The Elephant In The Room Property Podcast | Inside Australian Real Estate

Multi-generational living is becoming a more common response to the uncomfortable realities facing ageing parents and their adult children.With traditional aged-care pathways increasingly expensive, emotionally fraught, and often poorly understood, families are weighing up alternatives — staying at home, moving into residential care, or reshaping the family home through shared living arrangements and granny flats.In this episode, we look under the hood of multi-generational living to explore what’s actually involved. From legal ownership and estate outcomes to pension eligibility, Centrelink rules, and family dynamics, we unpack the decisions families are making — and the risks they often don’t see until they’re already committed.Our guest, Adriana Care, is Managing Partner at Coutts Legal and works at the coalface with families navigating these choices under pressure. She’s seeing a clear shift among the so-called sandwich generation toward property-based solutions for ageing parents — raising complex questions around money, fairness, control, and what can go wrong when good intentions meet poor planning.This episode isn’t about whether multi-generational living is right or wrong. It’s about understanding the legal, financial, and practical realities behind these decisions before they become permanent.Episode Highlights01:18 — Meet Adriana Care of Coutts Legal02:08 — Is Aged Care Failing Modern Families?03:47 — The Legal and Financial Risks Families Miss05:25 — Why Families Choose Multi-Generational Living15:31 — Retirement Living vs Staying at Home20:50 — How Retirement Village Contracts Really Work25:40 — What to Know Before Making a Family Move28:10 — Inside Retirement Village Agreements28:55 — Disclosure Documents Explained29:40 — Rules and Regulations That Catch Families Out30:52 — How Family Dynamics Shape Care Decisions32:21 — Financial Elder Abuse: Legal Warning Signs35:29 — Binding Financial Agreements Explained37:46 — Pensions, Gifting, and Centrelink Rules40:21 — Why Downsizing Isn’t Always the Answer44:02 — Granny Flat Arrangements: Legal Traps49:42 — A Real Case That Shows What Can Go WrongAbout the GuestAdriana Care is the Managing Partner at Coutts Legal, where she specialises in aged care and elder law. She works closely with families navigating some of the most complex and emotionally charged decisions around ageing, care, and family living arrangements.Adriana advises clients on the legal and financial realities of home care, residential aged care, granny flats, and multi-generational living, with particular expertise in Centrelink rules, pension eligibility, and intergenerational asset arrangements. Working at the coalface, she sees first-hand how well-intentioned plans can unravel without clear structures, proper advice, and early conversations — especially for the sandwich generation balancing parents, children, and property decisions at the same time.Connect with AdrianaLinkedInCoutts Lawyers (Instagram)ResourcesVisit our website: https://www.theelephantintheroom.com.auIf you have any questions or would like to be featured on our show, contact us at:The Elephant in the Room Property Podcast - questions@theelephantintheroom.com.auLooking for a Sydney Buyers Agent? https://www.gooddeeds.com.auWork with Veronica: https://www.veronicamorgan.com.auLooking for a Mortgage Broker? alcove.com.auWork with Chris: chrisbates@alcove.com.au Enjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcastSubscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719Subscribe on Spotify: https://open.spotify.com/show/3Ge1626dgnmK0RyKPcXAdriana0?si=26cde394fa854765If you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey!See you on the inside,Veronica & Chris

What if our homes did more than just provide shelter? What if they could actually contribute to the health of the planet and the people living within them? In this episode, we sit down with Caroline Pidcock, a visionary architect and champion of regenerative design, to explore why Australia’s current approach to housing is falling short—and how we can change it.Caroline shares her deep expertise on the "Circular Economy" and why we must transition from merely being "less bad" to being "positively good" for our environment. We dive into the hidden health risks of poorly designed homes, the reality of building for extreme weather, and why the "bigger is better" mindset in Australian property is a trap.What we explore in this conversation:Regenerative vs. Sustainable: Why doing "zero harm" isn't enough anymore.The Circular Economy: How to treat buildings as material banks for the future.Health and Architecture: The impact of light, air quality, and materials on your daily well-being.Building Standards: A look at why Australian regulations are trailing behind global leaders.Retrofitting for Resilience: Practical ways to improve existing homes for a changing climate.Whether you are a homeowner, an investor, or simply curious about the future of our