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!
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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.
EP # 35 – “Emotional decision making” – No.5 of the top 7 Critical Mistakes.
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.
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.
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.
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.
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.
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.
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 hat‘s 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.
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
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.
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 property, shares 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.
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!
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.
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!
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.
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.
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 a 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 data, expose the upside, risks and poor outcomes on this age-old topic!
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 sell, the 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!
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.
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!
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!
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.
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.
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.
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.
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!
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!
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.
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: