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...
Property vs Shares vs Gold: 10-Year Returns Ranked (NZ Data)
Shares, property, gold or term deposits ... over the last 30 years, which one actually made you the most money?
In this episode, Ed and Andrew rank the best- and worst-performing asset classes over 10-, 20-, and 30-year periods. You'll learn:
Which asset class came out on top ... and how close property really wasThe currency trick that quietly inflated Kiwi share returnsWhy the "best" return depends on whether you value growth or consistencyThe highest returns came with the wildest rides. Which one wins depends on what you're really after.
Click the link to get...
“The NZ Housing Game Is Over (It’s Not Coming Back)” – Or Is It?
One commentator says the New Zealand housing game is over. A listener asked us to put that claim to the test. So, is the great Kiwi property bet really finished ... or just paused?
In this episode, Ed and Andrew stage a five-round debate.
You'll learn:
Is the NZ housing game over? 5 strongest arguments for why the game is up 5 arguments for why it’s just getting started againOne side bets on 50 years of history. The other says this time is different. You decide who wins.
Book a meeting to start your path to financial freedom with a detailed financial plan for $0.
<...Election 2026 - How it impacts House Prices
In this special bonus episode, you'll hear the audio from the recent Property Live webinar where we looked at "Election 2026 - How it impacts House Prices"
In this podcast you'll learn:
How elections REALLY impact the property marketEvery party's policy is ranked from smallest to biggest impactThe one thing that matters more than who winsBook a meeting to start your path to financial freedom with a detailed financial plan for $0.
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Sign up for the weekly Private Property newsletterInstagramTikTokExposed: Every NZ Property's Secret File. Here's What's In Yours
The council has kept notes on your home since the day it was built ... every consent, every inspection, every pass and every fail. So we ordered the full files on our own properties to see what's really in there.
In this episode, Ed and Andrew open up the council "property file" and show you what's worth checking before you buy.
You'll learn:
What's in the file, and how it differs from a LIMWhether a "failed inspection" is actually something to worry aboutThe 3 things an expert says to check firstHundreds of documents sit...
Rich Dad, Poor Advice? What Robert Kiyosaki Got Right And Wrong
Rich Dad Poor Dad has sold over 32 million copies. BUT it's also been called thin on advice and full of dud predictions. So how much should you actually trust the world's best-selling money book?
In this episode, Ed and Andrew put Kiyosaki on trial.
You'll learn:
The best ideas from Rich Dad Poor Dad that still hold up todayWhere the author misses the markHow to separate the high value from the hypeKeep the lessons, ignore the Armageddon. This episode helps you tell the two apart.
For more from Opes Partners:<...
We Analysed 4,381 Retirement Plans. Here's What Kiwis Really Want
Property investors get painted as greedy speculators and would-be land barons. The data tells a very different story.
So, we analysed 4,381 real retirement plans to find out what Kiwis actually want when they invest.
In this episode, Ed and Andrew reveal the findings from the Opes Partners What Investors Want Report.
You'll learn:
The real reasons Kiwis invest How many properties do most investors actually need Why property fills the gap that Super and KiwiSaver leave behindKiwis don't invest to be the richest people in the graveyard. They invest to...
From $650 To $3,400 A Week: How One House Became Three
Rocky flew into Auckland alone at 18, knowing no one and not knowing what to expect. More than 20 years on, he's building a property portfolio designed to own itself. So how did he get here?
In this Case Study Sunday, Rocky shares his journey from Burger King and door-to-door sales to property development.
You'll learn:
How he bought land at 24 and built his first house right through the GFCWhy he sold three businesses to focus entirely on propertyHow he used one house to become a property developerFor Rocky, the lesson was simple: property...
The Mental Load of a Large Mortgage: 4 Ways To Kill The Fear
The numbers can stack up perfectly ... and a big mortgage can still weigh on you every single day. So, how do you stop the debt from running your life?
In this episode, Ed and Andrew tackle a listener's question about the mental side of carrying a large mortgage.
You'll learn:
The real stories of Kiwis who were petrified by debtThe 4 things that take the fear out of a big mortgageWhy being a little scared of debt can be a good thingYou don't beat mortgage stress by ignoring the number. You beat it...