cities, this conversation will challenge you to think differently about the spaces we inhabit. Hit play to learn how we can build a future that thrives!Episode Highlights00:00 — Welcome: Rethinking How We Build01:13 — Caroline Pidcock: Beyond Sustainability04:18 — Fixing the Flaws in Modern Design07:06 — Regenerative Design in Action17:17 — Policy Shifts for a Livable Future20:47 — Growth vs. the Environment23:23 — Hard Lessons from Failed Developments26:08 — How Our Cities are Evolving27:47 — The Reality of Melbourne’s Planning31:43 — Regional Living & Staying Connected33:08 — Leading the Charge for Urban Change35:49 — Simple Tools for Sustainable Living37:20 — The Hidden Hurdles of Rezoning40:54 — How Density Affects Our Communities48:23 — Final Thoughts: A Legacy for the FutureAbout the GuestCaroline Pidcock is a renowned Australian architect and advocate who has dedicated her career to sustainable and regenerative design. With decades of experience across residential and commercial projects, she is a past President of the Australian Institute of Architects (NSW Chapter) and the Australian Sustainable Built Environment Council (ASBEC).Caroline is a leading voice in the "Living Building Challenge" and is deeply committed to the principles of the circular economy. Her work focuses on creating spaces that are not only carbon-neutral but also enhance the biological and social systems they inhabit. Recognized for her leadership in climate action within the property industry, she continues to influence policy and practice to ensure a resilient and healthy built environment for future generations.Connect with CarolineCaroline Pidcock’s LinkedInCaroline Pidcock’s WebsiteCaroline Pidcock’s InstagramCaroline Pidcock’s Facebook PageResourcesVisit our website: https://www.theelephantintheroom.com.auIf you have any questions or would like to be featured on our show, contact us at:The Elephant in the Room Property Podcast - questions@theelephantintheroom.com.auLooking for a Sydney Buyers Agent? https://www.gooddeeds.com.auWork with Veronica: https://www.veronicamorgan.com.auLooking for a Mortgage Broker? alcove.com.auWork with Chris: chrisbates@alcove.com.auEnjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcastSubscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719Subscribe on Spotify: https://open.spotify.com/show/3Ge1626dgnmK0RyKPcXCathy0?si=26cde394fa854765If you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey!See you on the inside,Veronica & Chris

Australia’s housing debate is crowded with loud opinions — but very little demographic reality.In this episode, we unpack what Australia’s population shifts are actually telling us about housing demand, cities, and economic pressure points, and why many of today’s dominant narratives fall apart when viewed through data.Demographer Simon Kuestenmacher joins Veronica and Chris to challenge the assumptions shaping housing policy, migration debates, and affordability discussions. From international students and skilled migration to household formation and labour shortages, Simon explains how population forces — not headlines — are driving long-term outcomes across property and the broader economy.The conversation explores why cutting migration won’t automatically ease housing stress, why median house prices are a misleading metric in a structurally unequal market, and why Australia’s system is quietly designed to support rising asset prices. Along the way, Simon reframes inflation, workforce shortages, and urban planning through a demographic lens that most investors and policymakers ignore.This episode is essential listening for anyone who wants to understand underlying demand, not just surface-level market movements. If you’re a property investor, owner, or decision-maker trying to make sense of housing, cities, and economic pressure in Australia, this conversation will sharpen how you think about the next decade.Episode Highlights00:00 – What Demographics Say About Housing Demand01:12 – Why Population Data Beats Property Headlines01:51 – The Migration Debate: Benefits and Misunderstandings02:47 – International Students: Cash Cows or Future Workforce?06:32 – Why Australia’s Skills Shortage Is Structural13:44 – The Fiscal Reality Behind High Migration Numbers17:36 – How Migration Policy Could Actually Be Fixed22:03 – Why Migration Isn’t the Real Cause of High Prices28:57 – The Integration Challenge for International Students31:25 – Why Australia’s Economic Model Still Works33:43 – Density, Sprawl, and the Real Cost of Bad Planning45:01 – AI Will Push Workers Back Into Offices48:34 – Why Demographics Point to Stickier Inflation50:04 – Why Median House Prices Are a Misleading Metric52:11 – The Big Demographic Blind Spots Investors MissAbout the GuestSimon Kuestenmacher is a demographer and co-founder of The Demographics Group, where he specialises in population change, migration, generational trends, and how these forces shape housing, infrastructure, and economic outcomes. His work is widely used by governments, planners, and