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

What if everything we’re told about fixing Australia’s housing crisis is just scratching the surface? That’s the starting point for our conversation with Michele Adair, Managing Director of the Housing Trust and a long-time advocate for meaningful housing reform. Michele brings decades of experience and doesn’t hold back when talking about what’s really broken in the system. Throughout the episode, we cover key issues that are often ignored or oversimplified in the national conversation around Australia’s housing crisis, including: Why political promises rarely translate into real, on-the-ground housing outcomes The limitations of the private market and why it can’t deliver genuinely affordable homes How capital gains tax discounts cost the federal budget $23 billion a year – funds that could support social housing The gap between housing policy and delivery, and how that disconnect keeps communities in crisis Why the Housing Australia Future Fund is a step in the right direction, but severely underfunded and politically vulnerable The urgent need for a 20-year national housing strategy that includes all levels of government and addresses workforce shortages How community housing providers are being stretched to the limit, despite being more efficient and regulated than many think Why defining “affordable housing” matters, and how that definition has been lost at a federal level If you care about what’s happening in housing, or you’re just tired of hearing the same old solutions that clearly aren’t working, this one’s worth a listen. Let's get started! Episode Highlights: 00:00 - Introduction 01:21 - Who is Michele Adair? 01:59 - Could the election results have an impact on the ongoing rental crisis? 04:36 - What Michele believes the Labor Party still needs to address beyond supporting HAAF 07:06 - How Michele views the investment fund approach vs direct housing build 09:56 - What’s currently preventing good affordable housing proposals from moving forward 11:02 - Why Michele believes political messaging around “supply” misses the real issue 13:48 - Why housing affordability can’t be fixed by doing the same thing over and over 16:07 - Why housing policy shouldn't be a one-size-fits-all 27:17 - What’s changed, or hasn’t, in the rental crisis since the last conversation 29:49 - How having three levels of government makes fixing housing more difficult 36:50 - Michele’s views on how tax structures and hidden costs affect affordability 38:44 - How community housing is currently financed, and why it’s becoming harder 49:21 - How poorly designed rental laws are putting pressure on both renters and landlords 52:22 - Will regional oversupply outpace urban rental demand? 58:06 - Michele Adair’s property dumbo 59:34 - Thoughts on the 3D printed house About Our Guest: After seven years as CEO at Housing Trust, Michele Adair has now moved into the role of Managing Director to focus on portfolio growth. A courageous and pragmatic driving force in housing policy and advocacy, she was named one of the five most powerful people in property by the AFR in 2023 and won the UDIA’s national award for leadership excellence the same year. Michele was the inaugural Chair of Homes Tasmania and joined the Australian Urban Research Infrastructure Network as their housing industry expert in 2024. Connect with Michele Adair: Website https://www.housingtrust.org.au/ LinkedIn https://au.linkedin.com/in/michele-adair Resources: Visit our website https://www.theelephantintheroom.com.au If 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.au Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au Work with Veronica: https://www.veronicamorgan.com.au Looking for a Mortgage Broker? https://www.alcove.au Work with Chris: chrisbates@alcove.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-podcast Subscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719 Subscribe on Spotify: https://open.spotify.com/show/3Ge1626dgnmK0RyKPcXjP0?si=26cde394fa854765 See omnystudio.com/listener for privacy information.

