The Property Academy Podcast
The Property Academy Podcast is a daily show that gives you insight, analysis and strategies for how to get the most out of the NZ property market. It's hosted by Ed and Andrew from Opes Partners. Ok, now for the legal bit. The Property Academy Podcast is for your general information. It’s not financial advice. So the hosts aren’t telling you what to do with your own money. We’ve made every effort to make sure the information is accurate. But we occasionally get the odd fact wrong. Make sure you do your own research or talk to a fina...
600,000 More People Are Moving To Auckland. Where Do They Go?
Around 600,000 more people are set to call Auckland home... like half the South Island upping sticks and moving to the big smoke.
So, where do we put them all, and what does that mean for where you buy?
In this episode, Ed and Andrew map out the $50 billion of infrastructure reshaping the city, decade by decade.You'll learn:
Why Auckland needs the equivalent of 100 new suburbsHow new trains, motorways and busways lift house prices around themWhich projects are near-certain, and which might never happenThe lesson? Follow the roads and rail, but know...
What Banks Are Actually Checking In 2027
Remember 2022, when banks combed your statements and declined you for too many flat whites? That's over.
So, what do banks actually check now, and what have they stopped caring about?
In this episode, Ed and Andrew break down how banks really assess a mortgage application in 2027.
You'll learn:
Why banks no longer scrape your spending line by line Whether a messy few months will actually sink your applicationHow credit cards, Afterpay, and the stress-test rate affect your borrowingThe surprising takeaway? Most people are far more mortgage-ready than they think.
<...Can House Prices Really Keep Doubling Every 10 Years?
In 1962, the average Kiwi house cost about $7,000. By 2021, it was $895,000 – seven doublings.But not one of them took exactly ten years. So can prices really keep doubling as everyone says?
In this episode, Ed and Andrew walk the whole 60-year ladder, then argue whether the pattern can continue.
You'll learn:
How long each of the seven doublings actually tookThe case for it continuing and againstThe number that surprised us, even measuring from the bottom of a downturnThe lesson? Growth is the lever you control least. The two you do control: buy earlier, an...
She Sold Her Dream Home To Build 7 Townhouses. Now She Rents [Case Study Sunday]
Charlotte and her husband were on their honeymoon when they signed up for a central Wellington apartment. It hasn't gone to plan.
So, what's it really like when some of your property bets win, and others sink?
In this Case Study Sunday, Charlotte shares an honest journey – the wins, the losses, and the sacrifice in between.
You'll learn:
How she bought her first home with her twin sister at 25Why did they sell the home they loved to fund a seven-townhouse developmentThe truth about topping up rentals when the market turns against yo...New vs Old House: Which Makes More Money?
One house was built when Kiwis still got paid in pounds and shillings. The other isn't even finished ... the builders are still on site. And they cost the same: $700k.
So, which one's the better investment?
In this episode, Ed and Andrew score a new build against an existing one across seven rounds.
You'll learn:
Where existing wins and where new builds win Whether there's really a "drive-it-off-the-lot" effect on capital growthThe round that decides the whole thingIt's closer than the online die-hards admit ... but on the numbers, one of...
What REALLY Happens In A Rental Inspection [In The Field Friday]
I own five rental properties, and I've never once inspected one myself. You just get a report, a few photos, maybe a line saying it's fine.
So, I spent a morning shadowing a property manager on three real inspections.
In this episode, Ed and Andrew take you inside what actually happens in the 20 minutes someone's in your rental.
You'll learn:
What a property manager actually looks forHow a good PM handles a messy or difficult tenantWhat the inspection report doesn't show youThe takeaway? There's a lot more to protecting your...
BREAKING: $197 A Week Back In Landlords’ Pockets From This Tax Change
There’s a proposal on the table that would hand loss-making landlords a tax refund. So, who’d actually benefit, who’d miss out, and will it even happen?
In this episode, Ed and Andrew break down the push to unwind ring-fencing in plain English.
You’ll learn:
The major new policy just announced for landlords The $194 a week tax cut that could be coming for property investors Will it actually come in, and how do you get it?The lesson? It could change the numbers for anyone starting out. But it’s a proposal...
7 Homes That Are Practically Worthless Now
Some houses look like a bargain... until you try to sell them. One home in this episode was bought for $375,000 and later resold for just $35,000.
