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Welcome to Australia’s fiercely independent property podcast, where you are provided with the rare opportunity to be a fly on the wall and listen to three pioneers of the property industry, each with diverse areas of expertise in Property Planning, Buying and Education.

Residential property is the only asset class we live in, it is where we raise our family’s, and it is our most expensive investment, yet property advice remains unregulated. Our objective is to educate time poor professionals through deep insights from our experts who have provided thousands of Australians with personalised advice and education spanning two decades. In a climate where we are overloaded with information and one size fits all recommendations from the media, well meaning friends and family and so-called advisers, we will distill the raw truth from the ill-informed.

So join the Property Planner, David Johnston, The Property Buyer, Cate Bakos and the Property Professor, Peter Koulizos as they take you on a journey of discovery through the maze of property, mortgage and money decisions to empower you to create your ideal lifestyle!

Episodes

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Ep 62: Understanding the real estate agent behaviours that buyers don’t like

In this week’s episode of the Property Planner, Buyer and Professor Podcast, the team pick apart the behaviours of real estate agents that drive buyers up the wall and shed light on the method behind the madness, as Dave, Cate and Pete discuss:

  1. Why would an agent leave a price tag off the listing? This comes down to understanding what is market centric for the area that you’re purchasing in. The trio reveal the reasons why the listing may not include a price tag and how this could present a hidden opportunity to take advantage of.
  2. What is the psychology behind underquoting auctions? While this may cause endless frustrations for purchasers who repeatedly miss out, there are reasons why agents adopt this practise. The trio discuss some of the quirks of each state, what the legislation dictates, and how buyers can overcome this hurdle if it strikes.
  3. Why do some agents talk in riddles when asked about a price tag? Ultimately, the agent does not work for you, their job is to get the best outcome for the seller. This means that you will be sometimes find yourself on the front line of many well developed, tried and true negotiation tactics.
  4. Why is it naïve to assume an agent will negotiate exclusively with you? Whilst it may be frustrating to think you’ve put in a winning offer, only to find out hours later that another buyer has come over the top of you, this is the agent doing their job. The more people who are involved, interested and willing to purchase, the better outcome the agent will secure. Rather than being sour grapes about competition, buyers should be on the front foot, quizzing the agent prior to submitting their offer to explore how the agent intends to deal with any competing offers.
  5. Why do agents shop around after receiving a firm offer for purchase? Encountering competition from other interested buyers is part and parcel of the home buying process. The trio share with you the tips and tricks you can use to minimise the risk of another buyer submitting a winning offer after you’ve already submitted yours.
  6. What does it mean if an agent doesn’t ask for your offer in writing? The typical way to submit an offer, is by returning a signed contract with consideration. We share with you the reasons why an agent may direct you to hold off on submitting your offer in writing.
  7. Why do buyers sometimes miss out on being notified when an auction property they were interested in gets sold before auction? It’s rare that this is because the agent is no good at their job. If you’re interested in a property, now is not the time to be playing possum! The trio outline what you should do if you’re interested in a property
  8. Why do some properties get sold to someone else in a hurry, even after you’ve told the agent that you’re ready to put in an offer? The reasons are many and varied, ranging from the risk that you present, your past dealings and history with the agent or there are simply other candidates more fiscally desirable than you. The Property Planner, Buyer and Professor unpack what that means and how you can present as a rock-solid buyer with minimal risk.
  9. And of course, our ‘gold nuggets’!

Ep 62 Show Notes

Market update #15 – The state of the market, where we are headed, Bank predictions, the RBA governor speaks, debt servicing at record lows, NSW plans to abolish stamp duty and more!

  1. All aboard as the last of the big banks revise their property forecast UP for 2021! ANZ is the last of the big 4 bank dominos to fall, and revise up their previous gloomy 2021 predictions for the property market. As we shared in April, we expected the market to fall by less than 5% and in early October we predicted 10% + growth in 2021, and more to come in 2022. Now the banks and other economists have adjusted their views.
  2. The peak to trough fall in values from Covid well within our predicted 5% band. The impact of the Covid pandemic on property values from peak to trough was a modest decline of 1.7% for the entire Aussie property market and 2.8% for capital cities. CoreLogic data tells us that the Melbourne market bottomed on Oct 18 and the Aussie market a week earlier. In the Podcast we called the inflection point in late September due to data lag. Once again, many analysts have egg on their face, predicting cataclysmic price falls. Perhaps we need to have a Podcast on why macro- economic experts still do not understand the true drivers of the residential property market!
  3. The Melbourne property market has joined the party. Melbourne property values are surging with CoreLogic showing growth in values since mid to late October, auction clearance rates surpassed Sydney on the weekend and all signs point towards a larger recovery, because of the larger fall and Melbourne was on a tear leading into Covid. This has been playing out at the coal face since the start of October.
  4. The kiwi property market, a look into our future? The New Zealand government went hard and fast locking down to stamp out Covid. The effective eradication of the virus along with significant stimulus and with interest rates has resulted in median property values rising a whopping 11.1%! This trajectory means that the Reserve Bank of NZ is talking about macro prudential measures, such as restricting LVRs to slow down the property market already. We have predicted this kind of intervention will be on the cards for Australia towards the end of 2021 or into 2022 as APRA has proven it works.
  5. We explain some key reasons why we predicted property values would surge. For starters, debt serviceability is the lowest it has been since 2001. Interest repayments as a share of total household incomes are the lowest they have been since March 2002.  The Australian property market has provided zero net capital growth for about four years now. The unfortunate reality is that despite so many people having such a difficult time, many of them were young people in part-time and casual work and not on the property ladder. A larger cohort of people have the greatest level of savings on record and benefited from stimulus which they can now deploy in investments.
  6. The repeal of ASIC’s Responsible Lending obligations is looking increasing likely! At the AFR Banking and Wealth Summit during the week, treasurer Josh Frydenberg ratcheted up the pressure on regulators to ensure they played their part, which acting ASIC chairwoman Karen Chester indicated she had heard loud and clear. The ASIC chairwoman painted the picture of a clear pivot of ASIC’s position and it provided another sign that the Morrison government will ensure that the recovery is not hampered by lack of access to credit.
  7. Why property value increases will not be halted by the end of JobKeeper and loan repayment pauses. The trio explain the critical drivers that will continue to put upward pressure on values.
  8. Explain why the latest cash rate drop was not about reducing interest rates for borrowers. While the low-rate environment is doing wonders for our debt=to-income ratio, it’s not the primary reason why the RBA has been steadily lowering rates. The Property Planner, Buyer and Professor explain the real reason behind the rate cuts which are primarily about keeping our exchange rate lower and creating jobs which are more important than focusing, or worrying about excessive inflation.
  9. Banks forecasting an ever-improving positive outlook for GDP and unemployment. Government stimulus, our proven ability to suppress Covid, successful vaccines, the property market in full rebound mode and the expectation of record-breaking internal tourism all points to updated forecasts for superior GDP growth and reduction of unemployment in 2021, with one major back predicting unemployment to be as low as 5.75%.
  10. We touch on the big news in the NSW budget, with the plan to make stamp duty optional. We take a high-level look at this potential transition from stamp duty to a yearly tax on property and our hosts provide some different perspectives on what this could mean, but it is only early days yet.
  11. Listen to some of our predictions back in April and May. For perspective, we suggest that you listen to our market updates during the early stages of the Covid pandemic where we discuss why a downturn is usually the best time to buy property and a number of the factors that we expected, and have, played out now because history may not repeat, but it sure does rhyme!
  12. And of course, our ‘gold nuggets’!

Market update #15 Show Notes

Ep 61: How to spot an up and coming suburb – understanding demographics and statistics

In this week’s episode of the Property Planner, Buyer and Professor Podcast, the team conduct a crash course on “How to navigate the demographic statistics that will help you identify an up and coming suburb”, as Dave, Cate and Pete take you through:

  1. Occupations, education and incomes. Identify the key data sets the professionals look at, and how to use them to analyse whether gentrification is on the cards. And importantly, which data sets to ignore.
  2. Rental properties. Spotting the trends in tenure and weekly rental payments that will steer you in the right direction.
  3. Mortgage monthly payments. The trio explain what percentage of household income mortgage repayments should make up and why is this an important factor to look at.
  4. Usual address and internal migration. How many people lived at the same address 5 years ago and what does this mean? Who is moving in and who is moving out?
  5. Dwelling growth. How many new dwellings are being built and is this a positive or negative indicator of gentrification?
  6. Population Growth. Taken at face value, population growth is one of the stats that can lead you to believe a location is gearing up for massive capital growth. The trio explain how to treat population growth and what indicative changes to look for.
  7. Going to the suburbs. Don’t forget to take your eyes away from the numbers on the paper and visit the location. What are the signs that a location is attracting attention? Look out for fancy eateries and even fancier pooches on parade.
  8. And of course, our ‘gold nuggets’!

Ep 61 Show Notes

Market update #14 – Responsible lending changes – What this means for property, you, business owners, lenders and mortgage brokers

In this week’s episode of the Property Planner, Buyer and Professor Podcast, the team delve into the planned upcoming changes to responsible lending legislation and what this will mean for the property and mortgage market, as Dave, Cate and Pete take you through:

  1. What is responsible lending and when did it begin? Post the GFC there was a crackdown in high-risk lending, which led to responsible lending obligations being legislated by the Rudd Government in the National Consumer Credit Protection Act 2009 (Credit Act). The trio translate the complicated legalese of the current obligations to simple terms.
  2. The reasoning behind the repeal. The Property Planner, Buyer and Professor delve into the purposes of the repeal and whether it is likely to be effective at meeting the government’s goals.
  3. When did applying for credit get tough and what instigated it? Over the last 10 years a litany of cascading events have resulted in a gradual creep of lenders and borrowers being faced with overly prescriptive, complex and onerous processes, which really gained pace from 2014 when APRA started to put limits on lending and calls began for a Banking Royal Commission.
  4. What are the changes in lender behaviour we’re likely to see? The reduction in red tape is likely to see many positive impacts in speeding up the process of approvals, but be warned, the model will switch from ‘lender beware’ with a ‘borrower responsibility’ principle. What does that mean for your loan application?
  5. Borrowing capacity set to increase. Reduction in assessment rates could see borrowing capacity skyrocket, opening the door for prospective purchasers to up their limits.
  6. Gazing into the property market crystal ball. The Planner and Professor make their predictions 2021 and 2022.
  7. Consumer protections, who will be looking after you? With the litigious ASIC out the door, the APRA watchdog will be the sole enforcer of responsible lending obligations. But never fear, the freshly legislated best interest duty will be picking up the slack. The trio explain how.
  8. How does this relate to mortgage brokers? Interestingly, a significant amount of paperwork that mortgage brokers are currently required to complete and provide to clients could be scrapped entirely. Watch this space.
  9. What other areas are the government targeting?  Key areas of reform that haven’t received as much media spotlight are business loans and non-bank lenders. We cover off on the planned evolutions to streamline business lending and further protect vulnerable consumers by raising standards for the second and third tier lenders.
  10. And of course, our ‘gold nuggets’!

Market update #14 Show Notes

Ep 60: Preparing for auction: Part 1 – Appraising, budget setting, due diligence, reserves, low-ball offers & auction twists

In this week’s episode of the Property Planner, Buyer and Professor Podcast, the team delve into how to prepare for auction so you can put your best foot forward, as Dave, Cate and Pete take you through:

  1. Inspecting and appraising – beware of underquoting! Don’t get unravelled by properties selling above the price guide given by the agent. The trio share how to work out a more accurate understanding of value.
  2. Budget setting – home buyers v investors. There are key differences in the budget setting process for home buyers and investors to be aware of when setting a walkaway price. In the end, it should all come down to the numbers and factoring in ‘emotional premiums’ where appropriate.
  3. Purchase price shouldn’t be determined by borrowing capacity. Many purchasers come undone with buyer’s remorse if they’ve allowed their upper limit to be dictated by borrowing capacity and haven’t appropriately budgeted. The trio share how to work out your purchase limit so that you don’t blow the budget and lose sleep!
  4. When can you find out the reserve? The Planner, Buyer and Professor share the top tips for how to approach an agent to get the insider intel (that they’re not required to give you!).
  5. Auction twists. Pre-auction offers, probate, family law, off the plan and different schedule auctions – find out the twists that can impact how the auction is conducted.
  6. When to kick-off an auction with a low-ball offer. The trio share the psychology behind low-ball offers and when to use them.
  7. Due diligence. Having the contract reviewed by your solicitor and conducting a building and pest inspection are critical steps to ensuring that you make property decisions that you don’t later regret. Buyer beware!
  8. Finalising contract terms. How should you pay the deposit to the agent if you are successful and what is the settlement date?
  9. And of course, our ‘gold nuggets’!