What really goes on in an auctioneer’s mind, and what do they see that most buyers and sellers don’t? In this episode, we chat with Emma Brown-Garrett, a seasoned auctioneer who’s been in the property world for over 20 years, to talk about everything most people misunderstand about auctions. Emma’s not just there to call numbers. She’s reading the room, guiding negotiations, and sometimes stepping in to rescue a sale when things aren’t going to plan. We asked her what she notices that tells her a buyer has more money to give, and she was very clear: it’s in the increments, the confidence, the speed of the bids. She also shared why so many buyers get it wrong by waiting too long or hoping someone will say “it’s on the market.” If you’re holding back for that moment, you might just miss out. And when it comes to underquoting, Emma doesn’t shy away from the tricky parts. She opens up about what’s legal, what’s fair, and how agents handle the pressure of changing buyer interest during a campaign. We also dive into the emotional side of auctions; those moments when people start bidding against each other out of ego, not strategy. Emma talks about how she handles it when it starts to feel more like a standoff than a sale, and why being involved from the start of a campaign makes a real difference. She’s not a “rock up on the day” kind of auctioneer, and that changes everything. If you’ve ever walked away from an auction feeling confused or frustrated, this conversation might just give you the clarity you’ve been missing. Episode Highlights: 00:00 - Introduction 00:55 - Who is Emma Brown-Garrett? 01:49 - What adds the most value to a property sale? 02:36 - Can auctioneers fix a bad auction setup? 04:21 - Are auctioneers expected to do more than just call bids? 05:31 - What auctioneers need to know before auction day 10:07 - What are the ingredients of a good auction from a seller’s perspective? 11:56 - Emma’s thoughts on agents being the auctioneers themselves 13:50 - The hardest auction Emma’s ever had to call 16:33 - Why being involved before auction day gives auctioneers an edge 20:23 - How auctioneers tell if a buyer has more money to spend 24:48 - Can you spot a dummy bidder? What do they look like? 27:52 - An auctioneer’s responsibility in ensuring that phone bidders are legitimate 29:36 - The role of an auctioneer when buyers start overbidding emotionally 32:09 - Is underquoting still a problem? What auctioneers see on the ground 35:44 - Common mistakes buyers make at auction (and how to avoid them) 39:13 - How has changing market conditions affected the way Emma approaches auctions 43:03 - Mistakes buyer’s agents make on auction day 46:01 - Why bids over $1 million can confuse auctioneers and buyers alike 48:51 - Emma Brown-Garrett’s property dumbo About Our Guest: Emma Brown-Garrett is a seasoned real estate auctioneer with over 20 years of experience in the property industry, beginning her career in residential sales with some of Sydney’s most respected boutique agencies. Known for her dynamic energy, adaptability, and sharp communication skills, Emma brings a deep understanding of both sales and auctioneering to every campaign. She is highly regarded for her ability to read the auction floor, guide complex negotiations, and build trust with buyers and sellers alike. As a committed professional who often works closely with agents and vendors throughout the entire campaign—not just on auction day—Emma has earned a reputation for delivering results with integrity, insight, and a personal touch. Connect with Emma Brown-Garrett: LinkedIn https://www.linkedin.com/in/menckwhite Instagram https://www.instagram.com/emma_brown_garrett Website https://www.menckwhite.com.au/ Resources mentioned in the episode: Auction Ready by Veronica Morgan https://gooddeeds.com.au/auction-ready/ Resources: Visit our website https://www.theelephantintheroom.com.au If 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.au Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au Work with Veronica: https://www.veronicamorgan.com.au Looking for a Mortgage Broker? https://www.alcove.au Work with Chris: chrisbates@alcove.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-podcast Subscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719 Subscribe on Spotify: https://open.spotify.com/show/3Ge1626dgnmK0RyKPcXjP0?si=26cde394fa854765 See omnystudio.com/listener for privacy information.