So, which properties are almost impossible to shift, and why?
In this episode, Ed and Andrew count down seven types of homes that can wreck your wealth.
You'll learn:
The seven property types that quietly destroy value The traps that make them so hard to sellWhat all seven have in commonThe lesson? It's not that these houses are bad. It's that they shrink the pool...
"I Put Solar On My House. Was It Worth It?" (Numbers Breakdown)
One Kiwi put solar on her house 18 months ago... now her power company pays her, and in summer her bill runs negative. So, does solar actually pay off, and does any of it work on a rental?
In this episode, Ed and Andrew run the real numbers on home solar.
You'll learn:
What solar costs now, and how long it takes to pay for itselfThe one rule that decides whether it's worth itWhy it rarely stacks up on a rental as an income play, but can still be worth itThe verdict? Great...
This New Law Will Change Property Prices Forever
One party is proposing to tax the land under your house – around $23,000 a year on a typical section, whether you sell or not. So, what would it actually do to house prices, and who wins and loses?
In this episode, Ed and Andrew give a fair, unbiased breakdown of TOP's proposed land tax.
You'll learn:
What a 1.75% land tax would cost you each yearWhy it could push house prices down 10-15%Who benefits and who's hurt mostIt's a proposal, not law ... and TOP isn't in Parliament yet. But with the party near th...
From 2 Suitcases To 29 Flips In 7 Years (Case Study)
Matt and his wife landed in Whanganui from Australia with two suitcases, $30,000, and a couple of credit cards ... no job, no furniture, no one they knew. Seven years on, they've flipped 29 houses. So how did they do it?
In this Case Study Sunday, Matt Perks shares the deals, the sacrifices, and the lessons behind it.
You'll learn:
How these investors arrived in NZ with 2 suitcases and, 7 years later, flipped 29 housesHow much did they lose on their first developmentTheir next chapter of property investingThe lesson? The numbers look great from the outside. What...
He Bought At The Worst Possible Moment. Every Year. For 20 Years
We built a tool that's the next best thing to a time machine: put in your birth month and where you live, and it shows what you'd have made if you'd bought earlier.
So, does buying earlier always win? Not always... and that's exactly the problem.
In this episode, Ed and Andrew put the "wealth vs wait" question to the test.
You'll learn:
How much extra you could have made by buying five years soonerWhy you can never pick which five years will matter most What a famous study says about timing...The Truth About Buying a House at Auction (In The Field Friday)
We record this show in a studio every day. This week, we sat in an Auckland auction room for two hours. So what's it really like to be in the room when the hammer comes down?
In this episode, Ed and Andrew take you inside a real auction afternoon, and you'll learn:
What an auction room actually looks (and sounds) likeThe tactics we saw real bidders useThe four numbers you should walk into the auction room withSo what keeps you calm when it's your turn to bid? Knowing the rules of the room ... and...
322 Apartments With Just 78 Car Parks. Is This The Future Of Auckland?
A developer is building 322 apartments in Morningside ... with just 78 car parks. That's one for every four homes.
The locals fear chaos. The developer says the tenants simply won't own cars. So who's right?
In this episode, Ed and Andrew dig into the Morningside build-to-rent development and what it says about Auckland's future.
You'll learn:
Is this the new future for AucklandWhy couldn't the council require more car parksIs this a problem waiting to happenThe real question isn't whether 78 parks are enough. It's whether we'd rather house those 322 families in Morningside...
She's A Teacher With 2 Properties By 31. Can She Retire?
Jenna is 31 and already owns two properties... but like most people, she has no idea what she's actually on track for.So, we built her a full Wealth Plan, live, and revealed the number she'd never seen.
In this episode, Ed and Andrew build Jenna's plan from scratch, from her perfect day in retirement to the shortfall she's facing.
You'll learn:
A live demo where we create a wealth plan for a listener on the show How much money will she need to create her ideal money life What actually happens when you create...Is The Cheaper House Always The Better Buy? Cheap vs Good
We all know more expensive food is usually better. But with houses, most of us don't have that instinct.
So, how do you tell the difference between a low price and a genuinely cheap one?
In this episode, Ed and Andrew break down why the cheaper house isn't always the better deal.