businesses grappling with long-term structural change rather than short-term noise.Simon is a regular media commentator, a columnist for The Australian and The New Daily, and host of the Demographics Decoded podcast. He is also the author of several books on maps and data and runs one of the world’s largest social media platforms dedicated to demographic insights, reaching millions each month.Known for translating complex population data into practical insight, Simon brings clarity to some of Australia’s most emotionally charged debates — including housing affordability, migration policy, and the future of work.Connect with SimonThe Demographics Group (website)LinkedInInstagramXResourcesVisit our website: https://www.theelephantintheroom.com.auIf you have any questions or would like to be featured on our show, contact us at:The Elephant in the Room Property Podcast - questions@theelephantintheroom.com.auLooking for a Sydney Buyers Agent? https://www.gooddeeds.com.auWork with Veronica: https://www.veronicamorgan.com.auLooking for a Mortgage Broker? alcove.com.auWork with Chris: chrisbates@alcove.com.auEnjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcastSubscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719Subscribe on Spotify: https://open.spotify.com/show/3Ge1626dgnmK0RyKPcXSimon0?si=26cde394fa854765If you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey!See you on the inside,Veronica & Chris

Property investing has rarely looked more seductive—or more dangerous. In this episode, Veronica and Chris unpack the growing gap between how property portfolios are being sold and how risk is quietly stacking up beneath the surface. As regulators tighten lending rules and banks pull back, the question isn’t whether the rules are changing—it’s whether investors are paying attention.The conversation dives deep into aggressive lending practices now under scrutiny: trust lending, SMSF borrowing, equity extraction, and the promise of “instant equity” through optimistic bank valuations. Veronica and Chris challenge the idea that buying multiple properties fast is a strategy, exposing how many portfolios are built on valuation certificates rather than fundamentals—and what happens when interest rates rise, rents soften, or lending conditions tighten.They also examine the uncomfortable incentives driving this behaviour: buyer’s agents rewarded for volume, brokers pushed to maximise borrowing capacity, and everyday Australians—often in their late 40s and 50s—being sold complex structures they don’t fully understand. From regional markets distorted by borderless buying to SMSFs loaded with illiquid property, the risks are not theoretical—they’re already unfolding.This episode is a warning shot. If your strategy relies on constant refinancing, rising valuations, or ever-looser lending, this conversation will force you to rethink it. Because when the cycle turns, the consequences won’t be shared evenly—and paper equity won’t save you.Episode Highlights00:00 — Introduction to Property Investing Risks01:11 — Regulatory Crackdown on Risky Lending01:46 — The Role of Buyer's Agents and Brokers03:19 — Trust Lending and Self-Managed Super Funds12:19 — Instant Equity and Market Manipulation18:40 — The Pitfalls of Following Bad Advice24:28 — Questionable Advice from Buyer's Agents25:32 — Judging Awards and Industry Practices26:16 — Vulnerable Investors and Risky Promises27:13 — APRA's Role and Investor Lending Trends29:31 — Superannuation and Property Investments35:32 — Private Lending and Market Risks42:53 — Cross Collateralization and Loan Structuring48:54 — Conclusion and Final WarningsAbout the HostChris Bates is a mortgage broker and co-founder of Alcove, working with clients across Australia to help them navigate complex property and lending decisions. Known for his data-driven approach, Chris specialises in long-term strategy, lending structures, and helping buyers avoid costly financial mistakes.Veronica Morgan is a buyer’s agent and property strategist with nearly two decades of experience advising owner-occupiers and investors. With a background in research, data analysis, and on-the-ground buying, Veronica is widely respected for cutting through market noise and focusing on fundamentals, risk, and long-term outcomes.Together, they bring a practical, evidence-based lens to Australia’s property market — challenging assumptions and unpacking what actually matters.ResourcesVisit our website: https://www.theelephantintheroom.com.auIf you have any questions or would like to be featured on our show, contact us at:The Elephant in the Room Property Podcast - questions@theelephantintheroom.com.auLooking for a Sydney Buyers Agent? https://www.gooddeeds.com.auWork with Veronica: https://www.veronicamorgan.com.auLooking for a Mortgage Broker? alcove.com.auWork with Chris: chrisbates@alcove.com.auEnjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcastSubscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719Subscribe on Spotify: https://open.spotify.com/show/3Ge1626dgnmK0RyKPcXCathy0?si=26cde394fa854765If you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey!See you on the inside,Veronica & Chris