How much of what we hear about Australia’s housing crisis is actually true, and how much is just media hype? In this episode, we’re joined by Cameron Kusher, a property economist who’s here to speak without corporate filters, and he doesn’t hold back. We talk about how the media often gets housing stories wrong, oversimplifying complex issues just to chase clicks. The real concern? That these headlines shape government policy, leading to short-sighted solutions that don’t actually fix anything. Cameron walks us through what’s really driving the supply issue: rising construction costs, GST on new builds, financing hurdles, and why “just build more” isn’t as easy as it sounds. We also chat about the missing piece in most political conversations: renters. There’s been decades of underinvestment in social and affordable housing, but that rarely gets the spotlight. We cover everything from tax reform to built-to-rent models, university responsibilities, and what role governments should be playing. If you’ve ever felt like the housing conversation is stuck or too focused on band-aid solutions, this one’s worth a listen. Episode Highlights: 00:00 - Introduction 01:02 - Who is Cameron Kusher? 01:38 - What frustrates Cameron the most about how media covers the housing market 04:21 - How could governments better assist the housing market? 12:44 -  How biased is property media? Can we trust it? 15:26 - What do major networks get wrong about the property market? 17:30 - Why immigration is so hard to reduce and what does it means for housing 22:08 - Will falling inflation and interest rates increase housing approvals? 26:31 - Are planning reforms in NSW and VIC actually working? 33:35 - How much housing supply is considered enough? Can we sustain it? 42:14 - Could tax reform like land tax replace stamp duty? 46:14 - Do bold buyer incentives help or hurt the housing market? 48:37 - Are young people really locked out of the housing market? 51:53 - Is ‘giving while living’ the new Bank of Mum and Dad? 53:55 - Will downsizing boomers actually free up family homes? 57:46 - Are Australians becoming comfortable with lifelong mortgage debt? 1:00:06 - Cameron Kusher's property dumbo About Our Guest: Cameron Kusher is a seasoned property economist and one of Australia’s most respected housing market commentators. With more than 20 years of experience working in the Australian property sector., he has held senior research roles at CoreLogic and REA Group, where he served as Executive Manager of Economic Research. Cameron’s expertise spans residential and commercial property markets, focusing on data-driven insights into housing trends, affordability, and policy impacts. He is a sought-after speaker and writer, known for cutting through media noise to highlight the structural and economic forces shaping Australia’s housing landscape.  Connect with Cameron Kusher: LinkedIn https://www.linkedin.com/in/cameron-kusher-bbb71b46/ Resources: Visit our website https://www.theelephantintheroom.com.au If 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.au  Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au Work with Veronica: https://www.veronicamorgan.com.au Looking for a Mortgage Broker? https://www.alcove.au Work with Chris: chrisbates@alcove.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-podcast Subscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719 Subscribe on Spotify: https://open.spotify.com/show/3Ge1626dgnmK0RyKPcXjP0?si=26cde394fa854765 See omnystudio.com/listener for privacy information.

What if the real driver behind Australia’s property obsession isn’t logic, but human behaviour? In this episode, we’re joined by behavioural economist Evan Lucas, and let’s just say… this one’s a thinker. We talk about how our attitudes toward property have shifted since the pandemic; what’s stuck, what’s changed, and why the DIY mindset, generational habits, and even the Bunnings effect all feed into the way we view real estate. It’s not just about shelter. It’s about control. Identity. Security. And that deeply emotional idea of “home.” Evan pulls back the curtain on how we’re wired to respond to urgency, pressure, and even shiny marketing tactics, and how those biases can lead us straight into the wrong property decisions (even when we think we’re being smart about it). We get into pain points like home bias, dopamine hits, and the big one: why losing money on property feels so personal, because for many of us, it is. There’s so much in here for buyers, sellers, and anyone trying to make sense of today’s market. If you’ve ever wondered why the numbers don’t always add up to the decisions people make, this episode explains a lot. Episode Highlights: 00:00 - Introduction 01:06 - Who is Evan Lucas? 02:44 - Why Australians are so obsessed with property 06:07 - The real consequences of a property-driven culture 09:17 - Why does behavioural economics matter so much when you’re investing? 