Ep 60 Show Notes

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Ep 59: Property myths busted – Part 2: what deposit you need, bidding skills, first home owners grant, the 6-year CGT exemption & off-market opportunities

In this week’s episode of the Property Planner, Buyer and Professor Podcast, the team dive into more property myths that can lead purchasers down the garden path to poor property decisions. First, they share their market insights, as Dave, Cate and Pete take you through:

  1. Weekly market insights 1 – New home loans see a record jump in August. ABS figures released for August show a jump of 12.6% increase in new home loans (excluding refinances), and the largest month on month increase since 2002. It’s also the first time in 11 years that there’s been more first home buyers than investors purchasing in the market. So, what does that entail for the property market? The trio share their insights.
  2. Weekly market insights 2 – More than 50% of mortgage repayment holidays have ceased. In a really encouraging sign, more than half of the Australian’s who opted for repayment holidays have recommenced their repayments, contributing to a more positive outlook for our economic recovery than the previously reported forecasts.
  3. Weekly market insights 3 – Property prices remain resilient. CoreLogic data for the last quarter reveals that Sydney is down by 0.9% and Melbourne 0.27%, while Adelaide, Brisbane and Perth have increased. As the trio revealed in “Market update #7”, history shows that during previous economic downturns, property prices have remained stable due to low interest rates and reductions in supply as well as demand. This recession is no different, history repeats!
  4. Myth #1: You need a 20% deposit to purchase a property. This is wrong on two levels: the amount that you pay to a real estate agent that you’re not willing to walk away from and your contribution to settlement are two different things (and neither of them are required to equate to 20%). The trio explain why.
  5. Myth #2: A successful auction bidder doesn’t need skill, only the most money. Planning and preparation does the heavy lifting for getting great results. Your strategy and behaviour can knock the competition out of the park, even if their pockets are deeper than yours. We share with you the tactics that will have opponent auction bidders shaking in their boots, (even if you are shaking too).
  6. Myth #3: You lose your First Home Owner’s grant if you purchase an investment property. Many people incorrectly believe that if you purchase an investment property first, you’re no longer eligible for the First Home Owner’s grant when you then go to purchase your home. The Planner, Buyer and Professor reveal how you can access the grant, even if you’re not a first-time buyer.
  7. Myth #4: Eligibility for the 6-year capital gains tax investment exemption. If you’re thinking of moving out of your principle place of residence and renting it out, there are key requirements that are often missed by many in order to claim the capital gains tax exemption. But is this strategy right for you? The property with the highest capital growth prospects is the one you want to be claiming the exemption on.
  8. Myth #5: Off-markets opportunities are all motivated vendors. The reality is that there are 3 different kinds of off-markets and only one that is worth your time. Home buying is a lengthy process as it is, and time is our most precious commodity. Don’t get caught out with time-wasters!
  9. And of course, our ‘gold nuggets’!

Ep 59 show notes

Ep 58: Property myths busted – Part 1: property prices, capital growth, housing affordability and land size

In this week’s episode of the Property Planner, Buyer and Professor Podcast, the team delve into the common property myths that lead property purchasers down the path of making bad property decisions. First, they share their market insights, as Dave, Cate and Pete take you through:

  1. Market update – rate cuts and consumer sentiment. The trio share their thoughts on the whispers of upcoming RBA rate cuts tipped to occur over the Melbourne Cup weekend, the downward pressure on the 3 year bond rate and how long into the future low rates will stay in place. Plus, the recent surge in consumer sentiment, despite being in the thick of a global pandemic.
  2. Myth 1: Property prices always go up. What goes up, must always come down and property markets are no exception, (but they rarely bottom out at the same level that they started). Like any market, property prices will fluctuate on the basis of supply and demand and the institutional intervention that influences these factors. Beware of one trick ponies and cities that are heavily reliant on the success of only one particular industry.
  3. Myth 2: Property values double every 7 to 10 years. This may have been true once upon a time, in a land of high interest rates and strong inflation. But the property landscape is vastly different now. For property to double every 7 years, you’d need annual capital growth of 10.28%. So, how long will it really take for values to double? The trio share their insights.
  4. Myth 3: Picking a good suburb is the key to property success. There is much more to selecting a great asset than simply picking a good suburb and buying whatever you can get your hands on. There are markets within markets, and compromising on quality to get into that blue-chip suburb can lead you astray. Not all property is created equal and that means that not all property in the same suburb increases at the same rate of capital growth.
  5. Myth 4: Housing is unaffordable nowadays. Calling all millennials – put the avocado down and listen up! Housing affordability is more than just looking at current property prices and lamenting that the aspirational, forever-house of your dreams is out of reach. Affordability comes down to the percentage of your wage that goes towards your loan repayments, but what is the hardest part? Getting the money together for a deposit, in order to get your foot on the first rung of the property ladder. Choose wisely and you can leap frog into your ideal home.
  6. Myth 5: All good property opportunities are taken. From capital cities, ‘huburbs’ and regional centres, there are hidden gems everywhere. The location may not be glamourous right now, but that’s the point, each swan started out as an ugly duckling. The Planner, Buyer and Professor share the signs to look out for on the hunt for gentrification.
  7. Myth 6: Big land is more important than location of land. Unless you have a goal of subdividing, this belief is a furphy. Location is the most critical factor that influences capital growth, and a smaller block of land in a great location will often outstrip a full block of land on the fringes of the capital city. Land to asset ratio is key!
  8. And of course, our ‘gold nuggets’

Episode 58 show notes

Ep 57: Renovations – top tips and mistakes to avoid

In this week’s episode of the Property Planner, Buyer and Professor Podcast, the team dive into the nitty gritty of completing a successful renovation, sharing with you the tips to plan for a positive adventure with your home or investment property, plus some learnings from their own experiences, (mostly learnt the hard way). First, they outline key measures announced in the federal budget, as Dave, Cate and Pete take you through:

  1. Budget 2020 and the property market. The trio share their thoughts on key federal budget measures that will drive the economy and property market. From tax cuts, providing perspective on national debt levels, to identifying the market segments that have missed out on further government stimuli.
  2. Homes that you can grow into. Unfortunately it’s often the case that the home we desire and can afford don’t exactly match up. The compromises are normally between the dwelling and the location. To get into your preferred location, considering purchasing a home that you can grow into by extending out or up is a plausible option for many – the trio share with you the key benefits of this strategy.
  3. Top tip – live in your home before you renovate. Get to know your property! After living in your home for some time, you’ll find out what you love and what you would like to change. This will save you from making some renovation decisions that you later regret.
  4. Home renos – how will the renovation impact your ability to sell?When renovating your home, thinking about being able to sell it down the track, (after the kids have grown up and moved out) is not usually the first priority. However, having an understanding on the future saleability and likely buyer pool can help you make critical decisions on your renovation ideas.
  5. Investment renos – understanding your deductions. We always say that tax deductions are the icing on the cake, but you should still have an understanding of the tax implications of the works you plan to complete. Various materials and appliances will have differing depreciation schedules. Speak to a quantity surveyor to find out what tax benefits you are eligible for.
  6. More bedrooms doesn’t equal more value. Proportionality is critical! Adding a few extra bedrooms doesn’t always add up to more value if you don’t have the space to pull it off, or if you don’t have the living areas and bathrooms to boot! The key is to know your market and deliver what tenants or prospective purchaser’s desire.
  7. Speaking of bedrooms, size is important!Hands up who has been to an open house inspection advertising 3 bedrooms, only to find out on arrival that it’s actually 2 bedrooms and a study? Almost everyone. We share with you our tips on minimal bedroom size – anything smaller, is a great home office or a baby’s nursery.
  8. Granny flats. The capital gains tax incentives in the federal budget provide incentives for families to house their elderly parents in a self-contained unit. But do granny flats add value?
  9. And of course, our ‘gold nuggets’

Episode 57 show notes

Market update #13: Are we at the bottom of the property market? 

In this week’s episode of the Property Planner, Buyer and Professor Podcast, the team analyse the macro economic factors which are pointing to property values being at a pivotal turning point towards an upward trajectory. To balance the conversation, the trio also discuss some of the risks which may hold values back. Dave, Cate and Pete take you through:

  1.  Why property values are likely to rise by 10% in 2021 and into 2022. Weighing up the market forces at play, (and in the absence of a loss of control of COVID case numbers) it’s looking likely that we’re at an inflection point in the market and we’ll be gearing up for a property run.
  2. How property values have remained relatively stable throughout COVID. As we’ve been saying since the beginning of COVID, (and contrary to the property doomsayers and alarmists), due to a reduction in supply, property values had a floor underneath them and Dave, Cate and Pete felt that national median prices were unlikely to drop more than 5-10%. Well, the results are in!
  3. The green shoots emerge. Property values in 6 out of 8 capital cities have recorded an increase in median values over September. The two exceptions have been Sydney and Melbourne; Sydney has recorded a slight decline in values of 0.3%, and the reduction is decelerating from previous months, which is typical before an uptick. Melbourne’s median value has declined by 0.9%, and we know that Melbourne is getting their COVID cases under control from the second wave, so we expect the recovery will be a few steps behind the other capital cities.
  4. How low can interest rates go? Interests rates have been slashed and dashed since mid 2019, with a total drop of 1.25% so far. RBA pre-pandemic modelling suggests that when the cash rate is dropped by 100 basis points, property values will increase by 28%. Yes, you heard right, 28%. With more whispers in the wind about a further rate cut – watch this space.
  5. Responsible lending laws to be axed. Now seen as a ‘handbrake’ on our economic recovery, responsible lending laws are due to be repealed in March 2021, which will open up ease of access to lending. There’s nothing like making it easier to borrow money to heat up the market.
  6. Ready, set..SPEND! With nothing to do and nowhere to go, Australian’s are saving more money than ever. Coupled with the ‘wealth effect’ from rising property values, consumers spending money locally instead of overseas will have an enormous impact on the economy.
  7. Unemployment looms. From our own analysis, led by the Property Professor himself, we discovered somewhat surprisingly that in the recent recessions and hikes in unemployment, property values remained obstinately consistent, barely showing any reductions greater than 5%. This is not to downplay the horrific impact that the pandemic has had on some businesses and Indvidual’s. That remains. The trio believe that the impact on property values is likely to be less than many people imagined.
  8. Vaccines, migration and riding the waves. Towards the back end of 2020, we can expect to see viable vaccines in production, international travel slowly coming back online and better management of COVID breakouts. Practice makes perfect, and by now, we would hope Victorian’s are well versed.
  9. International recovery blueprint. Looking overseas at other Western countries, positive housing stories are playing out in the US, UK, Canada and NZ where values are increasing and we are not far behind.
  10. And of course, our ‘gold nuggets’

Market update #13 show notes

Ep 56: Renovations – top tips and mistakes to avoid

In this week’s episode of the Property Planner, Buyer and Professor Podcast, the team dive into the world of project managing a renovation and they outline the factors to consider before you embark! Dave, Cate and Pete take you through:

  1. The most common mistake; over-capitalisation. It’s very easy to find a property that needs a renovation, but not so easy to find one that will reap a profit. The team take you through the various approaches to renovating that will add value to the property, and those which will not.
  2. Ballooning budget. Unreliable tradesmen, deadlines slipping through your fingers like sand, and alterations to the plan can quickly add up to cause your renovation budget to blow. Planning for delays and allowing for contingencies is critical to a successful renovation.
  3. Unexpected and invisible costs. From finding asbestos to hitting hard stone when excavating, these are just some of the unexpected costs that can come out of the woodwork when your renovation begins. These additional costs burn into your wallet, but removing the issues do not add perceived value to the property. It shouldn’t come as a surprise to hear that prospective purchasers expect to buy a house free of asbestos.
  4. Sharpen your project management skills. Like any major project, a renovation involves multiple moving pieces and parties to corral. The average renovation requires 10,000 decisions to be made. If you do not take the time to plan, arranging your tradesmen, deadlines and budgets can be like herding stray cats.
  5. How do you value your time? Many people do not factor in the cost of their own time and stress when ‘running the numbers’. Be prepared to set aside significant portions of your time for planning, making/taking phone calls, wrangling and negotiating with suppliers, making decisions. If renovating is not your day job, this could mean hours after work and on weekends. Could that time be better spent with your family? Or doing your regular job?
  6. Financing a renovation. The Property Planner shares with you the various ways that you can finance your renovation project. It goes without saying, but the least involvement you can have from the bank, the more freedom you will have.
  7. On the flipside – beware of flipped properties. Purchasing a freshly renovated home can seem like a dream come true, but beware, not all that glitters is gold! If someone is flipping to turn a profit, be weary for potential cut corners.
  8. And of course, our ‘gold nuggets’