Australian property prices are often treated as a national scoreboard—up means success, down means failure.But what if that assumption is wrong? In this episode, we interrogate one of the most polarising ideas in housing today: that Australia’s obsession with ever-rising property prices is doing more harm than good.Joining Veronica and Chris is Adam Schwab, founder of Luxury Escapes and a sharp, outspoken commentator on economics, inflation, and corporate behaviour. Coming from outside the property industry, Adam brings a contrarian lens to housing—questioning whether property has become an unproductive asset, how easy credit and government incentives have distorted prices, and why policies like 5% deposit schemes may be helping vendors more than buyers.The conversation digs deep into rental yields versus capital growth, the role of the RBA in inflating asset prices, and why high house prices don’t actually benefit most owner-occupiers. Adam challenges the idea that owning property equals success, arguing that Australia’s fixation on housing is crowding out productive investment, innovation, and long-term economic resilience.This is a robust, sometimes uncomfortable discussion about incentives, risk, and who really wins when property prices keep climbing. If you care about affordability, fairness, and the future of Australia’s economy — not just short-term price movements—this episode will force you to rethink what “good” housing policy actually looks like.Episode Highlights00:00 — Introduction to the Episode and Guest00:56 — Adam Schwab's Contrarian Views on Property01:37 — Debating Property Prices and Investment02:49 — Renting vs. Buying: A Financial Analysis05:43 — The Impact of High Property Prices on Society19:02 — Monetary Policy and Housing Market26:50 — Reverse Mortgages and Their Implications27:32 — The 40-50 Year Loan Debate28:31 — Government Policies and Housing Market29:09 — Economic Logic vs. Political Motives29:33 — Risks of New Property Incentives31:22 — Banking System and Housing Bubble33:41 — Immigration and Housing Affordability35:28 — Leveraging and Property Investment42:20 — Comparing Property to Other Investments47:53 — Global Talent and Property Prices49:51 — Concluding Thoughts on Property MarketAbout the GuestAdam Schwab is the co-founder of Luxury Escapes, one of Australia’s most successful global travel businesses, which he helped scale into a billion-dollar brand. Beyond entrepreneurship, Adam has built a parallel career as a respected financial journalist and commentator, known for his sharp critiques of corporate behaviour, economic policy, and market incentives.He is also the co-host of The Contrarians podcast, where he regularly challenges mainstream narratives on markets, inflation, and government intervention. Unafraid to question sacred cows — including Australian property — Adam brings an outsider’s perspective grounded in economic fundamentals rather than industry orthodoxy.In this episode, Adam applies that contrarian mindset to housing, offering candid insights into why Australia’s property system rewards asset inflation over productivity, how easy credit fuels bubbles, and why policy settings may be entrenching inequality rather than solving it.Connect with AdamAdam’s LinkedInAdam’s InstagramLuxury Escape's WebsiteLuxury Escape’s FacebookLuxury Escape’s InstagramLuxury Escape’s YouTubeLuxury Escape’s TikTokResourcesVisit our website: https://www.theelephantintheroom.com.auIf you have any questions or would like to be featured on our show, contact us at:The Elephant in the Room Property Podcast - questions@theelephantintheroom.com.auLooking for a Sydney Buyers Agent? https://www.gooddeeds.com.auWork with Veronica: https://www.veronicamorgan.com.auLooking for a Mortgage Broker? alcove.com.auWork with Chris: chrisbates@alcove.com.auEnjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcastSubscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719Subscribe on Spotify: https://open.spotify.com/show/3Ge1626dgnmK0RyKPcXAdam0?si=26cde394fa854765If you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey!See you on the inside,Veronica & Chris

As 2025 comes to a close, property headlines are once again filling with bold predictions about what 2026 will bring. But rather than playing the forecasting game, this episode takes a more grounded approach — examining the forces already in motion and how they’re likely to shape buyer, seller, and investor behaviour in the year ahead.Chris Bates and Veronica Morgan unpack what’s really driving the market right now: persistently high interest rates, fast-rising lower-quartile prices, tight rental conditions, weak construction pipelines, and a supply side that simply isn’t recovering. They explore why listings remain constrained, how first home buyer incentives and investor lending are colliding in the same price brackets, and why borrowing capacity — not confidence — is doing