You'll learn:
The difference between a low price and real value (and why it matters)The hidden reasons one house is cheaper than the one down the roadThe one question that tells you if a discount is actually a discount<...The 5 WORST Places To Buy Property In 2027
Everyone tells you where to buy. Almost nobody tells you where not to.
So, we ran three tests across the country to find the five worst places to buy property in 2026.
In this episode, Ed and Andrew count down five markets to be wary of, and the surprising thing most of them have in common.
You'll learn:
The three tests that reveal a risky market: returns, timing, and buildingWhere a term deposit currently beats the rental yieldThe pattern linking most of these townsA great long-term track record doesn't make it...
"I Got Hustled Buying My First Home. So I Spent 6 Years Doing THIS" [Case Study]
Eve values property for a living. But on her very first purchase, years before she qualified, she got played.
So, what does a valuer see now that the rest of us miss?
In this Case Study Sunday, Eve shares her journey from marketing to property valuer, and from first-home buyer to investor.
You'll learn:
The property valuer who got hustled on her first purchaseWhat a property valuer sees that the rest of us missWhy did this investor deliberately pause building her portfolioThe lesson? Even the pros get emotional and biased...
Stop Chasing Financial Freedom – Do This Instead
We're all told to chase financial freedom. But for most people, that's 20 years away. Financial peace, on the other hand, could be six months away... and it's available at any income.
In this episode, Ed and Andrew explain the difference between the two and the simple systems that buy you peace of mind.
You'll learn:
Why financial peace matters more than freedom right nowThe research shows that money worries can cost you 13 IQ pointsSix practical ways to get financial peace, whatever your incomeFinancial peace isn't about how much you have. It's knowing...
The 7 Types of Mortgages – Which One Is Right For You?
Almost every Kiwi walks into a bank and gets the same 30-year table loan. It's the default... and for a lot of people, it's not the best fit.
So, what are the other options, and which one should you actually have?
In this episode, Ed and Andrew break down the seven genuinely different types of home loans (no, fixed vs. floating doesn't count).
You'll learn:
The one question that tells you which loan you're really looking atHow offset and revolving credit work, and which suits which personThe reducing loan that could save...Should I Give Up On My Airbnb? A Listener's $20,000 Decision
A listener left us a voice message... he's about to spend $20,000 furnishing a new Airbnb, and he's having second thoughts.
So, should he take the punt or turn it into a long-term rental now?
In this episode, Ed and Andrew model his exact decision and the GST trap most short-stay owners don't see coming.
You'll learn:
Should you give up on your Airbnb? Real listener’s scenario … and what he should do What he'd have to sacrifice if he changed course nowThe lesson? The GST decision isn't a formality at the...
Every Financial Trap You'll Face As Your Wealth Grows
Every stage of building wealth has its own trap. And the thing that got you here is often the thing that stops you from going further. So, which one are you about to walk into?
In this episode, Ed and Andrew map the traps at every stage, from your first $1,000 to $2.5 million in equity.
You'll learn:
The traps hiding at each stage of wealthWhy being too scared of debt can leave a million dollars doing nothingWhy you retire on cash flow, not capital growthThe lesson? Every trap is caused by what worked...
Never Do This At An Auction – Confessions Of An Auctioneer
An auction is the only way to buy a house where you sign an unconditional contract, in public, in about four minutes.
So, what's really going on in the room... and how do you avoid getting played? In this episode, Ed and Andrew sit down with Daniel Coulson – the CEO of Ray White NZ – who's called around 8,000 auctions.
You'll learn:
The mistakes bidders make at auctionWhat auctioneers can and can't legally doWhether the usual auction tricks and tips still workThe lesson? Most people walk into an auction not knowing the rules of the g...
How To Increase Your Borrowing Capacity In 2027 (Broker Secrets)
This couple wanted to buy an investment property, but the bank said no. After a few tweaks with a mortgage adviser, they were approved to borrow $580,000 more.
In this episode, Ed and Andrew share three real examples of Kiwis who unlocked more borrowing capacity... and the everyday things that quietly drag your capacity down.
You'll learn:
Why can the bank lend you $80k less in six monthsHow clearing a $10k student loan added $225k of borrowing powerThe unused credit card could be costing you a depositIf the bank says no, it's often...