Episode 56 show notes

Ep 55: Subdividing – the fundamentals for success

In this week’s episode of the Property Planner, Buyer and Professor Podcast, the team analyse the important considerations for completing a successful subdivision and the risks that small time developers need to be aware of. Dave, Cate and Pete take you through:  

  1. The first step – planning. Ask yourself how does this step fit in with your overall property plan? Start with the big picture and work out what stage of life is the best time for you to complete this project. Is it an acceptable risk to take on now?
  2. Buying well – a critical requirement to success. Selecting the right property and the right block will either make or break your plans. Itcould be the difference between make a profit or ending up with a vacant block and a hole in your wallet.  
  3. Know your market. Is there demand for smaller blocks of land with townhouses in the location that you’re purchasing in? Who is your target buyer and how will the property cater to their desires and price point? And is the project likely to be as profitable as other, similar priced alternatives?
  4. Have an in-depth understanding of council plans. Even if your plan is to subdivide, sell and leave the building project up to the next purchaser, the council still wants to see the plans. If you want to get three townhouses onto a block, be prepared to demonstrate the feasibility of your plans. Each council has their own guidelines, so it is important to understand the sensitivities, likely steps and local town planner’s approach at every step of your process. In particular, it helps to get to know who you will be dealing with.
  5. Consider all costs. From transaction costs, holding costs, tax obligations and the value of your own time – ensure you have an accurate understanding of the true projected cost of your project. Have you modelled what your budget will look like if a few key costs vary by 5%? And will you still make a profit?
  6. Obtaining finance for developments. Development finance is not as straight forward as getting a loan for a purchase. There are many additional hoops to jump through before you get the lenders tick of approval.
  7. Common mistakes and how to avoid them. Just because your neighbourdid a subdivision 5 years ago, doesn’t mean you are bound for success. We outline the common mistakes, misconceptions and unwitting risks we see time and time again, so you can put your best foot forward on your development journey. 
  8. Getting educated. One of the most critical factors to success is to ‘know your stuff’ and learn from the experts. We provide a bonanza of resources in our show notes for you to start learning and work out if subdivision and development is the right move for you. 
  9. And of course, our ‘gold nuggets’

Episode 55 show notes

Ep 54: Top landlord fears, how to tackle them and are we at a turning point in the property cycle?

In this week’s episode of the Property Planner, Buyer and Professor Podcast, the team delve into the top fears that keep landlords up at night and what you can do to safeguard yourself. Dave, Cate and Pete dissect:

  1. The property market dipping. CoreLogic capital city data shows that 5 out of the 8 cities have started growing in value or remained at the same level, while Melbourne and Sydney have dropped slightly further. It appears that we are now at an inflection point. Contrary to the property doomsayers, we haven’t yet seen a gross drop of 5%, which has been our central case since April.
  2. Tenants claiming COVID financial distress. Anecdotally we’ve seen 8% to 14% of tenants looking for reductions in rent, as a result of loss of income due to COVID. There are also areas that have seen a much lower percentage of tenants claiming COVID financial distress – due to location demographics and property features that may attract a particular quality of tenant. Careful tenant selection is critical.
  3. Debt and cash flow management. Treat your investment property like a business! That means understanding how to manage your risk and selecting an appropriate repayment strategy and buffer. Letting your money goals drive strategy and price point will mean that you are prepared and comfortable, when income ebbs and flows.
  4. Repairs and maintenance – does your buffer cover rainy days (and leaks)? Unexpected repairs can burn deep holes in your pockets, but an appropriate risk management strategy will avoid the financial stress of having to carry out major repairs on your property.
  5. Building and pest inspection. Do your due diligence and get a building and pest inspection done before you purchase. This will help guide your negotiations if you know there are maintenance issues lurking.
  6. Tenants from hell. From non-payment of rent to trashing properties, a tenant from hell can be a landlord’s worst nightmare. Starting with a good property manager and selection process can help you avoid a painful tenant. Listen to episode 41 “Tenants from hell” for more education on how to select a quality tenant and property manager.
  7. Protecting yourself with insurance. It is critical to know the difference between accidental, deliberate and malicious damage and how your insurance policy covers you in these situation – it can be difference between a successful claim or not!
  8. And of course, our ‘gold nuggets’

Episode 54 show notes

Ep 53: Bad credit behaviour – What does it mean and how can it be solved before it’s too late?

In this week’s episode of the Property Planner, Buyer and Professor Podcast, the team take a deep dive into the world of credit reporting, debt consolidation and how you can manage your money effectively to get a great credit score. Dave, Cate and Pete dissect:

  1. Credit scores and comprehensive credit reporting. Big brother is watching! The team take you through the new comprehensive credit reporting system, what goes into your credit report, and how your credit score is calculated for a positive or negative outcome.
  2. The traps to avoid that impact your credit score. Even honest mistakes that are rectified quickly can show up on your credit report (and remain there for 5 years). We take you through some careful tips to help you avoid these common errors.
  3. Tips on how you can manage your money effectively. Money management is a critical pillar for success in your property journey. We outline key strategies on how you can keep a handle on your spending habits and build the foundation of your wealth creation journey through an effective money management system.
  4. Money management and a detour into the Australian economy. Australian’s rate of savings is up 20% during Covid. We are saving more money than ever since our lenders have been monitoring the rate of consumers savings. This huge amount of savings will be spent domestically, especially when travel is back on the cards, and it will play a large part of supporting the Australian economy. If you can save now, you can save any time!
  5. Debt consolidation and why prevention is always better than cure! Debt consolidation through refinancing can make it easier when you have multiple, (higher interest/shorter loan term) repayments that are getting out of hand. With tailored assistance, you can consolidate into one loan to reduce your overall monthly repayment(s). The key is to act quickly before the situation unravels – speak to your strategic mortgage broker today about the pros and cons, but the most important part of the equation is changing your spending habits!
  6. Real life bad credit stories. Have you heard the one about the bank that gave a poor unsuspecting consumer a permanent credit default because they were uncontactable, even though they made the payment right away once they were reached? It happens all the time. The same lender 5 years later is now the only lender who will lend money for a new mortgage. Oh, the irony! David and Cate share some of the weird, wonderful, and frightening stories and first-hand experiences, how they could have been prevented, and the different solutions available.
  7. Credit scores are very important, but there are lenders who cater for those getting their finances back on track! There are many niche and non-conforming non-bank lenders that are willing to take on consumers with poor credit ratings – but it comes at a price, normally in the form of higher fees and interest rates. Accessing these lenders can mean that property plans don’t need to be on hold while you clean up your credit rating, and once you get yourself tidied up, you can always refinance to a mainstream lender with lower rates that suit your mortgage strategy!
  8. How to check your credit score. Did you know that you are entitled to access your credit score and credit report for free? There are a number of websites that allow you access, ensure that you choose one that is government recommended. Check below in our show notes for some portals.
  9. And of course, our ‘gold nuggets’

Episode 53 show notes

Ep 52: Listener questions answered #1 – What would you do differently if you could go back in time 25 years and tips for first time buyers entering the market

In this week’s episode of the Property Planner, Buyer and Professor Podcast, the team answer burning questions from our listeners. From mortgage strategy and prepping for decisions for first time buyers, to what would you do if you had a time machine and could go back 25 years and start again. 

We put Dave, Cate and Pete in the hot seat to discuss: 

  1. Top tips for first time buyers entering the market during COVID-19. Although we’re currently in a unique time (did someone say pandemic?), there are some fundamentals of property purchasing that always apply, rain hail or shine if you are a first-time buyer. 
  2. What should you focus on if you’re not purchasing your long-term home? Your first purchase can catapult you forward on your wealth creation journey if you get it right. But conversely, it can set your lifestyle and financial goals back if you get it wrong. Each property decision can either help or hinder and should be considered very carefully, but none is more important that your first! 
  3. Getting your mortgage strategy right at the beginning of your journey. In episode 50, Dave, Cate and Pete shared their biggest mistakes and one mistake they all had in common was selling property they could have kept. This is in part due to not understanding mortgage strategy and how it helps you to keep properties during your wealth creation journey. Is your lender or mortgage broker an expert in mortgage strategy? Very few are! 
  4. Have a plan for holding your first purchase. It is unlikely that your first property will be your long-term home, but you will be better off if you can keep it as an investment when your long-term home comes along. 
  5. Rentvesting, a viable option but not everyone’s cup of tea. As a first-time buyer, you often can stretch your budget by purchasing an investment property based on the fact that the projected rent will be added to your income tally. This might allow you to secure a stepping stone home that will meet your requirements for longer, or just purchase a superior quality asset whilst maintaining your lifestyle. Education and understanding your options is the key to successful property decisions.  
  6. Price tag v comparable sales. Adjusting your expectations at the beginning of your search will help you narrow in faster and make any necessary compromises to purchase your property. Make sure you are following the sale prices and not the asking prices! And here’s a little secret, there are always compromises. Shhh! 
  7. If Dave, Cate and Pete and could go back 25 years, what would they do differently? The answer to the first question is they would do many things differently, and yes, they would have a better financial outcome, even if the property market does not perform as strongly as it has over the next 25 years… but it might! 
  8. And would they have a better financial outcome? From buying and holding rather than having less itchy feet, starting earlier, making each property count, to self-education, the advice is varied! 
  9. And of course, our ‘gold nuggets’!

Episode 52 show notes

Ep 51: Commercial property – Part 2: Determining value, Real Estate Investment Trusts, Warehouses, Mixed Use, Leases, and more.

In this week’s episode of the Property Planner, Buyer and Professor Podcast, the team explore the commercial property sector in part two and share with you how to determine the value of a commercial property, what to look for in a tenant, investing in real estate investment trusts and the ins and outs of warehouses – and more!

David Johnston, Cate Bakos and Peter Koulizos discuss:
  1. How to determine the value of commercial property when buying. The Property Professor explains what determines the value of a commercial property and what to look for in a quality commercial investment.
  2. Land tax. Due to the higher cost of getting in and out of commercial real estate, land tax must be considered as part of the ongoing costs and factored into your decision making. For most states and territories, land tax is grouped with residential property. Be sure to do the sums on your land tax bill because the costs grow proportionately to total aggregated land value. Take a listen to Ep#43 “Diversification 101 – How and why to plan for diversification within your property portfolio” for more on this topic.
  3. What should you look for in an ideal tenant? Long-term lease agreements and stable companies or government organisations can be your best friend!
  4. Unpacking warehouses (pun intended!) Everything you need to know about investing in warehouses and logistics. This category has outstripped office and retail for popularity and overall returns with the advent of online shopping, and Covid has only hastened this transition. However, there are some traps for new players!
  5. Real Estate Investment Trusts (REITs) – The pro’s and con’s, and everything in between. REITs are a great way to gain exposure to commercial property without having to outlay millions of dollars on a single asset, which brings huge concentration risk. REIT’s offer instant exposure to commercial real estate in a bite size chunk that suits your investment profile. No need to buy the whole shopping centre or office. You also can get exposure to various properties across office, retail and logistics providing diversification. REIT’s are a great way to provide cash flow as part of your transition to retirement as a trust must distribute all profits, unlike companies.
  6. Publicly listed V unlisted/private Real Estate Investment Trust’s (REIT’s). Unlisted property funds are the closest proxy to direct property investment – but with the benefit of professional management. A major con is that your capital is locked in for the duration of the trust as private units cannot be bought and sold on the ASX in the open market, which usually ensures greater liquidity. If you are selling, you may be required to sell to someone within the private REIT. If you are worried about liquidity, this is not the asset class for you and you would be better off in a listed REIT.
  7. Flexibility of the property to mitigate risk. Investing in commercial property comes with higher risk than residential for many reasons, but you can mitigate that risk by purchasing a property that allows for flexibility of tenant types.
  8. Let’s go in reverse, beep, beep, beep, how about converting a warehouse into a residential property?! The ‘latest’ craze in modern living, well actually this has been happening for two decades as industrial property in inner cities cease being used for their original purpose and transition to residential property. Warehouse conversions can pay off from a lifestyle and financial perspective, but often do not. They are high risk, and are not for the faint hearted (or those with a tight budget). So go in with your eyes open and be sure that the property really is your dream home, or the investment will get a sustainable long-term financial return. Enter at own risk! Caveat emptor!
  9. And of course, our ‘gold nuggets’!