most of the heavy lifting.The conversation also digs into buyer fatigue versus genuine market softening, the growing influence of global uncertainty on local decision-making, and why some cities and sub-markets may actually accelerate rather than cool. Along the way, they challenge the idea that 2026 will somehow be “easier,” especially for buyers waiting for perfect clarity before acting.If you’re considering buying, selling, upgrading, or investing in the next 12–24 months, this episode offers a clear-eyed framework for thinking strategically — without hype, predictions, or false reassurance.Episode Highlights00:00 – Introduction: Current State of the Property Market01:04 – Factors Shaping the Market in 202601:48 – Interest Rates and Market Predictions03:59 – Regional Market Variations05:58 – Investor and First Home Buyer Dynamics16:59 – Impact of Development and Zoning Changes22:54 – Work from Home and Regional Market Trends25:15 – Helping You Make Better Property Decisions26:07 – Introduction to Property Moves and Finance26:22 – Regional Markets Post-COVID27:14 – Current Market Sentiment and Interest Rates28:52 – Generational Wealth and Property Ownership32:00 – Bank Lending and Credit Growth36:51 – Auction vs. Private Treaty Markets43:00 – Renovation Trends and Challenges45:35 – Long-Term Property Investment Strategies49:48 – Conclusion and Future EpisodesAbout the HostsChris Bates is a mortgage broker and co-founder of Alcove, working with clients across Australia to help them navigate complex property and lending decisions. Known for his data-driven approach, Chris specialises in long-term strategy, lending structures, and helping buyers avoid costly financial mistakes.Veronica Morgan is a buyer’s agent and property strategist with nearly two decades of experience advising owner-occupiers and investors. With a background in research, data analysis, and on-the-ground buying, Veronica is widely respected for cutting through market noise and focusing on fundamentals, risk, and long-term outcomes.Together, they bring a practical, evidence-based lens to Australia’s property market — challenging assumptions and unpacking what actually matters.ResourcesVisit our website: https://www.theelephantintheroom.com.auIf you have any questions or would like to be featured on our show, contact us at:The Elephant in the Room Property Podcast - questions@theelephantintheroom.com.auLooking for a Sydney Buyers Agent? https://www.gooddeeds.com.auWork with Veronica: https://www.veronicamorgan.com.auLooking for a Mortgage Broker? alcove.com.auWork with Chris: chrisbates@alcove.com.auEnjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcastSubscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719Subscribe on Spotify: https://open.spotify.com/show/3Ge1626dgnmK0RyKPcXCathy0?si=26cde394fa854765If you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey!See you on the inside,Veronica & Chris

Join Henry Pedersen, co-founder and CEO of Homer, who sheds light on the often opaque sales campaign tactics used in the Australian property market. He shares insights from his own buying experience and reveals how hidden campaign histories impact buyer decisions. Discover the risks of underquoting and how agent strategies can mislead potential buyers. Henry also discusses the importance of data transparency, the limitations of algorithms, and his vision for empowering buyers with better information.

Australia’s housing market is creaking under pressure — record-low affordability, rising lower-end prices, and policies that keep boosting demand instead of easing it. In this episode, Cotality’s Head of Research Eliza Owen helps us zoom out and make sense of the contradictions shaping today’s market.We unpack why “years to save a 20% deposit” is the wrong metric, why income — not deposits — is the real barrier, and how the 5% deposit scheme pushes prices up by funnelling demand under strict caps. Eliza also breaks down the mismatch between the homes we build and how Australians actually live, alongside the collapse in turnover rates that concentrates buying power among wealthier households.If you want a clear, data-led look at what’s really driving the crisis — and why prices keep rising even as affordability falls apart — this conversation cuts through the noise.Episode Highlights00:00 — Introduction and Overview of Australia's Housing Market02:18 — Government Incentives and Their Impact04:17 — Challenges in Housing Affordability10:16 — Policy Measures and Their Effects12:18 — Affordability and Market Trends17:55 — Turnover Rates and Market Stability22:20 — The Case for Replacing Stamp Duty with Land Tax25:28 — Mismatch in Housing Supply and Demand28:19 — Challenges in the Rental Market31:38 — Eliza's Departure and Reflections34:42 — Global Perspectives on Housing Markets38:51 — Affordability Metrics and Policy42:33 — Underquoting and Auction Dynamics43:36 — Conclusion and Listener EngagementAbout the GuestEliza Owen is the Head of Research at Cotality (formerly CoreLogic), where she leads national market