The Follio Property Podcast Property Spruikers Exposed: Sales Tactics, Target Markets & Red Flags (Bonus)
Dec 29, 2025
Dive into the dark side of property investing as the hosts expose manipulative sales tactics used by spruikers targeting vulnerable retirees and inexperienced investors. Discover how fear is leveraged to push high-commission products, often before clients even see the details, and unpack the warning signs every potential buyer should know. From the dangers of unsolicited advice to the irony of investing based on marketing ploys, this discussion aims to arm listeners with knowledge and protect their hard-earned superannuation from scams.
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Insider Who Couldn't Sleep
- Lachlan described meeting an advisor who felt sick about his firm's unsolicited super advice and speculative asset sales.
- The advisor joined because he couldn't sleep at night after placing clients into questionable off-the-plan and fringe-area assets.
Why Fringe And Off‑Plan Are Risky
- They target outer-fringe, high-supply suburbs and off-the-plan developments that underperform in downturns.
- These assets can be 20–30% above established market prices and concentrate investor risk in whole complexes.
Commissions Drive Product Choice
- Developers pay big commissions to these firms, creating perverse incentives to push their product.
- Commissions of 6–10% can translate to $80,000–$90,000 per sale and drive volume-focused advice.