The Townhouse Myth, Busted With Real Data
Everyone seems to agree Auckland is drowning in townhouses... and that they're dragging the whole market down. But is that actually true, or is it a myth?
In this episode, Ed and Andrew are joined by Cotality's Head of Research, Nick Goodall, to test the claim against the data.
You'll learn:
Whether townhouses really fell harder than standalone houses in AucklandWho's actually buying townhouses (it's not just investors)What the latest building consent numbers say about the market aheadThe main takeaway? The data tells a clearer story than the anecdotes.
...
NZ's Next Growth Suburbs: Do House Prices Follow Big Macs And Supermarkets?
There's an old investor line: buy where McDonald's and the supermarkets go, because they've done the homework for you. But do house prices actually follow the big chains ... or is it the other way round?
In this episode, Ed and Andrew put the theory to the test, with answers straight from big chains.
You'll learn:
How much research do the big chains really do before they buildWhether a new store drives prices or just follows the growth that's already comingWhat the overseas studies actually say about living near a supermarketA new supermarket...
The Right Property to Buy at Every Age (20s to 70s)
A 25-year-old and a 65-year-old shouldn't buy the same property. But some Kiwis never change their strategy as they get older. So what should you actually be buying at each stage of life?
In this episode, Ed and Andrew walk through the right property play for every decade, from your 20s to your 70s.
You'll learn:
Why your age and time horizon should shape what you buyThe shift from chasing growth to chasing cashflow, and when to make itThe decade where lifestyle creep quietly costs you the mostThese are guides, not rules...
The 3-Step Plan to Kill $59,000 of Debt in 9 Months
Being in debt isn't just a maths problem. It's an emotional one. So if the balances feel overwhelming, where do you actually start?
In this episode, Ed and Andrew unpack why debt is more emotional than logical, and the simple steps that actually get you out.
You'll learn:
Why shame keeps so many people stuck, and how to break itSnowball vs avalanche, and which one does the research say to start withWhere to find the best debt help in New Zealand, for freeYou can't fix a number you refuse to look at...
How I Would Invest on an AVERAGE NZ SALARY
Ronald Read pumped petrol and swept floors in small-town Vermont. He drove an old car and held his coat together with a safety pin. Nobody had a clue that when he died, he'd leave behind about US$8 million. So how would you do the same on an average Kiwi salary?
In this episode, Ed and Andrew map out exactly how they'd invest on a typical household income.
You'll learn:
How to face the truth about your moneyThe automatic system that decides where every dollar goesHow to invest across both shares and property, even on...The Road To 100 Tenancies: What It Actually Takes
Kerry started back in 2006 with a $6,000 deposit pulled from a credit card. Today, he's aiming for 100 tenancies. So how do you scale that far ... and still keep it a lifestyle?
In this Case Study Sunday revisit, Kerry catches us up on his boarding houses, his latest projects, and the lifestyle it's all built to fund.
You'll learn:
How this investor turned an abandoned doer-upper into a fully rented 9-bedroom place Why it took him 10 years to buy one houseHow he plans to get 100 sets of tenantsFor Kerry, the goal was never just...
How to Invest in Property on One Income – 5 Real Kiwi Stories
When Oliver was 23, earning about $60k, he bought a $728,000 first home in Tauranga ... on his own. The catch? The mortgage, rates and insurance nearly ate his whole salary.
So, can you really invest in property on one income?
In this episode, Ed and Andrew share real Kiwi case studies of solo buyers and exactly what it takes to make it work.
You'll learn:
How much income do you actually need to buy on your ownWhy the deposit, not the mortgage, is the real hurdleThe risks of going solo, and how to stack...Why High Earners Stay Broke – 3 Traps Kiwis Must Avoid
From the outside, he had it all: a clifftop Mission Bay mansion, sports cars, cocktails in the spa. Then his company collapsed ... and it turned out the house was rented and he owned almost nothing.
So how do people earn so much, yet end up with so little?
In this episode, Ed and Andrew unpack the high-income illusion. You'll learn:
Why income and wealth are two completely different thingsThe 3 traps high earners fall intoA simple formula to check if your net worth is where it should beA big salary can just fund...