intelligence and economic analysis across Australia’s property sector. Appointed in 2020, she brings more than a decade of expertise in affordability metrics, credit conditions, lending environments, and the economic pressures shaping housing performance.Eliza has guided industry leaders through some of the most pivotal moments in recent history — from the volatility of COVID-era markets to the rapid rate-hike cycle and today’s affordability crisis. Her work helps governments, banks, and real estate professionals understand the shifting forces impacting buyers, sellers, and renters, using rigorous data to illuminate what’s really happening beneath the headlines.A sought-after keynote speaker and trusted media commentator, she has presented to thousands across real estate, construction, banking, and finance, translating complex economics into clear, practical insights. Passionate about demystifying housing data, Eliza is recognised for storytelling that cuts through complexity and empowers Australians to make smarter, evidence-based decisions in an increasingly strained housing landscape.Connect with ElizaEliza’s LinkedInCotality Australia’s LinkedInCotality Australia’s WebsiteCotality Australia’s Facebook PageCotality Australia’s InstagramResourcesVisit our website: https://www.theelephantintheroom.com.auIf you have any questions or would like to be featured on our show, contact us at:The Elephant in the Room Property Podcast - questions@theelephantintheroom.com.auLooking for a Sydney Buyers Agent? https://www.gooddeeds.com.auWork with Veronica: https://www.veronicamorgan.com.auLooking for a Mortgage Broker? alcove.com.auWork with Chris: chrisbates@alcove.com.au Enjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcastSubscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719Subscribe on Spotify: https://open.spotify.com/show/3Ge1626dgnmK0RyKPcXCathy0?si=26cde394fa854765If you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey!See you on the inside,Veronica & Chris

2026 is shaping up as a year of subtle indicators and big risks, and Louis Christopher breaks down the data points seasoned investors should be paying attention to right now.In this episode, Louis joins Veronica and Chris just days after releasing the 2026 edition to unpack the findings that matter most: population growth moderating sharply, supply finally catching up in pockets, and why rental pressure may ease before prices do. And, critically, he reveals the assumptions his modelling rests on — and the risks that could topple them.Louis walks us through the four core scenarios underpinning his 2026 outlook, including the one that unexpectedly took the lead in 2025, and the one he now believes may need a late addendum as sticky inflation raises the odds of a surprise rate hike. From unemployment edging toward 5%, to small business stress, to shifts in interstate migration, Louis explains how these macro levers shape the micro realities buyers and investors experience on the ground.We also zoom into the markets that defied expectations in 2025 — including Darwin’s explosive rebound and the Gold Coast’s continued growth despite being fundamentally overvalued. Louis breaks down why listings data is flashing one message, why developers are building for the wrong demographic, and where supply bottlenecks could turn into oversupply shocks by 2027. Perth, Brisbane and Adelaide remain the nation’s top performers, but Louis outlines exactly what conditions would need to change for any of them to lose steam.This conversation is packed with uncomfortable truths, grounded forecasts, and the kind of nuance you only get from someone who has studied the data for over two decades. Whether you’re trying to time a purchase, expand a portfolio, or simply understand where the market is heading next, Louis’ insights offer the clarity — and the caution — needed to navigate 2026 with your eyes open.Episode Highlights00:00 – Introduction to the 2026 Housing Market Outlook01:11 – Louis Christopher's Forecasting Approach02:18 – Reviewing the 2025 Predictions05:38 – Key Assumptions for 202607:53 – Interest Rate Scenarios for 202610:52 – Gold Coast Market Analysis15:14 – Darwin Market Insights18:56 – Structural Changes in Listings21:58 – Impact of High Transaction Costs on Listings23:12 – Market Dynamics in Different Cities25:10 – Investor Behavior and Market Trends26:42 – Rental Yields and Property Taxes28:49 – Interstate Investment Trends32:27 – Adelaide's Surprising Economic Resilience34:19 – Construction Costs and Housing Prices37:07 – Key Indicators for 2026 Market PredictionsAbout the GuestLouis Christopher is one of Australia’s most respected and closely watched housing market analysts. As the founder of SQM Research, he has spent nearly two decades building some of the country’s most trusted property indexes, data series, and market forecasts. Before establishing SQM in 2006, Louis served as Head of Research and General Manager at Australian Property Monitors, where his work informed Reserve Bank analysis and shaped