13:31 - When did Evan realise behaviour was driving investment outcomes  22:38 - The behavioural biases that quietly sabotage property buyers 29:31 - The big differences in beliefs and behaviours around property across generations 34:38 - Why housing has become a generational and cultural tug-of-war 38:28 - What COVID changed and what it didn’t 42:29 - Will the regional shift last now that offices are calling people back? 46:29 - Work-life tug-of-war: Who’s really in control now? 51:13 - Evan's thoughts on allowing first home buyers to access their super 57:12 - What Evan thinks about value and what it really means in the context of property 1:03:16 - Evan Lucas’ property dumbo About Our Guest: Evan Lucas is a leading behavioural economist, author, and financial commentator known for making complex money matters relatable and human. With a background in global finance and a passion for understanding how emotions and biases shape financial decisions, Evan helps Australians rethink the way they engage with money, investing, and property. He regularly appears in national media and is the author of Mind Over Money, where he explores why logic often takes a back seat when it comes to personal finance. Connect with Evan Lucas: LinkedIn https://au.linkedin.com/in/evan-lucas-44a25316 Website https://evanlucas.com.au/ Listen to Evan’s podcast https://podcasts.apple.com/au/podcast/exchanges-with-evan-lucas/id1796919532 Resources: Visit our website https://www.theelephantintheroom.com.au If 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.au Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au Work with Veronica: https://www.veronicamorgan.com.au Looking for a Mortgage Broker? https://www.alcove.au Work with Chris: chrisbates@alcove.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-podcast Subscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719 Subscribe on Spotify: https://open.spotify.com/show/3Ge1626dgnmK0RyKPcXjP0?si=26cde394fa854765 See omnystudio.com/listener for privacy information.

Lately, it feels like everyone’s saying Australia is just a few steps behind the U.S. when it comes to real estate; especially with buyer’s agents. But I’ve always wondered… is that actually a good thing? In this episode, we're joined again by David Sidoni, host of the How to Buy a Home podcast, and we pull back the curtain on how real estate really works in the U.S. We talk about agent commissions, who pays who, what the buyer’s agent actually does, and how a recent $5 billion lawsuit is turning the whole system on its head. David explains why the traditional model of sellers paying both agents’ fees is being challenged, and what that means now that buyers might have to start footing the bill themselves. We also get into the wild west of agent licensing, what it takes (or doesn’t take) to become an agent in the States, and how portals like Zillow are trying to grab their piece of the pie, often at the buyer’s expense. It’s a fascinating look at a system that’s often pitched to us as “better,” when in reality… it’s a bit of a mess. If you’ve ever been told that Australia should follow the U.S. model, this conversation might have you rethinking that entirely. Episode Highlights: 00:00 - Introduction 01:13 - Who is David Sidoni? 02:00 - The basics: How real estate deals actually work in the U.S. 05:37 - Do you really need a buyer’s agent in America? 06:51 - Can one agent represent both buyer and seller? 07:37 - If you skip a buyer’s agent, should you get a discount? 10:01 - Are buyer’s agents steering clients based on commission? 14:05 - Are buyer’s agents advocates or just dealmakers? 16:14 - Why are there so many real estate agents in the U.S.? 19:16 - Are U.S. buyer’s agents door openers or true advisors? 22:26 - Zillow exposed: Are you really talking to the right agent? 23:55 - How to find a genuine buyer’s agent in a new city 24:03 - What’s the difference between a listing agent and a buyer’s agent? 27:21 - The lawsuit that shook U.S. Real estate: What really happened 44:58 - How mortgage approvals and property valuations work in the U.S. 49:03 - Does America really do property auctions? 53:12 - Interest rates, refinancing, and the ‘locked-in’ homeowner crisis 58:05 - Are first-time buyers stuck on the first rung of the property ladder? 58:34 - David Sidoni's property dumbo About Our Guest: David Sidoni is a real estate expert and host of the How to Buy a Home podcast, where he helps first-time buyers navigate the confusing world of property with clear, practical advice. With nearly two decades of experience and over 1.7 million podcast downloads, David is known for breaking down complex real estate concepts and advocating for buyers who often feel overwhelmed or overlooked. His mission is to empower everyday people with the knowledge and confidence to make smart home-buying decisions without the industry jargon or pressure. Connect with David Sidoni: LinkedIn https://www.linkedin.com/in/davidsidoni Instagram https://www.instagram.com/howtobuyahomepodcast/ Website https://howtobuyahome.com/ Resources: Visit our website https://www.theelephantintheroom.com.au If 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.au Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au Work with Veronica: https://www.veronicamorgan.com.au Looking for a Mortgage Broker? https://www.alcove.au Work with Chris: chrisbates@alcove.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-podcast Subscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719 Subscribe on Spotify: https://open.spotify.com/show/3Ge1626dgnmK0RyKPcXjP0?si=26cde394fa854765 See omnystudio.com/listener for privacy information.