Blocked By Income, Then By Equity. How They Got Through [Case Study]
First, their income was too low to get the loan. They fixed it ... then the market fell, and suddenly their equity fell short, too.
So, how did this couple finally cross the line into their first investment property?
In this Case Study Sunday, Steve and Vicky share a 5-year journey of hitting wall after wall and refusing to give up.
You'll learn:
Why the bank turned them down … and how they changed their mind What it REALLY takes to save your way to a deposit How these investors are building towards $100k of...The Meth House Discount: How Long Can The Stigma Last?
A listener found a bargain: a house where meth was smoked, fully cleaned, and now testing safe. But everyone in town knows its history... and it's on the LIM.
So does the stigma ever go? Or is it a "meth house" forever?
In this episode, Ed and Andrew dig into the science, the stigma, and the real numbers behind former meth houses.
You'll learn:
What the science says about meth smoked vs cookedWhy meth stays on a LIM forever, and how it gets there in the first placeWhat a former meth house...Interior Designer Reveals The Renovations That Add Value (And The Ones That Just Cost You Money)
We talk about prices, yields, and interest rates constantly. But what someone pays often depends on how a place feels when they walk in.
So, what design mistakes are quietly costing investors money?
In this episode, Ed and Andrew are joined by interior designer Kelly Gammie.
You'll learn:
The 3 biggest interior design mistakes … and what each one costs The renovations that add value and the ones that just cost you money How bold and brave should investors be when choosing what to paint the wallsThe numbers matter... but so does th...
Where House Prices Are Booming Right Now (2026)
Five years ago, every NZ market stood on the same hilltop. Then prices fell into the valley together... and since then, they've gone in completely different directions. So, where are prices actually booming, and where are they still hitting record lows?
In this episode, Ed and Andrew count down the fastest-recovering markets, and reveal the North/South divide splitting the country.
You'll learn:
The markets leading the recoveryWhy seven North Island towns just hit fresh record lowsHow to tell a real boom from a small-town flukeThe lesson? Stop reading the national number...
The New Way To Buy A House In NZ?
Two of New Zealand's biggest property sites just launched AI search. Is this the new way to buy a house?
We put them to the test to see if AI can actually find you a good investment.
In this episode, Ed and Andrew try out the AI tools on TradeMe and realestate.co.nz, from yield hunting to image search.
You'll learn:
What the new AI searches can do that the old filters couldn'tWhether they can handle the numbers that matter to investors, like yieldWhich one actually worked, and which kept falling...If a Rental Doesn’t Pass This “Test,” Don’t Buy It
One Wellington flip had neighbours pointing boom boxes at it, dumping tyres, and breaking in to steal the appliances. None of that was in the spreadsheet. So, how do you know if a deal can survive when things go wrong?
In this episode, Ed and Andrew share the "what if I'm wrong" test – a simple way to stress-test any property before you buy.
You'll learn:
The five things to checkThe renovation that missed its target price by $180kWhy the goal isn't "does it look great," but "could I survive this"If you stress-test ha...
Every NZ Town Ranked By Rental Yield (Worst To Best)
We analysed 57,114 rental properties... to find the highest and lowest rental returns.
In this episode, Ed and Andrew count down the five highest-yielding areas, then rank every city from worst to best.
You'll learn:
The five areas with New Zealand's highest rental yieldsWhy do the big cities consistently have the lowest yieldsThe catch with high-yield small towns, and why gross yield can misleadA high yield isn't the whole story. This episode shows you the trade-off, plus a free tool to see where your own property ranks.
And you can check...
From 1 Property To 5 – Here's How She Did It [Case Study]
Sarah bought a home-and-income in South Auckland back in 2006, and years later turned it into a five-townhouse development.So, how did she become a property developer, and what did it really take?
In this Case Study Sunday, Sarah shares how she built a seven-property portfolio, even while living overseas.
You'll learn:
How this investor turned one property into fiveThe challenges she faced when she turned herself into a property developerHer biggest regret from investing in propertyThe lesson? Fortune favours the bold... and the patient. Sarah's story is a reminder that the real...
Never Say These 5 Sentences To A Real Estate Agent
The selling agent doesn't work for you. So, what should you say and what should you never give away?