national housing insights.With a background spanning technical market analysis, index construction, and independent forecasting, Louis has earned a reputation for calling turning points early — and for openly grading his own predictions each year. His annual Boom & Bust Report is widely regarded as one of Australia’s most transparent property forecasts, dissecting the interplay between population trends, supply pipelines, interest rates, and economic conditions.Louis is known for his no-nonsense approach, his statistical discipline, and his ability to explain complex market dynamics with clarity and precision. For investors, buyers and industry practitioners, his work offers a rare blend of independence, accuracy, and intellectual honesty.Connect with LouisLinkedInXSQM (Website)ResourcesVisit our website: https://www.theelephantintheroom.com.auIf you have any questions or would like to be featured on our show, contact us at:The Elephant in the Room Property Podcast - questions@theelephantintheroom.com.auLooking for a Sydney Buyers Agent? https://www.gooddeeds.com.auWork with Veronica: https://www.veronicamorgan.com.auLooking for a Mortgage Broker? alcove.com.auWork with Chris: chrisbates@alcove.com.au Enjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcastSubscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719Subscribe on Spotify: https://open.spotify.com/show/3Ge1626dgnmK0RyKPcXMark0?si=26cde394fa854765If you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey!See you on the inside,Veronica & Chris

In this Q&A episode, Veronica and Chris unpack the real property questions investors are facing right now. From ATO debt rules to cashflow pressure and portfolio structure, this episode gets straight to the point and cuts through the myths.They break down a $5.3M portfolio spread across Logan, Townsville, Shepparton, regional WA and Melbourne’s fringe, revealing why “affordable” properties often deliver slow long-term growth — and when selling is actually the smarter move.The conversation also dives into rising insurance costs in flood-prone markets, including Gold Coast premiums hitting up to $20K a year. Veronica explains how underinsurance, flood overlays and lender behaviour could reshape future buyer demand.Finally, Chris explores whether AI-driven job losses could weaken the property market, or simply concentrate demand into fewer suburbs. If you want clearer strategy and better decision-making, this Q&A delivers the insights investors need now.Episode Highlights00:00 — Introduction and Listener Questions Overview00:25 — James' Question on Refinancing Loans05:43 — Michael's Property Portfolio Deconstruction18:14 — Nick's Question on Flood Insurance and Property Desirability20:36 — Insurance Challenges and Borrowing Concerns22:42 — Gold Coast Property Insights26:42 — AI's Impact on White Collar Jobs and Property Market27:59 — Future of Property Market Amid AI Revolution37:14 — Investment Strategies in a Changing Market41:50 — AI in Property Decision MakingLinksEpisode 374: How Will Climate Risk Impact Your Property’s Future Value?About the GuestMark Errichiello is a licensed buyers and vendors advocate and the Co-Founder & Director of Master Advocates, a Melbourne-based property advisory firm known for its strategic, data-driven approach to acquisitions, valuations, and auction representation. With decades of hands-on experience, Mark has attended every Block auction since the early seasons and understands the dynamics of high-pressure televised auctions better than most.Mark has represented bidders in both metropolitan and regional markets — including acting as an anonymous strategic bidder during the Phillip Island Block season — giving him unique insight into how buyer psychology, auction order, and market fundamentals shape outcomes. His commentary cuts through hype and focuses on realistic pricing, fair value, and the long-term risks buyers often overlook.Respected for his measured, forensic approach, Mark brings clarity to situations where emotion, spectacle, and production expectations collide with real market behaviour. His expertise helps buyers navigate fast-moving environments and make confident, well-informed decisions.Connect with GuestMark LinkedInMaster Advocate FacebookMaster Advocate InstagramMaster Advocate YouTubeResourcesVisit our website: https://www.theelephantintheroom.com.auIf you have any questions or would like to be featured on our show, contact us at:The Elephant in the Room Property Podcast - questions@theelephantintheroom.com.auLooking for a Sydney Buyers Agent? https://www.gooddeeds.com.auWork with Veronica: https://www.veronicamorgan.com.auLooking for a Mortgage Broker? alcove.com.auWork with Chris:chrisbates@alcove.com.au Enjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcastSubscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719Subscribe on Spotify: https://open.spotify.com/show/3Ge1626dgnmK0RyKPcXMark0?si=26cde394fa854765If you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey!See you on the inside,Veronica & Chris