Buying a property is one of the biggest financial commitments most people will ever make, and yet, so many buyers are forced to make that decision with barely any reliable information about who’s building their home. In this episode, we sit down with Brad Walters from Equifax to unpack the trust crisis in the Australian construction industry, and more importantly, what’s being done to fix it. We talk about the lack of transparency in building quality, the rise in insolvencies, and those so-called phoenix companies that keep reappearing under new names. Brad walks us through iCIRT, a national rating system designed to help buyers, insurers, and lenders assess the trustworthiness of builders and developers. It’s based on six core criteria: everything from conduct and character to financial capacity; and honestly, as someone who’s big on due diligence, I found it incredibly encouraging to know this kind of tool exists. What’s particularly eye-opening is that, according to the data, around 75% of the industry is actually doing the right thing. But it’s that 20 to 25% who cut corners, take shortcuts, or just don’t stick around when things go wrong, that’s where the damage happens. And unfortunately, they drag down the whole industry with them. If you’re thinking about buying something off the plan, or even just a property built in the last decade, this conversation is a must. We dig into how iCIRT works, the limitations of current protections across different states, and the role of government in holding the industry to higher standards. Tune in and let's get started! Episode Highlights: 00:00 - Introduction 01:08 - Who is Brad Walters? 02:14 - Understanding the iCIRT tool and why it matters 07:11 - Can buyers rely on builder info outside of NSW? 13:24 - How iCIRT gathers data you can trust 19:33 - Is the rating system voluntary? Who’s avoiding it? 25:12 - When things go wrong: Judging a builder by their response 30:14 - What’s behind the data? Gathering and verifying builder info 34:51 - Protecting yourself from builder insolvency 38:21 - Does more regulation mean higher construction costs? 41:44 - How new builders can still earn trust 45:14 - Is iCIRT a national standard or just a NSW initiative? 48:21 - Can iCIRT ratings actually help off-the-plan buyers? 49:43 - What about suppliers? Expanding accountability beyond builders 51:42 - Contract clauses that can give buyers more protection 52:34 - Beyond trust: What else needs fixing in construction? 55:32 - Brad Walters’ property dumbo About Our Guest: Brad Walters is the Head of Product and Rating Services at Equifax Australia, where he leads initiatives to enhance transparency and trust in the construction industry. He oversees the development of tools like the Independent Construction Industry Rating Tool (iCIRT), which assesses the reliability of builders and developers. Brad has advised major banks, insurers, corporations, and government departments on corporate strategy, finance, and risk management. He also serves as a board-appointed director for several Equifax-related entities, contributing to industry-wide innovation and improved business outcomes. Connect with Brad Walters: LinkedIn https://au.linkedin.com/in/brad-walters-775b221 Find trustworthy building professionals https://www.equifax.com.au/personal/products/iCIRT-ratings Get your iCIRT rating and report https://www.equifax.com.au/business-enterprise/products/icirt-construction-industry-ratings Resources: Visit our website https://www.theelephantintheroom.com.au If 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.au Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au Work with Veronica: https://www.veronicamorgan.com.au Looking for a Mortgage Broker? https://www.alcove.au Work with Chris: chrisbates@alcove.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-podcast Subscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719 Subscribe on Spotify: https://open.spotify.com/show/3Ge1626dgnmK0RyKPcXjP0?si=26cde394fa854765 See omnystudio.com/listener for privacy information.