Episode 51 show notes

Ep 50: Dave, Cate and Pete’s biggest regrets on their property journey

In this week’s episode of the Property Planner, Buyer and Professor Podcast, the team intimately share with you some of the most significant mistakes that they have made along their property journeys, and their lessons learnt. 

In this episode David Johnston, Cate Bakos and Peter Koulizos discuss:  

  1. Selling properties they could have held. The Planner, Buyer and Professor have all made this mistake at some point on their journey, along with many other Australians. Selling a property that you could have kept, is one of the most common regrets we see.   
  2. Not having a mortgage strategy in place. Your mortgage strategy allows you to use equity, optimise your tax deductions and plan for holding property into the future as you accumulate more properties in your portfolio. It is critical to help you avoid the first mistake of selling properties that you could have held.   
  3. Keeping track of your Money Management! The way you manage your money is critical to success and ensuring that you have an effective money management system in place will not only give you peace at night, but will allow you to build your cash reserves to take the next step in your property journey.   
  4. Not knowing what makes a good investment. The allure of shiny and new can be tempting, but beware! Not all that glitters is gold.   
  5. Listening to the wrong people. Whilst your friends and family are well meaning and have your best interests at heart, they are most likely not property experts, (unless you are lucky to have a dad like Pete’s who worked in real estate). Ensure that you surround yourself with, (and get advice from) independent experts.  
  6. Buying a ‘bargain’. We all love a good bargain, but when it comes to property, looks can be deceiving. Purchasing a bargain property can attract a poor quality of tenant and you need to ask yourself whether it’s worth the headache and trouble.   
  7. Not purchasing when you could have. Your risk profile may preclude you from taking that critical step in your journey. Whilst most people regret selling a property, you can also regret not taking the risk of purchasing a property that would have performed well. As they say, hindsight is 20/20.  
  8. And of course, our ‘gold nuggets’! 

Episode 50 show notes

Ep 49: Commercial property – Part 1: The risks and the rewards!

In this week’s episode of the Property Planner, Buyer and Professor Podcast, the team take you through the ins and outs of investing in commercial property.   

In this episode David Johnston, Cate Bakos and Peter Koulizos discuss: 

  1. How commercial property investment differs from residential, from a higher return on investment, duration and construction of leases, flexibility in lease length, business category of tenant and to ongoing running costs.   
  2. An introduction to the different types of commercial property – industrial, retail and office. 
  3. Higher return also means higher risk, and that risk comes in the form of vacancy rates, rental volatility and higher funding costs. It’s often much easier to find a tenant for your home, than your warehouse or high street shop.  
  4. The high cost of entry and ongoing maintenance. Buying commercial property is often much more expensive than buying residential property, on top of that commercial property investment requires higher deposits as a direct result of lower loan to value ratio constraints, and higher interest rates for commercial lending.  
  5. Real estate investment trusts and how you can invest in commercial property without purchasing the whole building; Dave touches on this exciting purchase pathway, but only scratches the surface. The trio look forward to delving even further into REIT’s.   
  6. Volatility in the commercial market as a result of the Covid-led economic slow-down, with sentiment dropping to unprecedented levels for some categories, dire vacancy rates are the market indicators. 
  7. The economic outlook for retail, office and industrial commercial property including some positive insights for specific subsets of commercial property 
  8. And of course, our ‘gold nuggets’! 

Episode 49 show notes

Ep 48: Why established properties outperform

This week, the Property Planner, Buyer and Professor turn their thoughts to established properties and why they offer superior capital growth prospects.  

In this episode David Johnston, Cate Bakos and Peter Koulizos take you through:   

  1. Established houses tend to be located close to the CBD, and generally the older the property; the closer to the CBD, (being the central location for the majority of jobs and the highest land value per square metre.)   
  1. People want to live close to where they work, but will that be the case going forward as many businesses comfortably shift to ‘working from home’ life?  
  2. Established properties are more likely to have an optimal land to asset ratio, with the majority of the value invested in the appreciating component of the asset – the land! 
  3. New estates may offer larger blocks of land than inner established areas, but that doesn’t equate to a higher land to asset ratio. In fact, the abundance, (and lack of scarcity) of land in these new estates means that they have a lower value per square metre  
  4. You don’t pay a ‘brand new premium’ for established property. Paying for a brand-new property means that you also pay for the developers profits and cost of labour. For established property, you pay only ‘market value’.  
  5. The NIMBY effect (Not in my backyard!) – Long established communities have great influence over councils, (including the implementation of heritage listing and overlays) that make it significantly more challenging to increase supply through development in the preferred pockets and streets. 
  6. Melbourne’s highly sought-after ring of suburbs located 5-20km from the CBD have seen very little growth in population in the last 30 years. This phenomenon has directly impacted property price growth in such areas.  
  7. Period homes have architectural appeal and features that Australian’s love, increasing the demand for those properties due to the irreplaceable nature of these elements.   
  8. And of course, our ‘gold nuggets’! 

Episode 48 show notes

Ep 47: Off the plan purchases – Everything you need to know. Part 2: The financial risks

The Property Planner, Buyer and Professor continue analysing off the plan purchases, and in particular, high rise apartments. This week, in the second of two episodes dedicated to this type of property, their focus is on the financial risks of purchasing off the plan.   

In this episode David Johnston, Cate Bakos and Peter Koulizos take you through: 

  1. The ‘Pros’ of purchasing off the plan. The team start off outlining a number of financial benefits of purchasing off the plan, however many are short-term and what you could call a ‘catch 22’.  
  2. The risks of not being able to access finance (through no fault of your own). Lenders protect themselves by limiting their exposure to off the plans because they understand they are ‘risky’ securities – less likelihood of capital growth and hard to sell in a fire sale. That includes limiting the number of properties in a building or postcode they will take as security, limiting the loan to value ratio (requiring a higher deposit), and working to a minimum limit of the number of square metres in the apartment that they will lend against.  
  3. The contract can limit your re-sale options, with many contracts stipulating that only a particular real estate agent can on-sell your property. This is so the developers can maintain control of the sale prices within the block. 
  4. Homogenous dwellings of identical apartments in a building or houses in a development have significantly reduced scarcity value, and it is likely that sellers will have competition from properties that are similar to theirs. Buyers must consider what makes a property unique and desirable?  
  5. Over-supply can adversely impact the expected rental yield, particularly when many identical properties flood the market at the same time, causing a race to the bottom for landlords to find a tenant.   
  6. Limited capital growth prospects from low land to asset ratios, as the land component which is appreciating can make up only a small percentage of the overall asset value.   
  7. The likelihood that the value of the property will go backwards after you purchase, as the largest component of the asset (the dwelling) is depreciating.  
  8. The cost of management fees that are not certain upfront. Owners corporation and strata fees are not typically specifically outlined at the time of an off the plan sale. To compound the issue, future special levies for maintenance or issues arising out of poor quality builds can quickly eat into your available funds.  
  9. Lost opportunity costs in waiting years for an asset to be finished, that you could have invested in the meantime in an asset with superior capital growth prospects.  
  10. And of course, our ‘gold nuggets’ 

Episode 47 show notes
  

Ep 46: Off the plan purchases – Everything you need to know. Part 1: purchase through to settlement

The Property Planner, Buyer and Professor take a deep dive into the risks of purchasing off the plan. Because the risks are many and varied, this will be a two-part episode with an episode solely on financial risks to come next week!

In this episode David Johnston, Cate Bakos and Peter Koulizos take you through: 

  1. Pros of purchasing off the plan – for a balanced view, we take you through the advantages of purchasing off the plan.  Following the pro’s, we then detail the risks that buyers need to be aware of. 
  2. Risks of buying a property that doesn’t exist. You may be able to visit a display home, but often you are looking at plans, dioramas and drawings – and unless you are an architect or builder, it can be quite difficult to visualise the end product.  
  3. Alterations to the property without your consent. The contract will normally allow the developer to make changes to the property within a certain percentage of variance, and without your approval. Often this results in unexpected changes/reductions in floor area to the plans, specifications or differences in the quality of the final finishes.  
  4. Lenders may not accept the property as security if the alterations cause the square metreage to fall beneath their prescribed level.   
  5. Contracts often favour the developer and the build completion almost never runs on time.   
  6. The timeline to settlement is uncertain and you could be waiting between 12 to 48 monthsIn the meantime, your lifestyle, financial position, lender policy, property value and the market could change.  The lost opportunity is pertinent if the project is cancelled or builder becomes insolvent. 
  7. The value of the property can fall before settlement, and combined with a large number of off the plan purchases being overpriced from the start, valuations coming in lower than the purchase price can cause significant out of pocket expenses.  
  8. Limited recourse against the builder in the event of a dispute, your contract of purchase is with the developer and not the builder.  
  9. Are you dealing with a spruiker or an independent advisor? Is the person selling the property receiving an income from the developer for the sale? Beware of spruikers masquerading as advisors!  
  10. And of course, our ‘gold nuggets’ 

Episode 46 show notes

Market update #12: What will the Melbourne lock down mean for the economy and property market? 

In this episode The Property Planner, Buyer and Professor take a deep dive into the impact of the lockdown in Melbourne and Victoria border closures on the property market and broader economy, and how the key indicators were tracking up to this point 

In this episode David Johnston, Cate Bakos and Peter Koulizos take you through

  1. Victoria back into lockdown just as consumer confidence and new listings recover to pre-Covid levels – what does this mean for the property market, economy and what are the differences from the last lockdown? 
  2. Lender scrutiny and efficiencies are clogging up the approval process, how can this impact your ability to snap up the right property? If you’re looking to purchase or refinance, getting your ducks in a row is critical to ensure timely assessment.  
  3. Extension of repayment holidays for an additional 4 months through to 2021 as the liquidity bridge is extended for those who cannot meet their repayments, but how  and who qualifies? 
  4. How does accessing your Super impact your ability to borrow? A little hint, it’s not helpful… 
  5. How the property market has bounced back and is normalising with auction clearance rates steadying and new listings recovering – prior to Melbourne lockdown at least. 
  6. Buyer demand continues to hold up prices, with the combined capital city index showing only a 1% drop since Covid started and 1.3 buyers for every one new listing. 
  7. First time buyer purchases are going through the roof, as many take up Government and State based initiatives to get into their first home.  
  8. Rents continue to fall, particularly for the problem child of property – medium to high-density apartments in Melbourne and Sydney CBD and inner suburbs.  
  9. Will there be an economic or fiscal cliff? Public and private sector institutions continue to build the bridge to the other side with talks of extending JobKeeper and Jobseeker but making it more targeted, and extension of repayment holidays.  
  10. And of course, our ‘gold nuggets’ 

Market update #12 show notes

Ep 45: The great debate! Capital Growth V Cash Flow – Which investment strategy is superior?

The Property Planner, Buyer and Professor dive into the capital growth v cash flow debate when it comes to planning your investment strategy. Who will have their arm raised in victory?

In this episode David Johnston, Cate Bakos and Peter Koulizos take you through: 

  1. The Property Professor makes the case for capital growth, by comparing property value and rental return over 20 years if you had purchased a capital growth v cash flow property for $600,000. 
  2. The Property Buyer explains how you can achieve the same outcome with a cash flow strategy – not everyone can afford to hold a capital growth property, but everyone can make great property decisions that grow your wealth. 
  3. Don’t forget about gearing! Whether the property is positively or negatively geared carries a large bearing on the end results. 
  4. How the cost of holding a capital growth focused property decreases over time – negative gearing is not forever.  
  5. Counter intuitive but true, how the rental yield of a capital growth focused property increases faster than yield on a cash flow property. 
  6. How bank policy and assessment can impact your ability to execute your strategies and why you need a strategic mortgage broker in your corner. 
  7. How your age and stage of life is a critical factor to consider when piecing together your investment strategy. 
  8. Who, I mean which strategy, won? You will need to tune in to find out the Property Planner’s adjudication! 
  9. And of course, our ‘gold nuggets’ 

Episode 45 show notes

Ep 44: All things property tax – how to understand your deductions at tax time

As we come to the end of another financial year, The Property Planner, Buyer and Professor delve into all things property tax and uncover the myths that can lead you astray on your wealth creation journey. 