In this episode, Ed and Andrew run through the five biggest mistakes buyers make in front of agents, and how to avoid them.
You'll learn:
Why telling the agent your budget or your "why" costs you moneyThe research-backed power of silence in a negotiationWhether you should ever bid your absolute maximumThe agent isn't your enemy, but they're not your friend either. Knowing the rules is how you keep the upper hand.
...
Average Net Worth By Age (NZ) – Are You Behind?
Am I behind? It's the question everyone wonders, and almost nobody can answer.
So, we paid Stats NZ to crunch the net-worth-by-age data that no one else publishes.
In this episode, Ed and Andrew reveal the median wealth at every age and what the numbers really mean.
You'll learn:
What the typical Kiwi is worth in their 30s, 40s, 50s and beyondWhy whatever you build by 60 is roughly what you retire onHow a single good asset can move you two decades up the tableThe honest takeaway? You're probably less behind...
NZ's 6 Biggest Infrastructure Projects – What They Do To House Prices
A new road or railway sounds like a green light for property prices. But not all infrastructure is equal. Some projects open up whole new suburbs. Others just smooth a commute.
n this episode, Ed and Andrew run through New Zealand's biggest projects, testing each one against a simple question: Does it open new land?
You'll learn:
Which projects actually unlock new suburbs, and which just ease trafficWhat the research says infrastructure really does to nearby pricesThe Picton cautionary tale about buying into the infrastructure storyFollow the roads and rail... but only...
5 Paid-Off Rentals vs. 15 with Mortgages: The Math Will Change How You Invest
One investor owns 15 rentals with mortgages. The other owns 5, mortgage-free. So, who's actually better off and by how much?
In this episode, Ed and Andrew run the numbers on both, and the result surprises most people.
You'll learn:
Why 15 mortgaged rentals can barely pay any cashflowWhy the "worse" properties can produce around 14x more free cashWhen to leverage to build wealth, and when to pay down for incomeLeverage builds wealth, but it doesn't pay you. Knowing when to switch is the whole retirement plan.
Let us know your thoughts by...
Why NZ's Cheapest Towns Are Getting Less Affordable
House prices are down. Interest rates are down. So housing must be affordable again, right?
Not everywhere... and the picture is more surprising than you'd think.
In this episode, Ed and Andrew compare every district against its long-term average to see where affordability is improving and where it's slipping away.
You'll learn:
Whether housing is actually more affordable than usual right nowThe places getting better fastest, and the ones slipping awayWhy "more affordable" doesn't always mean "affordable"Affordability isn't just a snapshot. It can be a signal of where prices could...
How Much You ACTUALLY Need To Retire In 2026 [New Tool]
Most Kiwis have never seen their entire financial life on one screen. Wealth rises while they work, then draws down through retirement. So, how much do you actually need to retire in 2026, and could you already have saved too much?
In this episode, Ed and Andrew run a real couple's numbers through a new tool to reveal what it really takes.
You'll learn:
How much do you actually need to retire in 2026How to tell if you've already saved too muchThe one screen that shows you your entire financial lifeThe years you...
From 0 To 30 Properties In 17 Years – How This Kiwi Accountant Did It
Most property accountants tell people what to do. Peter Taylor actually does it himself.
Starting just after the GFC, he's built a portfolio of 19 residential and 10 commercial properties over three decades.
In this episode, Ed and Andrew sit down with accountant Peter to hear how he did it.
You'll learn:
How this property accountant built a portfolio of 30 properties The biggest wins and toughest lessons from 3 decades of investing The one thing every property investor should knowPeter's edge wasn't a secret strategy. It was buying well, paying down hard, and...
"I Want My Wife To Retire When I Do" – How To Set Money Goals That Actually Work
We're all told to aim for "financial freedom." But what do Kiwis actually want when they get there?
We asked 4,381 people, and their real goals are more specific... and more emotional than any calculator captures.
In this episode, Ed and Andrew read out the retirement goals Kiwis actually set, and work through what each one really takes.
You'll learn:
The real, specific goals Kiwis haveWhy standard retirement calculators don't work for property investorsWhat it actually takes to fund the life you want"Financial freedom" is vague. The clearer your goal, the...