What role does property truly play in shaping Australia’s economic story? In today's episode, we sit down with Diana Mousina, Senior Economist at AMP, to unpack why property plays such a central role in Australia’s economic landscape. Diana brings a sharp, accessible take on the macro forces at play, both locally and globally, and helps us make sense of how the housing market ended up where it is today. We explore the persistent housing undersupply across the country, how population growth and household formation trends feed into demand, and why supply still hasn’t kept pace. Diana talks us through the long-term structural issues: from planning and regulation to developer incentives, and explains why there’s no single lever that can fix affordability on its own. We also touch on broader economic dynamics: what slower productivity growth means for Australia, how inflation is likely to behave in the coming years, and why the push for government intervention has fundamentally changed post-pandemic. If you’ve been trying to make sense of property prices, population pressures, or policy decisions and how they all connect, this conversation offers clarity and context. It’s a grounded look at what’s really driving the housing market and what might shape its future, so tune in and let's get started! Episode Highlights: 00:00 - Welcome 00:57 - Who is Diana Mousina? 01:34 - Why Diana’s economic content resonates 02:43 - Will the Trump administration really impact the Australian property market? 04:52 - What’s behind the housing supply crisis? 06:20 - The demand dilemma and oversupply myth 10:49 - What’s the economic fallout of Australia's housing problem? 14:24 - How instrumental is Victoria’s oversupply to their current state of affairs? 16:13 - When is it useful to consider Australia as one market versus dozens? 18:11 - Can we just cut migration to fix the housing problem? 21:09 - Why does Australia obsess over economic growth? Is it really that necessary? 27:03 -  Australia’s long-term economic outlook 30:01 - Do you think recession is a real risk for Australia? 32:19 - What’s really happening with inflation? 37:05 - Has the post-pandemic economy outgrown old benchmarks like the RBA's inflation target? 39:12 - Will the upcoming election shift housing policy? 41:21 - Diana Mousina’s property dumbo About Our Guest: Diana Mousina is the Deputy Chief Economist at AMP, where she leads macroeconomic research and market analysis to guide investment strategy. With a Bachelor of Commerce and a Master of Finance from the University of New South Wales, she brings over a decade of experience in economic forecasting, funds management, and public commentary. Diana is known for her clear, engaging approach to complex topics, often using pop culture references and social media—especially TikTok and LinkedIn—to make economics accessible and relatable. Her work has made her a recognizable voice in Australia’s economic landscape, particularly around housing, inflation, and policy trends. Connect with Diana Mousina: LinkedIn https://www.linkedin.com/in/diana-mousina-5a22442b/?originalSubdomain=au Resources: Visit our website https://www.theelephantintheroom.com.au If 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.au Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au Work with Veronica: https://www.veronicamorgan.com.au Looking for a Mortgage Broker? https://www.alcove.au Work with Chris: chrisbates@alcove.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-podcast Subscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719 Subscribe on Spotify: https://open.spotify.com/show/3Ge1626dgnmK0RyKPcXjP0?si=26cde394fa854765 See omnystudio.com/listener for privacy information.