In this episode David Johnston, Cate Bakos and Peter Koulizos take you through: 

  1. All the deductions you can claim on an investment property so that you do not miss a trick when completing this year’s tax returns. 
  2. Depreciation, what you can claim as a tax deduction on fixtures & fittings, the building and when do you need a depreciation schedule?  With thanks to some great tips from our good friend Mike Mortlock from MCG Quantity Surveyors. 
  3. Capital Gains Tax and how you can avoid nasty tax bills that eat into your wealth if you ‘property plan’ ahead. 
  4. Negative gearing, how it works and why it doesn’t last forever – at some point all properties become positively geared. 
  5. Tax variations and the risks of using this as an investment strategy.   
  6. How your mortgage strategy is the foundation to maximising your tax deductions (good debt) and reducing your non-deductible borrowings (bad debt) if you have the right mortgage strategy and structure in place from the moment you purchase a property.    
  7. Expats, the changing tax landscape and how laws relating to capital gains tax and land tax have changed this year.  
  8. And of course, our ‘gold nuggets’, plus a sneaky third nugget from our host Cate! 

Episode 44 show notes

Market update #11: Building the bridge (or invisible stairway) across the economic cliff!

The Property Planner, Buyer and Professor unpack the economic cliff. What will happen when JobKeeperHomeBuilder and lender repayment holidays end? 

In this episode David Johnston, Cate Bakos and Peter Koulizos take you through:   

  1. How banks will look to help keep many of the most affected borrowers and businesses to stay afloat with new initiatives such as interest only repayments, lower rates, extended loan terms and pauses, although some zombie businesses will need to be let go. 
  2. What holds for employment, as 124,000 people are re-employed in May and a further 850,000 expected by the end of next month.   
  3. HomeBuilder scheme, the ins and outs of the scheme and questions yet to be answered. 
  4. How state governments will provide further stimulus to support home buyers and builders, beefing up stimulus packages offered to Australians. 
  5. Where to get your information from, and why the Treasury, ABS and RBA are the most trusted sources. 
  6. The effect on buyer behaviour as more people work successfully from their home office and recalibrate what is needed in a home and location as part of their Property Planning. 
  7. And of course, our ‘gold nuggets’! 

Market update #11 show notes

Ep 43: Diversification 101 – How and why to plan for diversification within your property portfolio

The Property Planner, Buyer and Professor discuss all things diversification, from the reasons why you should diversify your portfolio to the many ways you can implement diversification in your investment strategy.  

In this episode David Johnston, Cate Bakos and Peter Koulizos take you through:  

  1. Beware of one size fits all strategies! The suggestion that you should have a 50/50 balance of shares and property (or any other type of investment) is vastly oversimplifying the concept of diversification and neglecting the most important element of the equation, YOU!  
  2. Discussing the different asset classes for diversification, there’s more to consider than just property v shares.  
  3. How you can diversify with property – state, city, regional centres, different suburbs, city segments, property types, growth focused V cash flow and more.  
  4. Tax comes second! Tax benefits should never be a primary reason to invest in a particular asset, it is the icing on the cake. Don’t sacrifice the cake for the icing.   
  5. Considering the macro and micro of diversifying your property portfolio. The macro is the state or the city and the micro is the suburb. Start with a big picture view and work down to suit your property plan, not the location you live or a buyer’s agent. Or worse, where a buyer’s agent is buying, but not based in. Your next purchase could be anywhere in Australia.  
  6. Capital gains v cash flow, how your investment strategy needs to be tailored to you. 
  7. Land tax, an often neglected area of property investment. How and when should land tax factor in to your property decisions? More than two reasonably priced properties in any state will generally start to eat into your returns via land tax. 
  8. Blue chip v gentrification, higher rewards come with higher risks.   
  9. Fractional investing, is it worth getting a fraction of your foot in the property door?  
  10. And of course, our “gold nuggets”! 

Episode 43 show notes

Ep 42: Dissecting 10 years of Core Logic data – capital cities & regional centres

The Property Planner, Buyer and Professor discuss data provided by CoreLogic’s Tim Lawless on Australia’s capital cities and regional areas over the last ten years. Which cities took out the gold, silver and bronze?

In this episode David Johnston, Cate Bakos and Peter Koulizos take you through: 

  1. Dissecting data provided from Core Logic for the last decade for all capital cities and regional areas of each state. You may be surprised by the winners and losers as we hand out the gold, silver and bronze medals.
  2. How regional centres fared compared with their capital city counterparts and why capital growth and rental yield often have an inverse relationship.
  3. The performance of units compared with houses, which are gaining in popularity in some cities. But beware of the data! Metrics surrounding units can very easily lead you astray.
  4. How much $1,000,000 invested 10 years ago in each capital city would be worth today and which cities actually went backwards during that time. Not all property rises in value!
  5. The importance of risk management and mortgage strategies to save yourself stress and hold on to assets when the market inevitably starts to dip.
  6. How your next investment purchase could be anywhere in Australia, depending on your price point, risk profile and stage of life.
  7. Why values based on growth over the last ten years are now on trajectory to double every 15 years,not every 7-10.
  8. Why your specific location and property selection is the key ingredient to financial out-performance as you do not purchase a city, suburb or a street. Every property provides a different financial return to the overall market return which is a formula-based average!
  9. And of course, our “gold nuggets”! 

Episode 42 show notes

Market update #10: The HomeBuilder stimulus package unpacked – What it means for home buyers, renovators, jobs, economy, and of course, the property market!

The Property Planner, Buyer and Professor met for a ‘breaking news’ recording on the $688 million HomeBuilder stimulus package announced by the federal government yesterday. The new package aims to safeguard the jobs of a million tradies, to prop up the construction industry which was teetering on the edge of oblivion.  

Home owners, first home buyers and renovators will be offered a cash grant of $25,000 for building contracts and purchase of new dwellings signed from 4 June 2020 right through to 31 December 2020. Hear the full story as David Johnston, Cate Bakos and Peter Koulizos take you through: 

  1. Setting the scene why this package was initiated by the federal government supporting over one million employees, around 9% of all employees in the country, working in the construction industry, which provides an estimated $100 billion and a whopping 5 per cent of our economic output each year. 
  2. How home building in Australia was collapsing prior to Covid-19 after four boom years to 2017-18, when the industry started around 225,000 homes a year. Starts have since fallen to around 165,000 this financial year due to a cascading set of events from the tightening of finance by APRA, The Banking Royal Commission and the exit of investors, particularly from offshore, and the consequent inability to finance apartment projects. 
  3. Unpack the In’s and Out’s of the scheme, who can take advantage and the criteria for grant approval, how, where, when and why. 
  4. Discuss why the package is well balanced, whilst also dissecting some potential weaknesses.   
  5. How state government has said it will play a role in speeding up council approvals if needed, which must be obtained prior to signing the build contract.  
  6. Why regional areas and first-time buyers may be the big winners due to the lower value entry points, and the state-based grants and stamp duty benefits already on offer. A close second could be those who were about to embark on a major home renovation. 
  7. The impact this could have on the established property market. We could see a resurgence in home buyers wanting to buy a doer upper home. To do this within the almost 7-month time frame is no mean feat.  
  8. How the economic effects of the stimulus will flow through the broader economy and property market on a macro-economic level and this will mostly be a good news story.  
  9. Why Australia continues to build on its international reputation as a safe haven for the flow of overseas investment and capital which is vital to our economic prosperity as a capital importing nation. This has been reflected in the international willingness to purchase our government bonds, the Aussie dollar and ASX share market. The latter two of which hit 5 month and 3 month-high’s respectively this week.  
  10. And of course, our “gold nuggets”! 

Market update #10 show notes

Ep 41: Tenants from hell

A good property manager is worth their weight in gold, and equally, so is a good tenant. A great tenant who is happy and obliging will stay in your property for a long time – avoiding long gaps between tenancies, advertising costs for vacancies and loss of rental income. 

In this episode David Johnston, Cate Bakos and Peter Koulizos take you through: 

  1. What makes a good tenant, it’s more than simply paying on time. 
  2. What does a bad tenant look like? A bad tenant is a liability to avoid at all costs.  
  3. Does your property manager stack up? A bad property manager can be worse than a bad tenant.  
  4. The correlation between the quality of property and the quality of tenant. Low socio-economic areas do not necessarily equate with bad tenants.  
  5. How to capture a great tenant. Pricing your rent, asking great questions, arranging open for inspections and knowing your property inside out.  
  6. And of course, our “gold nuggets”! 

Episode 41 show notes

Market update #9 – The view from the coalface, sentiment and push-pull factors

In the ninth Podcast since Covid-19 took hold, we turned our thoughts to the property market forces at play, how sentiment is increasing as restrictions are easing and what’s on the horizon for property. 

In this episode David Johnston, Cate Bakos and Peter Koulizos take you through: 

  1. Supply of properties on the market continue to remain low, however competition is picking up as more buyers are jumping into the mix.  
  2. The outlook for construction remains uncertain as building and development contracts come to an end, however Government intervention is likely to support new building projects.  
  3. How the downturn has sparked interest in diversification, as we see investors looking for more balance in their portfolios, flocking to assets with a higher yield. Could this be an opportunity to snap up a great capital growth asset while yield focussed properties have higher demand? 
  4. The tried and true fundamentals of property remain the same throughout Covid-19, and that is that quality real estate is holding strong.  
  5. The long-term impact of reduced rents as demand for rentals decreases and supply increases and the sub-markets likely to be impacted the most.  
  6. How the reduction in interest rates is helping to offset many of the negative market forces in play.  

We wish you and your families the best of health and say a big thank you to all our health workers during this time. 

Market update #9 show notes

Ep 40: Offset accounts – God’s gift to mortgage strategy

This week we return to our podcast episodes recorded prior to Coronavirus. In this episode, we discuss offset accounts, God’s gift to mortgage strategy!

The effective use of offset accounts is one of our Top 5 strategies for creating wealth through property, it greases the wheels of the other mortgage strategies – optimisng tax deductions, ability to hold and accumulate property, money management system, risk management and offset accounts.

In this episode David Johnston, Cate Bakos and Peter Koulizos take you through: 

  1. Optimising tax deductions, how utislising your offset account will help you to save tens of thousands in future tax deductions over your lifetime. 
  2. How offset accounts can help you to hold property you would have otherwise needed to sell. This alone may add $1,000,000 to your bottom line in retirement.  
  3. Calling all upgraders, how you can put your best foot forward and maximise your ability to keep your current home as an investment when you upgrade. 
  4. Why offset accounts and your mortgage strategy are fundamental to your risk management.  Counter intuitively, as we have said for a long time, a lower forced payment allows you to build up more savings via your offsets without costing extra interest, allowing you to build up savings buffers and have additional surplus monthly cash flow.  
  5. The government and banks targeted mortgages during this crisis to help the economy. Great to see the government and banks get on board with our long-held mortgage strategy during a crisis! 
  6. An offset account is not the same as redraw; and misappropriation could not only cost you tax deductions, you might also get in trouble with the ATO! There is a critical difference which confuses many and could cause you to fail the ‘purpose test’. 
  7. How offset accounts provide the platform for your Money Management System  
  8. Many lenders now offer multiple offset accounts that can be linked to the one loan keeping more dollars in your pocket through interest savings and better tracking of your spending.  
  9. Interest earning accounts V offset accountand why an offset account has greater financial benefits to you.  
  10.  Interest only V principal and interest – How your repayment strategy can provide you with choice and flexibility whilst optimising your tax deductions, managing risk, growing your cash savings buffer, and enhancing your ability to keep and accumulate property. Counter intuitively, sometimes paying less is more in the long run – if you are using offset accounts of course.  
  11. And of course, our ‘gold nuggets’! 

Episode 40 show notes

Market update #8 – What’s ahead – the stabilisers, economic factors and what if’s!

In the eighth Podcast since Covid-19 took hold, we turned our thoughts to the property market and the multitude of forces that determine its trajectory. We look at the stabilisers, head winds and yes, even tail winds, despite what the mass media might have you believe!  

In this episode David Johnston, Cate Bakos and Peter Koulizos take you through: 

  1. The seller’s market, how supply and low interest rates are underpinning property values.  
  2. Why auction clearance rates have improved each week for the last three weeks and one noted property market expert with a proven track record is re-calibrating his previous dire predictions for the market.  
  3. Why access to finance is critical to supporting property values, and how lender policies are adjusting given the changing economic situation.  
  4. The forecast for unemployment what this means for the property market.  
  5. The impact of sustained low interest rates on property values based on RBA modelling. 
  6. How property values remained resilient during the early 90’s recession despite unemployment above 10% and the RBA cash rate peaked at a punishing 17.5 per cent.   
  7. An update on relaxed restrictions as state governments begin the process of easing, with kids returning to school and social gatherings back on the agenda.  
  8. And of course, our ‘gold nuggets’! 