How Far Would You Go to Save $100k? The 5 Levels of Savings
Kate dumpster-dives for dinner, washes her clothes in the shower, and hasn't bought new clothes in eight years. She also paid off her apartment in nine months. How far would you go never to need a pay cheque again?
In this episode, Ed and Andrew climb a ladder of saving ... and show what each one does to how soon you could stop working.
You'll learn:
The savings rate that decides whether freedom is decades or years awayThe 5 levels of saving, from cutting a coffee to changing your postcodeThe real people who retired decades early...The Rental Market Just Flipped – Tenant Demand Up 16%
For two years, finding a tenant has been brutal... some property managers have called it the hardest market they've ever seen. But the numbers are quietly shifting, and most investors haven't noticed yet.
In this episode, Ed and Andrew dig into the data showing the rental market is finally turning in landlords' favour.
You'll learn:
The rental market just flipped. Here's what changed. What landlords haven't realised yet … but soon will. How long does it really take to find a good tenant?The tide is turning for landlords. The investors who spot it fi...
Do Commercial Properties Go Up In Value? 20 Years Of Data Revealed
We always say commercial property is about income, not growth. But does it actually go up in value as a house does?
In this episode, Ed and Andrew dig into what really drives commercial property values and how the growth stacks up against residential.
You'll learn:
Whether commercial property grows in value, and by how much over 20 yearsWhy is a commercial building priced completely differently from a houseThe two levers that push a commercial property's value upThe answer splits sharply by sector and city ... and some of the "safe" ones actually went...
When Will House Prices Go Up Again? (Latest Bank Forecasts)
Let's not sugar-coat it: New Zealand is in the longest housing downturn on record. So how much longer does it last, and when do prices actually turn?
In this episode, Ed and Andrew line up the forecasts from every major bank, the Reserve Bank and Treasury, and crunch what they really mean for your house price.
You'll learn:
Just how bad this downturn is compared to the ones you actually rememberWhat the banks, the Reserve Bank and Treasury predict, year by yearWhy house sales have recovered, but prices haven'tNobody knows the exact...
He Bought 4 Rentals By 41 – But This Is Why He's Slowing Down
For his first decade investing, Dean threw everything at paying down debt. Now, at 41 with three kids, he's deliberately easing off. So what changed ... and how do you know when to stop grinding and start enjoying it?
In this Case Study Sunday, returning guest Dean shares how his mindset has shifted from chasing debt freedom to building net worth and living in the here and now.
You'll learn:
How he built four rentals by 41 How does he balance investing for the future vs living life now And his strategy to pay down debt...
7 Side Hustles NZ Investors Use To Save A Deposit Faster
Most people wait for the perfect idea, the right gear, or a big audience before they start.
The truth? You can be earning on the side this week ... with nothing but your phone.
In this episode, Ed and Andrew break down the new rules of side hustles and seven ways to make extra cash you can start today.
You'll learn:
Why you should start with the customer, not the idea7 side hustles you can begin with almost zero setupThe get-rich-quick traps to ignoreThe hardest part was never the idea. It's...
The Riskiest Houses Are Making The Most Money (NZ)
Normally, more risk means a lower price. So, flood risk should be a permanent discount hanging over a home. But why are flood-prone properties quietly outgrowing the safe ones?
In this episode, Ed and Andrew dig into the Cotality data, and what it really means if you're tempted by a cheaper house with a catch.
You'll learn:
Why the riskiest homes are growing faster than the safe onesThe affordability trap driving buyers into flood zonesWhat flood risk could mean for your insurance and resale down the trackAffordability wins today. But as the...
This Property Coach Charged $140k. Then Went Broke
A good property coach can be the best money you ever spend. A bad one can cost you a fortune.
The problem? Anyone can call themselves a coach ... so how do you tell the difference?
In this episode, Ed and Andrew look at the side of property coaching nobody advertises, and how to protect yourself before handing over thousands.