Trying to work out what’s actually possible on a development site can be an absolute nightmare. So in this episode, we’re joined by Will Sullivan from PropCode to talk about how AI might be able to help. We dig into how tech is being used to speed up the research process, reduce the need to spend hours on council websites (or pay $250 an hour to a planner), and pull together planning rules that are otherwise hidden across PDFs, maps, and inconsistent formats. We talk through how PropCode works, what it can do—and just as importantly, where it stops. It’s not replacing town planners or council staff, but it can give homeowners, investors, and developers a clearer sense of what they’re working with before diving in too deep or spending money on the wrong site. We also unpack the major planning reforms in New South Wales and how they’re set to impact development potential around train stations and local centres. Will explains why not every site will benefit equally, and why developers still have to think hard about feasibility—because just being zoned for six stories doesn’t automatically mean a windfall. If you’re buying, selling, renovating, or developing property in NSW, or just want to understand how AI fits into the planning space, this is a great one to tune in to. We’ve also included a link to PropCode’s free tool in the show notes—it’s worth checking out. Episode Highlights: 00:00 - Introduction 01:04 - Who is Will Sullivan? 02:13 - What is the Mecone Mosaic planning tool, what does it do, and how is it being applied? 03:26 - What sparked the idea behind Propcode? 05:49 - Who Propcode is actually built for 07:22 - How PropCode deals with subjective elements like heritage and conservation areas 10:49 - Propcode’s limitations: An outline of what it can’t automate yet 17:01 - What happens when state policy overrides council rules? 18:52 - Are planning reforms making Propcode more essential than ever? 24:47 - How Propcode helps you understand development potential of neighbouring sites 29:10 - How Propcode surfaces hidden planning details you might miss 35:35 - What urban planners can learn from the insurance industry 41:45 - Can AI lead to smarter, more strategic urban planning? 49:50 - Is the planning process one of the major roadblocks to building more homes? 51:48 - Will Sullivan’s property dumbo About Our Guest: Will Sullivan is the CEO of PropCode, bringing a unique background that blends expertise in urban planning, data analysis, and natural hazards. With over seven years in the planning industry, including key work at Mecone Consulting where he developed the widely-used Mecone Mosaic mapping tool, Will has advised both government and private sector clients across Australia. His earlier experience in the insurance sector studying natural hazards informs his approach to the built environment, giving him a deep understanding of how environmental risks intersect with planning decisions. Connect with Will Sullivan: LinkedIn https://www.linkedin.com/in/wtsullivan/?originalSubdomain=au Website https://propcode.com.au/ Resources mentioned in this episode: Propcode: Finding planning answers for your property https://app.propcode.com.au/title Resources: Visit our website https://www.theelephantintheroom.com.au If 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.au Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au Work with Veronica: https://www.veronicamorgan.com.au Looking for a Mortgage Broker? https://www.alcove.au Work with Chris: chrisbates@alcove.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-podcast Subscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719 Subscribe on Spotify: https://open.spotify.com/show/3Ge1626dgnmK0RyKPcXjP0?si=26cde394fa854765 See omnystudio.com/listener for privacy information.

Melbourne’s property market has been through a lot lately — ups, downs, and now a bit of a bounce. Is this a genuine turnaround, or just a brief shift before more challenges arise? In this episode, we chat with Cate Bakos, a seasoned Melbourne property market specialist who knows the city’s market dynamics better than most. Cate shares what she’s seeing at the coalface — from interstate investors jumping in to locals cautiously testing the waters. We dig into the impact of Melbourne’s massive infrastructure projects, the aftermath of the city’s harsh lockdowns, and why sentiment can sometimes outweigh the raw data. Cate also touches on the challenges investors are facing, like rising land taxes and stricter rental regulations. It’s a complicated picture, and there’s a lot to consider. If you’ve been curious about whether Melbourne’s market has truly found its feet or if this is just a momentary shift, you should listen to this episode. Join us as we unpack what’s really happening on the ground, the signals that may hint at a lasting change, and the realities buyers, sellers, and investors need to navigate. Episode Highlights: 00:00 - Introduction 01:05 - Who is Cate Bakos? 02:39 - What’s driving the surge in buyer activity across Melbourne? 