We wish you and your families the best of health and say a big thank you to all our health workers during this time. 

Market update#8 show notes

Market update #7 – Recovery lessons from recent recessions, the great depression, GFC & Spanish Flu – the market forecast

In the seventh Podcast since Covid-19 took hold, we turned our thoughts to the alarmist headlines emerging, warning that the property market will drop by 20-30%. Why in all likelihood that won’t be the case by taking a critical eye to data and forecasting, and jumping in the time machine to look at the economic impact of previous pandemics and recessions on the property market. 

In this episode David Johnston, Cate Bakos and Peter Koulizos take you through: 

  1. Shock headlines that property values will drop by 20-30% and why this is the absolute worst case and unlikely scenario. Why you should be careful what you read, as most headlines are negative clickbait, but the content is positive.  
  2. The view of economists and other respected market forecasters that the property market will only drop by 5-15%. Why we urge you to seek data from credible sources, whose area of expertise and skill set focus on the property market.  
  3. A look at the Spanish Flu, followed by the Great Depression and how the policy and events of the time stack up to our current situation 
  4. Analysing data from Australia’s most recent recessions for insights as to how the property market will fair. The results will surprise you! 
  5. And of course, our ‘gold nuggets’! 

We wish you and your families the best of health and say a big thank you to all our health workers during this time. 

Market update #7 show notes

Market update #6 – Getting your ducks in a row before the economy opens up!

In the sixth Podcast since Covid-19 took hold, we turned our thoughts to focusing on planning for your next property decision, as the governments start planning for, and implementing, the releasing of some restrictions to begin opening up the economy.

Did you know 10 people can attend an open for inspection in Western Australia now?

In this episode David Johnston, Cate Bakos and Peter Koulizos take you through:

  1. Confidence and market sentiment continue to rise with the data telling us more people are walking, driving and working as two states lift restrictions, with case numbers reducing to zero in a number of states and territories.
  2. Property market economics and how they are different to the broader economy. The property market is expected to bounce back faster, there is a different set of factors at play when it comes to property values V the broader economy and job market.
  3. What stimulus will remain after 6 months, what reform agenda will be rolled out, and what new incentives will be added to drive the economy? Many lender and government initiatives have a timeframe of 6 months, but other incentives and reform will be instigated to underpin property values and buyer demand, while some of the stimulus will remain for some time.
  4. Who are the likely sellers and buyers in today’s market? 
  5. How to get clarity on your next property decision so you are ready to take advantage of buying opportunities! Now is a time for introspection and reflection, ultimately you will fall into one of two camps – people who are happy with their current home and those who wished they were in a different property. We will see many motivated home buyers after this experience who have re-evaluated their lifestyle preferences and canny investors looking to buy before prices rise.
  6. How coronavirus has challenged the mindsets of investors, money management, risk management and lifestyle choices – and why it is a great education opportunity for many home owners and investors.
  7. The importance of money management and planning for the future – Covid-19 is a great example of precisely why we have focused for two decades on managing risk via your mortgage strategy, despite many of the strategies being counter intuitive during the good times. Good money management never goes out of fashion, nor does a sizeable war chest. You never know when you may require a liquidity bridge. It may when you start a family, or it may be when Covid-24 strikes in ten years’ time!
  8. Reverse engineering your price point via your money goals – Setting Money Goals which should determine your property price, strategy and selection. Merely borrowing the maximum available that the lender will provide, without any thought to your monthly surplus cash flow and available funds buffer after you purchase is a great way to get you into trouble, as Covid-19 has amplified.
  9. The Property Planner, Buyer and Professor share what advice they would give their kids, staff and students if they were wondering if they should buy now or wait.  
  10. And of course, our ‘gold nuggets’! 

We wish you and your families the best of health and say a big thank you to all our health workers during this time. 

Market update #6 show notes

Market update #5 – The green shoots – what are the early signs of market recovery?

In the fifth of our Covid-19 Podcast specials recorded on Monday, we turned our thoughts to focusing on the green shoots, marking the early signs of recovery with the federal and state governments now turning their focus on how we navigate an effective exit of the shutdown, whilst keeping infections low or entirely eradicated. We have seen talk of lifting restrictions, sporting bodies have been working through their plan to get back on the field and elective surgeries are back on the agenda. This adjustment in focus to how we exit successfully has the ability to spur on the initial turn in market sentiment and provide a glimpse into the possibility of opening back up the economy and workplaces.

In this episode David Johnston, Cate Bakos and Peter Koulizos take you through:

  1. What are the tell-tale signs of recovery and a rebound in market sentiment?
  2. Comparing the market forces between last year’s post-election recovery and how the post Covid-19 property market rebound could play out in 2020 and 2021.
  3. Who are the early movers that have the confidence to purchase in a shifting market and are you prepared to take the plunge?
  4. Negative Nellie’s – why the media is focused on predominantly negative outcomes and you should be very selective in who and what you listen to.
  5. The Bull Market of the last two weeks and how the US federal reserve stared down short sellers – how the share markets are a leading indicator of the overall economy (but has the rebound been overly optimistic?), what the US federal reserve did to stave of short selling hedge funds and some education on how the financial markets work.
  6. And of course, our ‘gold nuggets’!

We wish you and your families the best of health and say a big thank you to all our health workers during this time. 

Market update #5 show notes

Market update #4 – The update for residential and commercial landlords & tenants, vendors, Airbnb and your mortgage strategy!

In the fourth Podcast in our Covid-19 specials recorded on Monday we turned our thoughts to focusing on the impact to landlords, tenants and those selling property. NSW and QLD have released their packages for assistance to landlords and the residential market was rocked last week by Consumer Affairs Victoria announcing that open for inspections for occupied homes would be banned. Victoria has since backtracked and reversed these restrictive regulations yesterday.  

In this episode David Johnston, Cate Bakos and Peter Koulizos take you through: 

  1. Restrictions on landlords – as the state governments enact ‘no evictions’ for non-payment of rent, preventions on rental increases and inspections done via video conference.  
  2. What to do if your tenant is unable to pay rent – if you have a stable income, now is the time to refinance to reduce repayments, get on a lower rate, consolidate debt, access equity to increase your liquidity bridge to get you through to the other side. Be clear on your landlord insurance and what it does or does not cover. Get on the phone with your lender and swap to interest only – ASIC has updated their responsible lending guidelines to allow for this. Repayment pauses are available and should be an option of last resort as most lenders are capitalising interest.  
  3. Tenants who are falling through the cracks – international students, those on temporary visas and people casually employed for less than 12 months do not meet JobKeeper and Jobseeker criteria. 
  4. Regulations for commercial rentals – if your business has been impacted by Covid-19, your rent must be decreased by 50% of the revenue lost, if you have lost more than 30% revenue, with 2 years to make up the difference.  
  5. The longer-term impact to the commercial rental market as businesses successfully work from home.  
  6. Lack of regulation for residential rentals as the rental market takes a dip – landlords encouraged to cut a deal with their tenants and real estate agents left to decide how this process is managed. Anecdotally, rents have decreased by 5-15% due to decreasing demand. On the supply side, Airbnb and other properties which were short-stay rentals are set to come onto the market in droves. 
  7. Increasing difficulty to sell – as Consumer Affairs Victoria has quickly revoked their regulation announced last week that occupied homes could not host open for inspections.  
  8. And of course, our ‘gold nuggets’!  

We wish you and your families the best of health and say a big thank you to all our health workers during this time. 

Market update #4 show notes

Market update #3 – How to protect your war chest and the market outlook

In the third Podcast in our Covid-19 specials recorded on Monday we turned our thoughts to focusing on what the property market is doing during this period, what it could look like as we come out the other side, and how to proactively protect your financial position through an effective mortgage strategy.  

In this episode David Johnston, Cate Bakos and Peter Koulizos take you through: 

  1. Why we think property values will have a floor put under them during this period, but rental yields may be more precarious. Airbnb was declared illegal in NSW after going to air. Presciently we covered off on how the demand for Airbnb was being decimated and what this and other supply factors will mean to the rental market.
  2. Gearing up for the property rebound as markets open up and how to get yourself ready to be a first mover.  
  3. Calling all upgraders – if you still have a stable income, now would be a great time to upgrade as the higher value properties will see the biggest discounting.
  4. What you can do to protect your financial position during this period. We once again talk through why ‘risk management’ is one of our 5 core mortgage strategies and how you can proactively protect yourself during the proverbial rainy day or months.
  5. “Hot off the press” ASIC allow switching from principal and interest to interest only without completing a full application and financial assessment.
  6. Property prices in all capital cities except Hobart recorded value increases during March but what are some of the nuances with this data?
  7. Flattening the curve and the light at the end of the tunnel – we’ve gone from a peak of 28% increase in infections, and we are now down at 2%-3% in the last two days. These are the trigger points that economists are looking for to signal economic recovery. Despite some of the horrific news, many of the worst hit nations appear to have reached their peak and the number of infections are starting to decelerate.  As a result, we’ve seen more stability across the share markets over the world in recent days, including USA and Australia.
  8. How agent behaviour will change towards buyers  with agents facilitating inspections individually and how agents will be more particular with who they sell property to.
  9. Be wary of the mortgage repayment pause because your interest could be capitalising which means you will have a greater debt at the of the period.
  10. And of course, our ‘gold nuggets’!  

We wish you and your families the best of health and say a big thank you to all our health workers during this time. 

Market update#3 show notes

Market update #2 – Property, economic and policy implications and ideas, & why now is the best time in history to refinance! 

We recorded the second Podcast in the space of five days of our Covid-19 specials on Monday to keep you updated with some of the latest news, as we assist you to navigate the rapidly changing property, financial and economic landscape. On this day, the share market had its biggest jump in 40 years with the expectation of the $130b government package which was announced that night. Victorian Premier Daniel Andrews also took his state into Stage 3 lockdown.   

In this episode David Johnston, Cate Bakos and Peter Koulizos take you through: 

  1. The unaddressed impact to landlords – as the Government announces no evictions for tenants who can’t pay rent but is yet to decide on how to support landlords beyond the bank’s assistance. 
  2. We suggest ideas for how to assist self-funded retirees relying on rental income – whose income level have dropped below the standard pension.    
  3. Why now is the best time in history to refinance to proactively manage risk and cash flow. Risk management has always been one of our five mortgage strategies, well prior to the Covid-19 contagion. The strategies have always been counter intuitive because they include a larger loan limit, lower minimum repayment and using offset accounts for surplus funds. Each strategy amounts to a bigger buffer when supported by an effective money management system. This all leads to flexibility for emergencies, such as right now for many. 
  4. The implications of the pending government stimulus package for businesses and those who have lost their jobs and how business owners can approach the situation of declining revenue. 
  5. Why you should spend (appropriately) if you have a safe job and a large buffer to keep the economy moving and Australian’s in jobs. Every dollar spent helps pay a wage somewhere.  
  6. The problem v the solution – The big philosophical question that has no perfect answer, but everyone has an opinion on. At what point does the economic shutdown leave a longer lasting negative impact from a health and financial perspective than the effects of the virus? 
  7. Flattening the curve – how the daily percentage rate of infections has reduced and what we can do to continue this trajectory. 
  8. Lockdown, what does Stage 3 and Stage 4 actually mean? 
  9. Property market update – how the market is expected to stay relatively consistent for sought after property, as seen at the coal face with a slump in sellers and buyers. But there are sprinklings of opportunities to purchase at a discount as some people are forced to sell.  
  10. And of course, our ‘gold nuggets’ to get you through this period. 

We wish you and your families the best of health and say a big thank you to all our health workers during this time. 

Market update #2 show notes

Market update #1 – How to build your liquidity bridge to the other side

We recorded a special Covid-19 Podcast yesterday to keep all of our listeners updated with some of the latest news, as we attempt to navigate the rapidly changing financial and property market landscape.  In this special episode  

Cate, Peter and Dave take you through: 

  1. A detailed update on the status of the financial markets as they are lead indicators for what is ahead and help us to look beyond the near-term. In the last few days, we have seen a significant share market rebound off the back of the US $2trillion (USD) stimulus package, including the single largest day jump in history in the US. 
  2. A historical stock market comparison. We provide perspective as to how well the market is holding up, in comparison to other key periods in history.  
  3. How the Shanghai stock exchange has fallen and recovered. 
  4. Information about the government stimulus package. 
  5. The support being provided to SME’s, the temporarily unemployed and vulnerable consumers.  
  6. The vital role the banks are playing, with great assistance from the RBA, including reducing interest rates and buying up bonds to keep rates low. 
  7. How YOU can build your own bridge of liquidity through to the other side.   
  8. Real-life examples of the impact on landlords and renters. 
  9. And of course, our ‘gold nuggets’ to get you through this period. 