You'll learn:
Why a big social media following isn't the same as a real track recordWhat happens to your money if a coach's business falls overThe questions to ask before you pay anyone<...We Went Cash-Only For A Week – Here's What We Learned⎟Ep. 2512
The old-school money advice? Take out cash, put it in an envelope, and that's all you're allowed to spend. So we tried it ... one week, no cards, cash only. No credit, no EFTPOS, no tap-and-go.
In this episode, Ed and Andrew recap what a week without cards taught them about how we really spend.
You'll learn:
The "pain of paying" and why cash makes you think twiceWhere cash is genuinely hard to use in 2026How to add the "pain" back without going full cashThe real surprise wasn't how much we spent. It...
CV vs Market Value: The Mistake Most Buyers Make⎟Ep. 2511
A CV feels official ... so buyers treat it like the property's real value. It isn't. Right now, houses are selling anywhere from 8% below to 20% above CV, depending on the region.
In this episode, Ed and Andrew break down what a CV actually is, where houses are beating it, and how to use it without getting burned.
You'll learn:
What a CV really measures Which regions are selling above CV, and which are belowWhy are they so often wrongThe bottom line? A CV is a rates tool, not a valuation. For what a...
NEVER Buy a Home Before Checking This⎟Ep. 2510
Buying the wrong property can cost you hundreds of thousands of dollars. And sometimes, all it takes is missing one simple check.
In this episode, Ed and Andrew reveal the 9 checks every buyer should make before purchasing a home ... from title types and reports to neighbourhood red flags that only show up after you've moved in.
You'll learn:
The 9 checks that can stop you from buying a money pit The property traps that catch buyers before they even realise it How a quick drive at the wrong time could save you years of regret <...She Buys Houses Without Ever Seeing Them⎟Ep. 2509
She started investing at 20, and these days she buys properties without ever seeing them in person. So how does she keep buying property after property?
In this Case Study Sunday, Lana shares how she went from saving hard as a teenager to building a varied property portfolio across New Zealand.
You'll learn:
Why she keeps buying properties sight unseenWhat she learned after overpaying $60k on her very first propertyHow property education and joint ventures kept her investingHer message to her kids ... and to you? There's always a way. You just have to...
66% Home Ownership? What This Really Means for NZ⎟Ep. 2508
You've heard it a hundred times: fewer Kiwis own homes than ever. But a listener asked us a simple question: is it actually true? So we went to the data.
In this episode, Ed and Andrew dig into what the numbers really say about home ownership in New Zealand.
You'll learn:
Has home ownership really fallen in New Zealand? The slippery statistics you need to watch out for The regions where you’re more likely to own your own houseThe answer? It surprised even the people at Stats NZ ... so much so th...
The $15,000 Chattels Error You Must Avoid⎟Ep. 2507
There's a little list that almost nobody reads properly. Get it wrong, and it can cost you thousands ... whether you're renting the place out or selling it.
In this episode, Ed and Andrew break down the chattels list: the boring few lines that quietly catch out landlords and sellers.
You'll learn:
The difference between a fixture and a chattel The Insinkerator trap, and the one appliance you should never listHow to set up your Tenancy AgreementThe lesson? Get the chattels list right at the start. It's a few boring lines, but it's...
7 Ways Parents Lose Money Helping Kids Buy⎟Ep. 2506
An Auckland dad called in with a question Ed gets more than almost any other: how do I actually help my kid into their first home?
In this episode, Ed and Andrew walk through the 7 real ways parents can help, and the costly traps hiding in each one.
You'll learn:
The 7 ways to help your kids buy Why going guarantor can put your own home on the line, and how to cap the riskHow much a $60,000 income actually borrows todayThe golden rule? Help your kids all you can ... just not so much...
I Tested Noise in Christchurch Townhouses (Surprising Results)⎟Ep. 2505
Audio warning: Expect some yelling, singing, and occasional loud moments. Please check your volume, especially if you're listening on headphones.
The internet says townhouse walls are paper-thin ... that you'll hear your neighbours snore, argue, and blast music all night. So we took two decibel meters and two speakers into a brand-new townhouse ... and put it to the test.
In this episode, Ed and Andrew run a real-world sound test. You'll learn:
Whether you really can hear your neighbours through a townhouse wallWhat the soundproofing rules actually require What the decibel meters revealed at every...Build From Scratch In 2026: The $200k Trap To Avoid⎟Ep. 2504
A listener wants to buy a bare section and build a rental from the ground up. So, where do you start... and is it actually worth it?
