from market expectations, and why valuers are increasingly under pressure to deliver reports faster and cheaper. We explore the rise of desktop valuations, the legal...

AI is quickly becoming the go-to tool for property research—but can it actually predict where the market is heading?

In this episode, Luke Metcalfe returns to put that assumption to the test, analysing thousands of suburb predictions across multiple GPT models and real market data. The result is clear: AI doesn’t just struggle to forecast property growth—it often underperforms the market entirely.

We unpack why this happens, from the way large language models are trained to the dangerous feedback loop of consensus-driven data. If AI is simply reflecting what’s already popular, are inve...

Within 72 hours of the federal budget announcement, the property narrative flipped. Buyer’s agents who once championed established homes began pushing new builds.

SMSF strategies resurfaced. High-yield “manufactured” deals came back into focus. The question is—did the fundamentals change… or just the incentives?

In this episode, we break down what’s really driving this sudden shift in property advice. From the two-speed market created by negative gearing changes to the re-emergence of developer-led stock, we unpack how quickly “strategy” can become sales when business models are under pressure. More importantly, we challenge whether investors are being guided...

Australia’s housing crisis is no longer just affecting low-income households — as rents rise faster than wages and affordability declines, more middle-income earners and essential workers are being pushed into housing stress.

In this episode, we sit down with Maiy Azize from Anglicare Australia and Everybody’s Home to unpack why this shift is happening and what it reveals about the structure of Australia’s housing system.

We challenge some of the biggest assumptions shaping today’s housing debate — from whether supply alone can solve affordability, to the role of property investors, and how tax settings lik...

The end of negative gearing for established property could become one of the biggest turning points in Australia’s housing market—not just because investors may lose tax deductions, but because of the ripple effects it could create across buyer behaviour, borrowing capacity, property values, and the types of housing that get built in the future.

But if these changes are designed to improve affordability, who actually benefits—and what could break in the process?

In this episode, Veronica and Chris unpack the federal government’s proposed changes to negative gearing and capital gains tax, explorin...

Melbourne is back in the spotlight, with many buyers and investors asking whether the city now offers one of the best opportunities in the country.

But broad market narratives can be misleading—especially in a city where different segments are moving for very different reasons.

In this episode, Jarrod McCabe joins us to unpack what’s really happening across Melbourne in 2026. From first home buyers re-entering the market to local investors stepping back and interstate buyers stepping in, the city is being shaped by multiple forces moving in different directions.

We explore why Melb...

Australia’s housing challenges are often reduced to a question of supply, but the reality is far more complex.

In this episode, we step back to examine the broader forces reshaping housing demand—from rapid population growth and an ageing society to changing household structures. The result is not just a shortage of homes, but a system struggling to keep pace with how Australians live today.

We unpack the key forces driving this shift, from record migration levels and declining birth rates to the rise of multi-generational living and internal migration across states. These aren’t shor...

When you hire a property advisor, there’s an assumption built into that decision: you’re getting expertise, guidance, and some level of protection if things go wrong. But how much of that protection actually exists—and where does it break down?

In this episode, we unpack the role of Professional Indemnity (PI) insurance in property advice, and what it really tells you about accountability, risk, and the quality of advice you’re relying on.

Joining us is Polina Kesov, an insurance specialist with over two decades of experience working behind the scenes on claims, risk, an...

Capital gains tax reform and negative gearing have become central to Australia’s housing debate—but are these policies actually capable of improving affordability?

In this episode, we unpack the real role of tax settings in the property market and question whether current reform discussions are addressing the right problem.

The conversation explores how capital gains tax discounts work in practice, why they exist, and what changes could mean for investor behaviour. We also dive into the broader housing ecosystem—covering rental vacancy rates, population growth, and the heavy reliance on private investors to supply rental...

Fixing housing supply in Australia has become one of the biggest policy challenges of our time—but turning reform into actual homes on the ground is where things start to break down.

In this episode, we sit down with NSW Planning Minister Paul Scully to unpack what’s really happening behind the state’s aggressive housing push, and whether these reforms can deliver at the scale required.

This conversation goes beyond headlines and policy announcements. It dives into the structural issues holding back housing supply in Australia—from feasibility constraints and construction bottlenecks to community resistan...

For many Australians trying to enter the property market, the promise of buying a home with just a 5% deposit sounds like a breakthrough.

Government-backed schemes designed to support first home buyers have made headlines, but how much do they actually help buyers in practice? And what happens when thousands of buyers suddenly gain access to the same opportunity?

In this episode, Veronica and Chris sit down with mortgage broker and National First Home Buyer Specialist Jack Elliott to unpack how first home buyer schemes actually work from the lending side. They explore the mechanics behind...

The success of a property development project is heavily influenced at the site selection stage. Before construction begins, developers assess land based on planning controls, feasibility, and long-term project viability.