We hasten to say that first and foremost, Covid-19 is a major public health issue, that has severely impacted economic activity, essentially due to the lack of personal mobility.   

The resounding message is that this is temporary. The reality is that Covid-19 will have an end date. Once mobility resumes, the economy will resume, and in all likelihood, at a faster rate than ever in history.  

Let’s each build our liquidity bridge and support one another, SME businesses and owner’s, as the largest employer of Australians, those who are temporarily out of work, and the vulnerable on our way through to the other side.  

We wish you and your families the best of health and say a big thank you to all our health workers during this time. 

Market update #1 show notes

Ep 39: Why Sydney and Melbourne outperform

Today’s episode is all about what the Governor of the Reserve Bank of Australia, Phillip Lowe has called ‘superstar cities’ – Sydney and Melbourne. 

What is it about these two cities that give them ‘superstar’ status, drawing international attention and capital growth acclaim? 

In episode 39, we discuss “Why Sydney and Melbourne outperform” 

Listen as David Johnston, Cate Bakos and Peter Koulizos take you through the reasons why Sydney and Melbourne are leaders in median capital growth, why diversification is still a critical factor in your property strategy and how property selection can put you a cut above the rest.  

Episode 39 show notes

Ep 38: Are you being true to your new year’s resolution?

How are you tracking with your new year’s property resolutions?
Statistics show that less than 1 in 10 people keep their new year’s resolutions.
Sure, after the celebrations and holidays are over, life can get in the way. Getting back to the grind can get you stuck in the mud. But if your resolutions involved an element of property planning or wealth creation, you are doing yourself a disservice by not following through.
In episode 38, we discuss “Are you being true to your new year’s resolution?”
Listen as David Johnston, Cate Bakos and Peter Koulizos take you through why investors make new year’s resolutions, tips for planning and setting your goals, and what you can do to stay on track to achieving them.

Episode 38 show notes

Ep 37: Needing to sell property too soon – No.7 of the top 7 Critical Mistakes

Did you know that purchasing three homes and selling your first two over your property journey can equate to a financial loss of 10% of your lifetime earnings? 

You work too hard to throw away that kind of money!   

In episode 37, we discuss “Needing to sell property too soon” – No. 7 of the top 7 Critical Mistakes.    

Listen as David Johnston, Cate Bakos and Peter Koulizos take you through the causes that trigger a premature decision to sell, how you can maximise your ability to hold property and how selling properties can impact your bottom line during the ‘flexibility stage of life’. 

Episode 37 show notes

Ep 36: Buying the wrong property and/or the wrong location – No.6 of the top 7 Critical Mistakes

It’s time to play a game of “which would you rather?” 

An investment property with a great floor plan and a daggy fit-out or a freshly renovated dwelling with living areas located in places that make you scratch your head?  

A location under a flight path but close to the CBD, or away from a flight path, but further away from the city? 

In episode 36, we discuss “Buying the wrong property and/or the wrong location” – No.6 of the top 7 Critical Mistakes.   

Listen as David Johnston, Cate Bakos and Peter Koulizos take you through what exactly is a ‘wrong’ location and property, tips that will help you spot a winning location, pocket, street and property, and many of the key questions to ask yourself about what you’re willing to compromise on. Because unfortunately, compromise is inevitable. No properties will rate as a 100/100.  

Episode 36 show notes

Ep 35: Emotional decision making – No.5 of the top 7 Critical Mistakes

In this episode, we tackle the art and science of recognising and removing emotions when purchasing a property. When we are not thinking objectively, we risk making poor impulsive decisions. In the property game, this can mean purchasing an under-performing asset, losing money, having to start all over again and regretting the home you have chosen for yourself. 

So how do emotions impact our judgement and decision making?  

This question has been explored in great depth in the last couple of decades, so much so that ‘Judgement and Decision Making’ has now been reduced to an acronym, JDM, in the world of social science.  

Take a listen as David Johnston, Cate Bakos and Peter Koulizos take you through the property related causes of emotional decision making, how you can detach yourself to make objective decisions and the emotional biases that we all have.  

Episode 35 show notes

Ep 34: No mortgage strategy – No.4 of the top 7 Critical Mistakes

How does an extra cool million $$ sound for your retirement?

Or how about a war chest that will get you through any battle life throws at you?

An effective Mortgage strategy can make this difference for you, but it is the least understood discipline of finance professionals.

Why is that, when for most people, it’s your largest expense? Ever.

In episode 34, we discuss “No mortgage strategy” – No.4 of the top 7 Critical Mistakes.

Listen as David Johnston, Cate Bakos and Peter Koulizos take you through why mortgage strategy is vital to create wealth and protect your downside.

Episode 34 show notes

Ep 33: Starting without a plan and end goal – No.3 of the top 7 Critical Mistakes 

Have you ever done a long-distance run with a blindfold on?

It takes longer, you come across bumps and collect some bruises on the way.

Not very effective if you’d like to cross the finish line in one piece Or at all.

Yet many people buy property without a plan or clear idea of where they want to end up. This is the property equivalent of getting into the starting blocks with the blindfold on.

Which brings us to number 3 of our 7 critical mistakes.

In episode 33, we discuss “Starting without a plan and an end goal” – No.3 of the top 7 Critical Mistakes.

Listen as David Johnston, Cate Bakos and Peter Koulizos take you through why planning is critical to success, the mistakes to avoid when putting together your plan and the misconceptions that trap property investors.

Episode 33 show notes

Ep 32: Misunderstanding what makes a good property investment – No.2 of the top 7 Critical Mistakes 

Give me one dollar and I’ll give you 35 cents back. Doesn’t sound like a great deal does it? In fact, it sounds like you’ve been cheated.

Yet property spruikers will point to tax deductions as a reason to invest. In their property. That they are trying to sell you. Which they make a margin on. At your expense.

The ability to claim a tax deduction is certainly a benefit, but it should never be the primary reason for investing.

And it definitely does NOT mean that the property you are purchasing is a quality investment.

In episode 32, we discuss “Misunderstanding what makes a good property investment” – No.2 of the top 7 Critical Mistakes.

Listen as David Johnston, Cate Bakos and Peter Koulizos take you through examples of the wrong reasons behind why some people invest in property.

Episode 32 show notes

Ep 31: Get rich quick schemes – No.1 of the top 7 Critical Mistakes

We all love the idea of a get rich quick scheme. Just imagine planting some money, growing it in abundance and next week you’re off on holiday… indefinitely.

Most of us understand that in reality, that’s not how things work.

In fact, get rich quick schemes are commonly a great way to lose your money.

In episode 31, we discuss “Get rich quick schemes” – No.1 of the top 7 Critical Mistakes.

Listen as David Johnston, Cate Bakos and Peter Koulizos take you through the schemes to look out for, why higher returns demand higher risk and why if it sounds too good to be true, it probably is.

Episode 31 show notes

Ep 30: Money Management – 7 steps to success   

Money – it can be your best friend or your worst nightmare.

Being able to manage your money is not only vital to financial success, it is also critical to your mental well-being. Most research shows that concerns about money are in the top 1 or 2 stressors of our lives.

It only takes a few big bills to make you feel like your credit card or depleting savings is a runaway horse, threatening to buck you further away from your goals. But we aim to get you back in the driver’s seat and on track to achieving your ideal lifestyle.

In episode 30, we discuss “Money Management – 7 steps to success”.

Listen as David Johnston, Cate Bakos and Peter Koulizos take you through the 7 steps to implementing an effective money management system, the critical mistakes to avoid and how you can spend more money on what matters most to you.

Episode 30 show notes

Ep 29: Congenial negotiation tactics and how to apply them in the right situation  

So, you’ve found the property for you and now comes the negotiation battle.  

Get ready and brace yourself! It may be time to put down your shield and sword. 

Not all negotiations are adversarial back and forth matches of strikes and sneaky jabs. Sometimes the softer approach is the winning one.  

In episode 29, we discuss “Congenial negotiation tactics and how to apply them in the right situation”. 

Listen as David Johnston, Cate Bakos and Peter Koulizos take us through how to build trust with real estate agents and get on their good side, why adversarial negotiations are not always desirable and how you can cut the competition off at the knees.  

Episode 29 show notes

Ep 28: 2019, the year that was (and a sneak peek at 2020).  

Jump on the roller coaster as we take a look at 2019 in the rear view mirror.  

If you look to your left you will see the Royal Commission into Banking coming to a close with a slap on the wrist for lenders. On the right we have the LNP with a surprise victory, taking out the election. Back to your left is APRA reducing the assessment rate and caps on lending and the RBA slashing rates.  

Hold on to your hats ladies and gentlemen! We’ve hit the trough and started to climb.  

In episode 28, we discuss “2019, the year that was (and a sneak peek at 2020)”. 

Listen as David Johnston, Cate Bakos and Peter Koulizos take us through the events that shaped the property market as we shut the door on 2019 and some predictions of what’s in store for 2020.  

Episode 28 show notes

Ep 27: How many properties do you need to retire wealthy?  

The magic number.  

There are many voices and opinions which will tell you that you need to amass as much property as you can over your life time.  

We’ll let you in on a secret – in the property game, it’s often the case that less is more!  

In episode 27, we dissect “How many properties do you need to retire wealthy?”. 

Listen as David Johnston, Cate Bakos and Peter Koulizos take you through why 2 to 5 properties is the optimal number for most Australians, why quality trumps quantity and the danger of taking the advice of property spruikers

Episode 27 show notes

Ep 26: The different property types that you can spend your hard earned cash on

Property – it’s a veritable panacea for reaching any of your financial or lifestyle goals.  

But not all property is created equally. Property comes in many different shapes and sizes, purposes and potentials.  

The key is knowing what type of property asset is the smartest buy to align with your long-term goals.  

In episode 26, we dissect “The different property types that you can spend your hard earned cash on”. 

Listen as David Johnston, Cate Bakos and Peter Koulizos take you through the ins and outs of residential property, as well as the risks and rewards of commercial investment opportunities.  

Episode 26 show notes

Ep 25: Why is property a good asset class to invest in?

Leaving aside those who invest in vintage cars or antiques, the vast majority of Australian’s will make a choice between investing in propertyshares or a combination of both.   

There’s no doubt that the key to retiring comfortably is to make good investment choices throughout your working life.  

So, what’s inside your investment portfolio? 

In episode 25, we dissect “Why is property a good asset class to invest in”. 

Listen as David Johnston, Cate Bakos and Peter Koulizos take you through why property is perceived as a reliable investment, the pitfalls that you don’t get with shares and the need for diversification 

Episode 25 show notes

Ep 24: How mortgage strategy shapes your ability to hold property, and grow your wealth for decades into the future!

It’s widely known that getting a low interest rate can save you hundreds and thousands of dollars over your life time. What most people don’t get is how an effective mortgage strategy can make you hundreds of thousands of dollars, or more, over the same period.

In episode 24, we dissect “How mortgage strategy shapes your ability to hold property, and grow your wealth for decades into the future!”.

Listen as David Johnston, Cate Bakos and Peter Koulizos take you through the mortgage strategies that if you get right, will empower you to grow your wealth through holding property rather than selling.

Selling property that could have been held through better planning is the biggest property regret most people have in life!

So, take a listen as the team unpack why your mortgage strategy needs to come first, before selecting the lender and a great interest rate!

Episode 24 show notes

Ep 23: How property and market trends have changed over the decades

Get ready to jump in the time machine and explore Australia’s transition through the decades. Learn how our approach to living has been impacted by the fortunes and growth of our nation.

The team cover Victorians to Edwardian’s, pre—war to post war, art-deco to villa units, toilets separate to the house to alfresco dining, split level living, formal dining rooms, McMansions and everything in between.

It’s clear to see that changes in property trends have mostly boiled down to three things – evolutions in wealth, transport and jobs.

In episode 23, we dissect “How property and market trends have changed over the decades”

Listen as David Johnston, Cate Bakos and Peter Koulizos take you through the changes that have shaped the property market, how our view of ideal living has evolved over time, and we gaze through the crystal ball for a glimpse at the future.

Episode 23 show notes

Ep 22: Why the family home is often the biggest piece of the investment puzzle

We all have a picture in our heads of what our ideal home looks like.  

For most of us, chasing our ideal home can be akin to chasing a unicorn. Unless you have a bottomless pocket, compromises will need to be made (particularly if you’re a first home buyer). 