In this episode, Ed and Andrew walk through the whole journey, from buying the dirt to getting the keys.
You'll learn:
The 4 ways you can actually get a house builtWhy does bare land need a 50% deposit? (and how to make it 20%)How long land-to-keys really takes, and what it costs while you waitThe biggest trap? Falling in love with $20k of plans before you know...
Why The Rich Are Buying Up NZ Property⎟Ep. 2503
Take a look at New Zealand's Rich List. One word keeps coming up: property.
In this episode, Ed and Andrew unpack how five of New Zealand's wealthiest property families built their fortunes ... and, more importantly, the investing habits everyday Kiwis can learn from them.
You'll learn:
Why the rich are buying up NZ propertyHow the country's biggest property fortunes were actually created The investing habits you can copy, even if you don't plan on hitting the Rich ListThe lesson here is clear: They didn't build their wealth overnight. They built it over...
"Earthquake Hit 1 Day After I Signed – What Happened Next"⎟Ep. 2502
They signed the paperwork on a property. The next day, the 2011 Christchurch earthquake struck. So how did that one deal – and the decade that followed – shape their path to early retirement?
In this Case Study Sunday, Ross and Cheryl share how they built a six-property portfolio through some of Christchurch's hardest years.
You'll learn:
How a well-timed sale in South Africa funded their very first Kiwi depositThe surprising move they made with their EQC payoutThe plan to retire by the end of 2027The lesson? A portfolio isn't built in the good times. It's buil...
1 In 4 New Builds Fail – Here's Why That's Fine⎟Ep. 2501
1 in 4 new builds fail their first inspection. Here's why that's actually not bad news.
In this episode, Ed and Andrew sit down with Jeff Fahrensohn – Auckland Council's former inspections manager, now independent – for an honest look inside the build.
You'll learn:
The defects building inspectors find most often in new buildsThe questions investors don't even think to askThe documents smart investors demandThe biggest takeaway? Most new builds are good. You just need to know what to check.
As mentioned in the episode, here is the link to Fahrensohn Building Consultants webs...
Don't Choose Your Agent Like This⎟Ep. 2500
Every real estate agent seems to have an award. So how do you work out who's actually the best person to sell your home?
In this episode, Ed and Andrew unpack what real estate awards really measure, why so many agents can call themselves "award-winning", and the simple checks that matter far more than a trophy.
You'll learn:
The truth behind real estate agent awards How so many agents end up with an award, and what those awards actually measure A simple checklist to choose the right agent, looking past the trophiesThe...
Could You Lose Your Deposit Before Construction Starts?⎟Ep. 2499
You've paid the deposit. Then the developer goes bust.What happens next?
In this episode, Ed and Andrew unpack one of the biggest risks of buying a new build ... and the simple checks that could save you tens of thousands of dollars.
You'll learn:
How buyers can lose hundreds of thousands of dollars before a house is even built The one line in your contract that decides whether you get your deposit back When even a Master Build Guarantee won't save youSometimes the biggest risk isn't the house itself. It's the contract...
The Managed Fund Mistake Most Investors Make⎟Ep. 2498
There are hundreds of managed funds in New Zealand. So how do you know which one is right for you?
In this episode, Ed and Andrew break down the simple checks every investor should make before choosing a managed fund ... and the red flags that could save you from making an expensive mistake.
You'll learn:
The 5 checks to make before choosing a managed fund The one safety check to do before handing over your money Why a fund with the best returns isn't always the best investmentThe important catch? Choosing a fund...
Cash Or Equity? The Better Investment Deposit⎟Ep. 2497
You've saved your deposit. Now comes the harder question: should you use your cash or your equity?
In this episode, Ed and Andrew compare both strategies using real numbers, showing why the answer isn't always as obvious as it first seems.
You'll learn:
Whether to use cash or equity for your next investment property deposit A full worked example showing what the numbers actually look like The counter-intuitive decision most experienced investors makeThe best choice isn't always the one that makes a single property look better. It's the one that puts your...