09:29 - Has Melbourne’s mojo returned post-COVID? 13:57 - Is the recent investor interest in Melbourne based on solid data—or just market bias? 17:05 - Cate weighs in on the narrative around high listing volumes in Melbourne 21:01 - What does Victoria’s $1 million daily interest bill mean for property? 26:42 - Buyer preferences are shifting again—are we back to wanting proximity over space? 31:20 - Do younger buyers still prefer the same suburbs and homes as older generations? 34:35 - Why some Melbourne apartments are struggling while others hold strong 38:10 - Has land tax made buyers think twice about purchasing a holiday home? 40:34 - What’s driving Melbourne’s tight rental market and rising yields? 45:38 - Are interstate investors replacing locals who’ve sold out of Melbourne? 46:23 - Cate explains who benefits most from Victoria’s Shared Equity scheme 49:41 - What will it take for upgraders and downsizers to re-enter the market? 51:11 - Cate Bakos’ property dumbo About Our Guest: Cate Bakos, with a Chemistry degree from Monash University, transitioned from a successful career in sales and marketing with Orica to becoming an award-winning real estate professional. After purchasing her first property at 21, she moved into Melbourne’s Bayside property market, later founding Cate Bakos Property in 2014. Cate has guided over 2,000 clients through property purchases and strategies, leveraging her expertise in lending policy and cashflow analysis. A regular media commentator, Cate co-hosts “The Property Trio” podcast and authored “Successful Property Investment.” She served as REBAA President from 2019 to 2023 and continues to mentor young industry professionals. Connect with Cate Bakos: Website https://www.catebakos.com.au/ LinkedIn https://www.linkedin.com/in/catherinebakos/ Instagram https://www.instagram.com/cate_bakos_property/ Resources: Visit our website https://www.theelephantintheroom.com.au If 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.au Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au Work with Veronica: https://www.veronicamorgan.com.au Looking for a Mortgage Broker? https://www.alcove.au Work with Chris: chrisbates@alcove.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-podcast Subscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719 Subscribe on Spotify: https://open.spotify.com/show/3Ge1626dgnmK0RyKPcXjP0?si=26cde394fa854765 See omnystudio.com/listener for privacy information.

When it comes to buying property, many people think due diligence is just checking if the house looks nice or if the price feels right. But the reality is, it runs way deeper than that. In this episode, we take you through our 109-point due diligence checklist—yes, 109 points—and share what really goes into properly evaluating a property. We dig into why so many buyers, and even some buyers’ agents, miss crucial details that can lead to expensive regrets. From spotting dodgy renovations and unapproved works to reading contracts carefully, we show that it’s not just about ticking boxes—it’s about genuinely understanding the risks and avoiding mistakes that could haunt you later. If you think you can skip a few steps and still be fine, think again. We share real-world examples of how people have been burned by “hot market blindness” and the dangers of rushing through due diligence. Our goal is to help you buy with your eyes wide open, so you’re not left asking, “Why didn’t anyone tell me that?” down the track. Episode Highlights: 00:00 - Introduction 02:07 - How to approach a property inspection when buyers are rushing from viewing to viewing 04:54 - Dealing with deal breakers even when the client loves the property 08:50 - Why Veronica insists on multiple property visits and internal collaboration 10:40 - Veronica explains when and how pricing considerations come into play 13:28 - Uncovering overlooked details in vendor disclosure documents 16:44 - Veronica breaks down the risks associated with unapproved modifications 18:09 - Getting client buy-in before diving deeper into due diligence 21:18 - Diving deep into legal due diligence 23:43 - Why due diligence for strata properties demands extra attention 34:33 - How Veronica manages pricing expectations while dealing with agents 45:37 - The importance of building and pest inspections — choosing the right inspectors 48:30 - How to approach properties with slim chances of success but significant potential 53:23 - Additional points from Veronica Resources: Visit our website https://www.theelephantintheroom.com.au If 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.au Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au Work with Veronica: https://www.veronicamorgan.com.au Looking for a Mortgage Broker? https://www.alcove.au Work with Chris: chrisbates@alcove.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-podcast Subscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719 Subscribe on Spotify: https://open.spotify.com/show/3Ge1626dgnmK0RyKPcXjP0?si=26cde394fa854765 See omnystudio.com/listener for privacy information.