In this episode, Veronica and Chris speak with Ryan Bennetts, a site acquisition and origination specialist who works directly with developers to identify and secure development opportunities. Ryan explains how developers assess planning controls, evaluate zoning potential, and calculate residual land values before making offers that can run into the millions. The conversation also explores the complex negotiations involved in assembling development sites, particularly when multiple property...

For years, we’ve treated housing affordability as a demand problem — interest rates, borrowing power, incentives. But what if the real issue sits deeper in the system?

In this episode, we unpack the structural forces shaping Australia’s housing market, from planning constraints to policy decisions that have quietly restricted supply for decades.

Joined by planning reform advocate Melissa Neighbor and economist Emilie Dye, we explore the structural issues baked into Australia’s housing system — from restrictive zoning laws and slow approval processes to the political incentives that favour existing homeowners. We also dive into the concep...

When we talk about Australia’s housing crisis, interest rates and investors dominate the conversation—but the real drivers run deeper.

In this episode, we unpack how Australian housing policy—particularly zoning and planning reform—is shaping the housing supply crisis, and whether strategic planning reform can genuinely improve affordability without destabilising the market.

We explore the economics behind land scarcity, why middle suburbs have become effectively “locked up,” and how allowing three storey townhouses and gentle density could reshape housing supply. Brendan breaks down what broad upzoning actually means in practice, how Victoria and NSW are appr...

For decades, the assumption was simple: by the time Australians reached retirement, the mortgage was gone. But that reality is changing fast.

Today, more than half of Australians approaching retirement still carry housing debt—and it’s reshaping how households think about superannuation, the Age Pension, and the role of the family home.

In this episode, Veronica and Chris sit down with retirement specialist Harry Chemay to unpack the growing debt burden among pre-retirees and what it means for the next generation of retirees. They explore why the traditional “pay off the home before retirement” rule is...

Many investors see property development as the natural “next step” — a faster way to manufacture growth and build equity. The reality is far less straightforward: most development sites that can be built on simply don’t make money.

Rob Flux, founder of the Property Development Network, joins us to break down what really changes when you move from buy-and-hold to small-scale development. We explore why 90% of developable sites aren’t profitable, how feasibility is often misunderstood, and why “profit on cost” — not hype — should drive your decisions. Rob explains the importance of site selection, overlays and constraints, demographic target...

Granny flats are being sold as the answer to everything—housing affordability, rental yield, multigenerational living, even retirement planning.

But once you get past the glossy numbers and council checklists, the reality is far more nuanced.

In this episode, we sit down with Wally Gebrael, Co-Director at Granny Flat Solutions, to unpack what actually determines whether a granny flat works — and why so many builds quietly underperform. We break down the planning pathways (CDC vs DA), site constraints that kill feasibility, design mistakes that slash rental appeal, and the hidden costs investors rarely factor in.

NSW has moved fast to reform its planning system, promising to unlock housing supply through sweeping state-led controls. But zoning uplift alone doesn’t build homes.

In this episode, we ask the harder question many in property are thinking but few say out loud: is the system genuinely delivering housing, or quietly choking supply through feasibility constraints, delays, and unintended consequences?

Joining us is James Oldknow, Special Counsel at Mills Oakley, who works daily at the sharp end of planning approvals, appeals, and the NSW Land & Environment Court. James breaks down why Transport Oriented Development (TO...

Most Australians assume they’ll deal with retirement living and aged care when the time comes. The problem? By the time it does, the system has already made many of the decisions for you. In this episode, we unpack why delaying retirement and home care planning is one of the most expensive mistakes people make—not just financially, but emotionally and structurally.

Veronica Morgan and Chris Bates are joined by Mitch Hiam, COO of Balance Financial Group, to explain how Australia’s aged care and home care systems really work—and why recent reforms are quietly changing the rule...

Multi-generational living is becoming a more common response to the uncomfortable realities facing ageing parents and their adult children.

With traditional aged-care pathways increasingly expensive, emotionally fraught, and often poorly understood, families are weighing up alternatives — staying at home, moving into residential care, or reshaping the family home through shared living arrangements and granny flats.

In this episode, we look under the hood of multi-generational living to explore what’s actually involved. From legal ownership and estate outcomes to pension eligibility, Centrelink rules, and family dynamics, we unpack the decisions families are making — and the risks...

What if our homes did more than just provide shelter? What if they could actually contribute to the health of the planet and the people living within them? In this episode, we sit down with Caroline Pidcock, a visionary architect and champion of regenerative design, to explore why Australia’s current approach to housing is falling short—and how we can change it.

Caroline shares her deep expertise on the "Circular Economy" and why we must transition from merely being "less bad" to being "positively good" for our environment. We dive into the hidden health risks of poor...