In episode 22, we dissect “Why the family home is commonly the biggest piece of the investment puzzle. 

Listen as David Johnston, Cate Bakos and Peter Koulizos take you through why you should treat your home as your greatest investment, the compromises you should plan for and the critical mistakes to avoid!  

Episode 22 show notes

Ep 21: Why price point should determine location and strategy

Ever tried to run a race backwards? Reaching your goals is just as hard when you are working back to front.  

We see plenty of purchasers let a bank tell them their price point based on a maximum borrowing capacity and then purchase next door to where they live. This is the investing equivalent of doing a three-legged race with your partner. Blindfolded.  

Set yourself goals, that will determine the appropriate price point. Then work out the best location to purchase from there.  

In episode 21, we dissect “Why price point should determine location and strategy”  

Listen as David Johnston, Cate Bakos and Peter Koulizos take you through how to get at your true price point, the compromises you need to make peace with and the critical mistakes to avoid.  

Episode 21 show notes

Ep 20: Bidding tactics 101

Bidding at auction – for the majority of us, this can feel like stepping into the Thunderdome.  

After all, only one will leave victorious.  

Chances are, all the other bidders are just as nervous as you. So how do you get the upper hand without letting your emotions run away?  

In episode 20, we dissect “Bidding tactics 101”  

Listen as David Johnston, Cate Bakos and Peter Koulizos take you through how to keep a cool head on auction day, reading the play and strategies to add to your arsenal. 

Episode 20 show notes

Ep 19: TIME IN the market v TIMING the market

Should you use the crystal ball to determine where we sit in the economic and market cycle OR 

Should you purchase quality property when it suits your own personal economy? 

In episode 19, we dissect “TIME IN the market v TIMING the market” and the evidence is very clear, the odds are stacked heavily in one direction. Which is it and why? 

Take a listen as the Property Professor takes you through his analysis across each capital city over an extended period of time, and the team dissect it with a fine-tooth comb! 

So, grab your vanilla slice and fruit mince pies (as Peter did before the episode), sit back and relax as David Johnston, Cate Bakos and Peter Koulizos break down the dataexpose the upside, risks and poor outcomes on this age-old topic! 

Episode 19 show notes

Ep 18: When to hold and when to fold!

Making a decision to fold can be a nerve-racking ordeal. And we’re not just talking about playing cards.  

Sometimes you need to make difficult decisions about properties you have purchased. Whether the property hasn’t performed as you had initially hoped or some life event has changed your plans.  

There’s one thing for sure though  the stakes are high! 

In episode 18, the Property Planner, Buyer and Professor dissect “When to hold and when to fold!”  

Listen as David Johnston, Cate Bakos and Peter Koulizos, take you through the considerations before making a decision to sellthe strategies to get right to avoid selling and their own stories of folding too soon.  

PS – Be sure to stick around to hear the trio singing Kenny Roger’s Gambler! 

Episode 18 show notes

Ep 17: Valuations 101 

School’s back in session and this week’s topic includes everything you need to know about valuations. There are many different types, each producing a different result based on the purpose.

In episode 17, the Property Planner, Buyer and Professor dissect the ins and outs of “Valuations 101”.

Listen as David Johnston, Cate Bakos and Peter Koulizos, take you through the different types of valuations, the consequences of falling short and how you can proactively support a valuer with comparables to manage the risk of a conservative lender valuation.

Episode 17 show notes

Ep 16: Unpacking land to asset ratio

Yep – no footy talk in this episode – it’s all Land to asset ratio and what a ripper of an episode this one is.  

In episode 16, we dissect the mystery behind “Unpacking land to asset ratio.”

Listen as David Johnston, Cate Bakos and Peter Koulizos, take you through what is it, why it underpins a good investment strategy, and whether there is a perfect ratio!  

Episode 16 show notes

Ep 15: Why you must keep clear of properties banks don’t like!

Banks – can’t live with them, can’t live without them!

Did you know that lenders limit the amount they will lend against certain properties and they reject some outright as security for a mortgage? Do you know which ones and why?  

In episode 15, the Property Planner, Buyer and Professor dissect “Why you must keep clear of properties banks don’t like!” If we all accept that banks want to make money – we can understand that there is method to their madness. 

Listen as David Johnston, Cate Bakos and Peter Koulizos, take you through what property locations and dwelling types the banks turn down and why the banks put restrictions on certain properties in the first place. It may just save you from making a big mistake. The last thing you want is to be left high and dry without finance and a dud asset 

As if purchasing a property wasn’t stressful enough! 

Episode 15 show notes

Ep 14: How to choose a location for investment – what to look for and what to avoid

Weekend excursions, reconnaissance missions and scoping out an area. While you may not be a secret government agent, you are on the property hunt, looking to make your next big decision.

And did we mention you also need to be a time-traveller? Analysing data to ascertain historical outcomes and looking forward to determine future expectations.

Understanding the key data based fundamentals of a location is part and parcel to making a successful property decision.

In episode 14, the Property Planner, Buyer and Professor dissect “If you’re going to invest in a new area, what in particular are you looking for”

Listen to David Johnston, Cate Bakos and Peter Koulizos, as they take you through the critical considerations when choosing a location for investment.

Episode 14 show notes

Ep 13: How age and stage of life can impact your property plan and selection

The type of property that suits your current needs, will not necessarily meet your long-term needs.

Beware of middle-aged children, pregnant women and dads at an auction or during property negotiation! They have a time deadline and the purchase price is less important.

Where you are competing to purchase a property and you are up against people who are motivated by time – instead of money – the price tag can quickly fly out of reach.

In episode 13, the Property Planner, Buyer and Professor dissect “How age and life stage can impact a property strategy”

Listen to David Johnston, Cate Bakos and Peter Koulizos as they take you through the critical considerations and how they change throughout your life’s journey.

Episode 13 show notes

Ep 12: Property Cycle Management – why now is always the best time to buy if it suits your personal economy and you have a long-term property plan

The media hype around timing the property market can lead to indecisions and paralysis by analysis that can be the huge killer of wealth creation. You may ask yourself what if property prices fall? Do you ask yourself what if they keep going up?

In our 12th episode, the Property Planner, Buyer and Professor dissect “Property cycle management – why now is always the best time to buy if it suits your personal economy and you have a long-term property plan.”

Listen to David Johnston, Cate Bakos and Peter Koulizos as they take you through market cycles, the catalysts behind market movements and how to deal with a downturn.

Episode 12 show notes

Ep 11: Small time development – How it can work for you, but is it a risk worth taking?

Everywhere you go, new townhouses and apartments are springing up in droves. Does that mean you should be getting in on the action and become a small-time developer?

In our 11th episode, the Property Planner, Buyer and Professor dissect “Small time development – how it can work for you, but is it a risk worth taking”?

Listen to David Johnston, Cate Bakos and Peter Koulizos as they take you through where to begin if you’re interested in property development, the inherent risks and of course, setting your strategy before going on the hunt for a viable site.

Episode 11 – show notes

Ep 10: Why your approach and assessment of risk is paramount to property success!

How do you frame risk when making property, mortgage and money decisions?

What risk management strategies do you have in place within your property plan, mortgage and property selection strategies to minimise your downside while optimising the upside?

It can be a tricky balancing act.

In our tenth episode, the Property Planner, Buyer and Professor dissect “Why your approach and assessment of risk is paramount to property success”, and if done poorly, how it can lead you up the garden path!

Episode 10 – show notes

Ep 9: Why your mortgage strategy is more important than your interest rate?

Do you have a mortgage strategy for your largest expense in your lifetime – or have you focused on a short-term win – your interest rate?

What if I told you that you can have the best of both worlds, a great mortgage strategy AND interest rate!

In our ninth episode, the Property Planner, Buyer and Professor dissect “Why your mortgage strategy is more important than your interest rate”.

This isn’t simply about paying down your mortgage faster. Everyone understands that!

Episode 9 – show notes

Ep 8: Interpreting data to uncover an outstanding property and location– and how to sort the gold from the lies, damn lies and statistics!

In our eighth episode, and now on our own Podcast channel, our Property Planner, Buyer and Professor will be discussing how to sort the data ‘gold’ from the lies, when it comes to property and location data analysis.

Data can provide great insights, but it will never give you the full picture.

One of the key errors a property investor can make is hanging your hat on data. You need to be careful that you are not the artist painting the canvas with the data and statistics that tell you the story you want to hear!

Listen to our three experts as they dissect the different types of data, data providers and the way the information can be sliced and diced!

Ep 7: How to assess and select property like an A-grade Buyer’s Agent

In our seventh episode, “How to select property like an A-grade buyer’s agent”, our Property Planner, Buyer and Professor will be discussing:

1.The keys to selecting quality assets – whether you are purchasing a home or investment.
2.Why a bargain may not be all it’s cracked up to be.
3.Critical traps that could mislead you on your property hunt – and how to avoid them!

Ep 6: What determines your Property Strategy

In our sixth episode, “What determines your Property Strategy”, our Property Planner, Buyer and Professor will be discussing:

1. How do you decide whether your next purchase will be lifestyle or investment?
2. What is your financial return focus? And how does this apply to you when purchasing a home?
3. Are you provisioning for future plans?
4. Do you know how many properties will be required in your portfolio to enable you to meet your goals?
5. How your Mortgage Strategy is a critical element in helping you achieve your Property Strategy.
6. Typical mistakes and how to avoid them!

Ep 5: The lifestyle vs Investment conundrum

In this podcast our Property Planner, Buyer and Professor delve beyond the numbers and answer the lifestyle questions behind property strategies and decision-making. Often, it’s not all black and white when it comes to property planning and buying, and the team will show you why.

Ep 4: How to develop your own Property Plan – start with the end in mind!

In this podcast our Property Planner, Buyer and Professor discusses about the three steps to developing a successful Property Plan!

Step 1) Plan
Step 2) Strategy
Step 3) Select.

Ep 3: Meet the Property Professor, Peter Koulizos

This podcast is dedicated to meeting the Property Professor, Peter Koulizos who will provide his insights and philosophy on why Property Selection is so vital to your financial success!

Ep 2: Meet the Property Buyer, Cate Bakos

This podcast is dedicated to meeting the Property Buyer, Cate Bakos who will provide her insights and philosophy on why Property Selection is so vital to your financial success!

Ep 1: Meet the Property Planner, David Johnston

Our first episode provide an insight into the Property Planner, David Johnston, the company he founded in 2004, and why he passionately believes that we all should have a Property Plan to navigate our lifetime’s property decisions so that we all can create our ideal lifestyle.

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Subscribe to “The Property Planner, Buyer and Professor” Newsletter

Subscribe to “The Property Planner, Buyer and Professor” Newsletter

The Property Planner – David Johnston

David is the Managing Director of Property Planning Australia which he started way back in 2004.

He is the author of ‘How to Succeed with Property to Create your Ideal Lifestyle; and ‘Property for Life – Using Property to Plan Your Financial Future’ published by Wiley and regular media commentator. 

David’s company educates and empowers professionals to create their own personalised Property Plan supported by the four pillars of property education, mortgage strategy, money management and risk management.

He passionately believes in fiercely independent advice and the company provides what he calls ‘pure planning’.

They are the only property advisory firm to earn no fees from buying or selling property, or selling any investment, insurance or super products.

Connect with David Johnston and Property Planning Australia:

The Property Buyer – Cate Bakos

Cate lives and breathes Victorian property and commenced her career in real estate after establishing her own portfolio over two decades ago.

Specialising in investment property selection and assisting home buyers with a pragmatic edge to what is otherwise a very emotive task, Cate’s passion and rigour has aided over one thousand property buyers to date.

Her regular blogs, media contributions and her book “Successful Property Investment” are a testament to the fact that Cate’s commitment to her industry is unstoppable

Winning 2018’s #1 National Buyer’s Agent of the Year Award marked a high watermark for Cate.

Connect with Cate Bakos

The Property Professor – Peter Koulizos

Peter holds a teaching degree, Graduate Diploma in Property, Masters of Business (Property) and Master of Urban & Regional Planning. Peter is currently the Program Director of the Master of Property at Adelaide University. He is also the Coordinator of the Property and Share Investment courses at TAFE SA. Peter has been teaching in real estate and investment for over 20 years.

Peter researches property markets around the nation, looking for the best suburbs to invest in each capital city. He has published two books; “The Property Professor’s Top Australian Suburbs” and more recently “Property vs Shares”.

Peter also personally invests/develops property and currently holds several properties.

Connect with Peter Koulizos: