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

What drives us to bid at auctions? In this episode, we throw it back to where it all began, revisiting our very first episode that set the stage for everything we’ve explored since. Behavioural biases—those sneaky little tricks your brain plays—are at the heart of this conversation, and we talk about all 12 of them, plus a few extras that make auctions the fascinating psychological arenas they are. Simon Russell, a behavioural scientist, joins us to break down the surprising ways our subconscious minds react under pressure. From something as simple as a free coffee outside an auction to the auctioneer’s clever use of anchoring, scarcity, and loss aversion, Simon explains how these cues shape our decisions. The reciprocity effect alone—a cup of coffee making you feel like you owe the auctioneer something—might have you rethinking the next time you pick up a bidder’s paddle. We also get into the emotional rollercoaster that happens when the stakes are high. The auctioneer’s job as a kind of circus master becomes clear when Simon talks about their subtle tactics, like smiling and nodding to encourage bids or creating a sense of urgency with phrases like, “First, second, third…” It’s all designed to keep you—and your wallet—engaged. Looking back, this conversation with Simon didn’t just lay the foundation for the podcast; it opened our eyes to how much of our behaviour at auctions (and in life) is guided by things we don’t even notice. And while the episode may be nearly seven years old, these lessons are just as relevant today. So, if you’re a seasoned bidder or just curious about what’s going on in your own head, this is one you’ll want to hear—or hear again. Episode Highlights: 00:00 - Introduction 01:43 - How the podcast came about 05:36 - Who is Simon Russell? 06:30 - What behavioural patterns did you observe at the auction? 07:24 - First bias: Reciprocity effect 10:43 - Does awareness of these biases help mitigate their impact? 11:45 - Second bias: Scarcity effect 16:24 - Third bias: Anchoring 24:46 - Fourth bias: Loss aversion 29:22 - Fifth bias: Framing effect 32:22 - Sixth bias: Sunk cost fallacy 33:36 - Seventh bias: Commitment and consistency effect 39:01 - Eighth bias: Social proof: Herd mentality 43:54 - Ninth bias: Recency effect 48:17 - Tenth bias: Mental accounting 51:31 - Eleventh bias: Overconfidence 54:45 - Twelfth bias: Disposition effect About Our Guest: Simon Russell is the founder and Director of Behavioural Finance Australia (BFA). At BFA he provides specialist behavioural finance training & consulting. His services are designed to  improve financial decision-making, communication and engagement. He mostly works with fund managers, major super funds, financial advisers and other financial services professionals. Connect with Simon Russell: Website https://www.behaviouralfinanceaustralia.com.au/ LinkedIn https://au.linkedin.com/in/simonrussellaustralia 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.flintgroup.au Work with Chris: chrisbates@flintgroup.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.

In this episode, we’re taking a look ahead at what might shape the property market in 2025. No, we’re not here to predict the future or pull out a crystal ball, but we are diving into the key factors that could have an impact—things like interest rates, immigration, intergenerational wealth, and stock levels. Whether you’re planning to buy or sell, we’ve got some thoughts on what you might want to keep in mind. We kick things off by reflecting on what’s surprised us in 2024. For Veronica, it’s been Sydney’s stability—a balanced market for the first time in over a decade. For Chris, it’s been the sheer scale of intergenerational wealth propping up buyers. We chat about how that’s shaping the market and what it means for affordability, especially as borrowing capacities remain constrained. There’s also a lot to unpack when it comes to investors. Some are still bailing out of the market, while others—especially first-time investors—are jumping in. And with zoning changes, rising rental pressures, and even some quirky local issues like mozzie-prone suburbs, buying property isn’t as straightforward as it used to be. It’s a reminder that doing your homework (or working with someone who really knows the area) is more important than ever. As we look ahead, the upcoming federal election and potential shifts in policy—like APRA changing serviceability buffers—are going to play a huge role. We talk about how these kinds of changes could inject urgency into the market, especially as buyers try to get ahead of the herd. But as always, we caution against trying to time the market and instead focus on making decisions based on your own goals and readiness. And yes, we touch on climate change too, because the landscape there is evolving. New flood maps, shifting risks—these are things we’ll all need to consider going forward. If 2025 brings anything, it’ll be the unexpected, but don’t worry—we’ll be here to help you make sense of it all. So tune in and get a clearer picture of what might be on the horizon. Episode Highlights: 00:00 - Introduction 01:04 - What was surprising about the property market in 2024 04:56 - Regional market dynamics 07:46 - Investor behaviour and market inequalities 12:54 - Will interest rates be the biggest driver of prices? 13:55 - Urban planning and zoning issues 20:20 - How market cycles, interest rates & consumer confidence shape investment decisions 26:29 - How regional moves and remote work trends are changing this coming year 33:18 - How rental pressures are evolving, and what they mean for 2025 40:00 - What might the upcoming federal election mean for the property market in 2025? 44:42 - Consumer sentiment 51:07 - What role will climate change and new flood maps play in property decisions? 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.flintgroup.au Work with Chris: chrisbates@flintgroup.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.

In this episode, we dive deep into the Perth property market with Damian Collins, who knows the ins and outs of this unique city. Exploring the cycles that define the city’s real estate, the hotspots and danger zones investors should consider, and the key drivers behind its growth. With over three decades of experience, Damian shares invaluable insights, and together, we unpack what’s shaping Perth’s property landscape. We break down Perth’s strong ties to the mining industry, its growing population, and how infrastructure development is influencing property values. Together, we highlight suburbs that might look promising but come with hidden risks, especially in areas with high concentrations of investors. For those thinking long-term, we discuss the potential for gentrification and pinpoint areas where future opportunities could emerge. The conversation also covers strategies for building wealth through property. We examine the pros and cons of commercial investments, how to identify properties with future development potential, and the importance of sticking to solid fundamentals. Plus, we talk about avoiding FOMO and making smarter decisions. If you’re curious about what makes Perth’s property market tick or want a fresh perspective on making the most of this region’s opportunities, this episode is for you. With Damian’s expertise and our shared insights, we deliver a straightforward guide to better property decisions. Don’t miss it! Episode Highlights: 00:00 - Introduction 01:05 - Who is Damian Collins? 02:12 - How has the Perth property market changed since 2020, and what’s next? 04:10 - How do locals feel about property prices, and are they facing affordability restraints? 05:56 - Have any parts of Perth surprised you with their growth over the last few years? 09:41 - What areas of Perth would you caution against, and what are some danger zones? 12:53 - Lessons from Perth’s 12-year flat property market that investors should consider now 16:09 - How have rents and yields shifted in response to the changing market dynamics? 22:00 - What dynamics influence homeowners’ decisions to upgrade? 29:13 - Is Perth’s commercial property still locally preferred or attracting outsiders? 32:09 - What risks and opportunities exist for small-scale commercial investors? 35:16 - What’s the best long-term growth asset for Perth property investors? 38:07 - What Perth people value most in their homes and their deal-breakers 41:08 - Is Perth’s population growth driven by interstate or international migration? 42:52 - Is Perth’s economy still vulnerable to mining industry shifts, or has it diversified? 47:01 - What are the best residential investment strategies for Perth right now? 50:06 - Are investors likely to sell underperforming assets if the property market slows? 53:37 - Damian Collins’ property dumbo About Our Guest: Damian Collins is the founder and Managing Director of residential property advisory, Momentum Wealth, and Chairman of Australian property funds management company, Westbridge Funds Management. Damian is the author of the Amazon Number 1 Best Seller, Property Investing Roadmap: How to Build an Income from Property for Life and is a well-known advocate across Australia’s real estate industry. He served as President of the Real Estate Institute of WA (REIWA) from 2018 to 2022 and as a Director of the Real Estate Institute of Australia. Having been an active property investor himself for over 30 years, Damian continues to apply his extensive experience to help fellow investors grow wealth through direct and syndicated property investments. Connect with Damian Collins: Website (Damian Collins) https://damiancollins.com.au/ Website (Momentum Wealth) https://momentumwealth.com.au/ Website (Westbridge Funds Management) https://westbridgefunds.com.au/ LinkedIn https://au.linkedin.com/in/audamiancollins 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.flintgroup.au Work with Chris: chrisbates@flintgroup.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.

Ever wondered if changing jobs or working overseas could throw a wrench in your plans to buy a home? In this episode, we dive into some of the most common questions we hear from homebuyers. How long do you need to stay in a new job before applying for a loan? What’s the deal with borrowing as an expat? And does timing your property purchase around a career change make sense? There’s a lot to unpack here, and the answers might surprise you. We also dig into a tricky one: Should you push your borrowing capacity to get a better-quality property but miss out on the first-home buyer grants? Or is it better to take advantage of those grants and settle for a slightly lower-tier asset? It’s not always an easy decision, but we break down the pros and cons to help you weigh it up. If you’ve ever thought about renting out rooms to help you afford a better property or buying an investment property you plan to live in later, this episode will get you thinking. These ideas can work, but they come with their own set of challenges—like tax headaches and cash flow risks—that you’ll want to understand before jumping in. We also talk about the importance of buffers and why lenders' mortgage insurance can sometimes be a good thing, even if it feels counterintuitive. For first-home buyers especially, having a bit of breathing room in your finances can make all the difference. This episode is packed with real-world advice and examples, so if you’re in the thick of buying your first home or even your next one, you’ll want to tune in for this one. Episode Highlights: 00:00 - Introduction 01:57 - How long should I work at my new job to qualify for a first-time home loan? 06:28 - How much of a disadvantage is it to apply for a mortgage as an expat? 11:21 - What’s the smarter choice: higher borrowing power or first-home incentives? 16:39 - Does renting out spare rooms help increase loan capacity? 23:55 - Is it better to buy a house now or after finishing my career change? 37:59 - Chris Bates’ property dumbo 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.flintgroup.au Work with Chris: chrisbates@flintgroup.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 do you know if your strata manager is doing a good job? Amanda Farmer – the owner of Lawyers Chambers, is back with us to share her thoughts on the current state of strata management, especially after the recent media attention that’s put the industry under fire. We talk about what’s happening behind the scenes, why these issues have surfaced, and whether new legislation will actually make a difference—or just create more paperwork. We talk about real concerns regarding commissions, conflicts of interest, and how strata managers can sometimes act without proper instructions. Amanda also gives us some tips on the kinds of questions owners should be asking their managers to make sure they’re getting a fair deal. Plus, we hear about the kinds of practices that make her ranty—and why she’s calling for bigger changes across the industry. If you’re in a strata building, or thinking about buying into one, this episode is a must-listen. Amanda’s insights will help you spot red flags, ask the right questions, and better understand what good management should actually look like. Episode Highlights: 00:00 - Introduction 01:01 - Who is Amanda Farmer? 02:04 - What’s got Amanda hot under the collar about strata? 04:29 - How widespread are unethical practices in strata management across Australia? 06:11 - What reforms are needed to address strata management ethics? 09:24 - Are strata management fees really comparable? 10:56 - What is the overall health of the strata management industry? 15:01 - Are top strata practitioners willing to shape the future or are they going to walk away? 18:45 - Is fear of a strata manager exodus shaping government policy on commissions? 22:53 - How does somebody become a strata manager? 24:18 - How can owners assess if their strata manager is good or bad? 27:20 - Are more people choosing to self-manage their strata properties? 29:20 - Options for replacing a bad strata manager and choosing a better one 32:27 - Has buyer understanding of strata improved, or is it still a barrier to due diligence? 34:25 - Will we ever see national oversight in strata management to address state gaps? 36:54 - What do strata managers need to learn beyond their basic training? 39:17 - Are people misunderstanding the purpose of the sinking fund in strata management? 41:22 - Are investors more likely to run properties into the ground to avoid strata costs? 51:17 - Amanda Farmer’s property dumbo About Our Guest: Amanda Farmer is a lawyer and the owner of Lawyers Chambers, a strata-focussed legal practice in Sydney. She is also the host of the long-running podcast Your Strata Property, the world’s only podcast dedicated to explaining the legal complexities of strata-titled properties. With over 20 years' experience in the strata legal sector, Amanda is both a Fellow and Council Member of the Australian College of Strata Lawyers, and she is also the founder of Women in Strata, a networking group for women working in strata management. An increasingly in-demand speaker and educator, Amanda has been educating strata managers, apartment owners and residents for many years, through round table workshops, webinars, seminars and keynote presentations. Connect with Amanda Farmer: LinkedIn: https://www.linkedin.com/in/amandafarmerlaw/ Facebook: https://www.facebook.com/yourstrataproperty/ Instagram: https://www.instagram.com/yourstrataproperty/ Visit their website: https://yourstrataproperty.com.au/ Lawyers Chambers on LinkedIn: https://www.linkedin.com/company/lawyers-chambers-on-riley-pty-ltd Resources mentioned in this episode: 20 Questions to Ask Your Strata Manager https://yourstrataproperty.com.au/questions/ 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.flintgroup.au Work with Chris: chrisbates@flintgroup.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 makes auctions so tough for buyers? That’s the question we dive into in this episode. Auctions are often praised for their transparency, but is that really enough to give buyers a fair shot? With seasoned professionals like Justin Nickerson running the show, how can an everyday buyer hope to compete? In this episode, we sit down and have a chat with Justin Nickerson, one of Australia’s most awarded auctioneers, to uncover the secrets behind the auction process. Justin reveals to us why auctions can be so daunting for buyers and shares how his experience—honed over years of practice and thousands of auctions—helps sellers secure the best results. He pulls back the curtain on the techniques auctioneers use to foster competition and keep the momentum going, often leaving buyers struggling to keep up. This conversation doesn’t just highlight the challenges; we also talk about practical advice to help buyers work through the auction landscape. From knowing when to start bidding to maintaining confidence and managing limits, these tips are certainly a game-changer. We also debunk some of the myths around bidding tactics, like waiting until the end to make a move, and explain why they usually don’t work as planned. This episode is indeed full of eye-opening insights and strategies that will surely help buyers feel more confident and in control at auctions. If you’ve ever felt outmatched or uncertain during the bidding process, we provide a fresh perspective to help you approach your next auction with clarity and purpose. It’s a must-listen for anyone looking to improve their auction game and turn the odds in their favour. Episode Highlights: 00:00 - Introduction 01:07 - Who is Justin Nickerson? 01:46 - Justin's perspective on why auctioning is the best way to transact in Brisbane 09:29 - Is it better for agents when auctions have no price guide? 11:18 - Does providing no price guide create transparency or confusion? 13:11 - How do price guide strategies differ between New South Wales and Queensland? 14:53 - Does having no price guide benefit or hinder auctioneers? 18:31 - How to identify dummy bidders 22:17 - What’s the go-to strategy for bidding at auction with minimal data? 25:16 - What tactics can auctioneers use to spice up the bidding and get better results? 27:00 - How do auctioneers manage bidders who are unsure about walking away? 28:57 - What’s your go-to bidding strategy if you can’t use a sniper approach? 33:25 - How important is the skill of an auctioneer in guiding inexperienced bidders? 34:36 - What’s the auctioneer’s role in driving momentum during a competitive auction? 36:23 - How much of an auctioneer's skills are innate versus learned? 40:55 - How much practice is required each week for an average auctioneer? 42:18 - How do auctioneers use buyer profiling to secure the highest bid? 44:45 - Do behavioural factors affect bidding outcomes? 49:01 - Justin Nickerson’s property dumbo About Our Guest: Justin Nickerson, recognized as Australasia's leading auctioneer, has won the prestigious Australasian Auctioneer of the Year award three times and the REIQ Auctioneer of the Year five times. As a highly regarded trainer and speaker, he has presented at major industry events like the AREC conference. A five-time winner of the REIQ Auctioneer of the Year, Justin also triumphed in the inaugural Australasian auctioneering competition at AREC in 2018. His deep understanding and passion for auctioneering fuel his work with top real estate businesses and inform his dynamic training and speaking engagements. Connect with Justin Nickerson: LinkedIn https://au.linkedin.com/in/justin-nickerson-82713bba Website https://apolloauctions.com.au/ Facebook https://www.facebook.com/justin.d.nickerson/ 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.flintgroup.au Work with Chris: chrisbates@flintgroup.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’s happening with Adelaide’s property market? Is the incredible boom we’ve been seeing finally coming to an end? In this episode, we’re joined by Peter Koulizos, the property professor, to take a closer look at what’s going on in this fascinating market. Adelaide’s median house price has now overtaken Melbourne’s—for the first time in 40 years! And all this while having a population of less than 1.5 million compared to Melbourne’s 5.5 million. It’s been a remarkable run of price growth since mid-2020, but is the boom about to fizzle out? Peter dives into what’s been driving this surge in Adelaide, looking beyond just affordability to unpack the underlying factors. Is this market still a hidden gem, or are we finally seeing the first signs of it slowing down? If Adelaide’s meteoric rise has caught your eye, this conversation is one you’ll want to hear. Peter’s insights might just change the way you see this city’s property market and where it’s heading. Episode Highlights: 00:00 - Introduction 01:18 - Who is Peter Koulizos? 02:21 - Did the property boom in Adelaide go as planned or unexpectedly? 04:26 - Is the property boom in Adelaide losing momentum or still going strong? 05:39 - Is remote work still allowing people to live thousands of kilometres away? 08:42 - Can Adelaide locals sustain rising property prices amid economic concerns? 12:20 - What kind of growth are Adelaide’s quintessential homes seeing? 13:42 - Key differences/similarities between Adelaide, Perth, and Brisbane’s property markets 17:58 - Peter's thoughts on Adelaide's headwinds of low growth and high property supply 24:52 - Can stamp duty exemptions for baby boomers help better utilise our housing stock? 26:54 - Is housing supply really different from the supply of other commodities? 30:19 - What is actually driving the property market in Adelaide? 34:30 - The impact of the mining industry, and the Olympic Dam, on Adelaide 36:03 - Will the return of people to Brisbane and Adelaide impact local economies and wages? 41:01 - Is it concerning that buyers agents can operate interstate without local licensing? 46:47 - Which Adelaide suburbs are poised for long-term growth beyond COVID trends? 51:03 - Is the rental shortage in Adelaide increasing demand for home purchases? 53:22 - Peter Koulizos’ property dumbo About Our Guest: Peter "The Property Professor" Koulizos, a real estate expert with nearly 30 years of teaching experience, recently retired as the Program Director of the Master of Property at Adelaide University, though he continues to teach. In addition to his academic role, Peter is an active property investor and developer, holding several properties. He researches property markets across Australia to identify top investment suburbs in each capital city and has authored three books: The Property Professor’s Top Australian Suburbs, Property vs Shares, and The Diary of a Small Developer. Connect with Peter Koulizos: Website https://www.peterkoulizospc.com.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.flintgroup.au Work with Chris: chrisbates@flintgroup.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.

Legislative changes are shaking up property management across Australia, and the impact reaches much further than we might expect. In this episode, we sit down with Cathie Crampton, National Head of Property Management Growth at Belle Property Corporate, to break down how these new laws are reshaping the roles of landlords, property managers, and tenants alike. With two decades of experience across the country, Cathie has insights from every corner of the industry, making her the perfect guide to help us understand what these shifts really mean for all of us. We explore how property managers are caught between tenant demands and landlord responsibilities, often feeling the pressure as compliance requirements and expectations grow. We also dig into the impact on property management businesses, where rising costs and tighter rules are forcing agency owners to rethink their approach. From adopting tech solutions to adjusting rent rolls, property managers are finding creative ways to handle these changing landscapes to keep operations sustainable. As we wrap up, we look ahead at where the industry might be headed. With regulation on the rise, the role of property managers could shift toward a more professional, advisory focus—but it’s a challenging road ahead. This episode is essential listening for anyone wanting to understand how these policies are reshaping the property market and what lies ahead for all of us. Episode Highlights: 00:00 - Introduction 01:09 - Who is Cathie Crampton? 01:54 - How tough has it been for property managers over the last few years? 05:11 - Latest legislation and compliance requirements affecting property owners in Victoria 09:07 - What’s the real impact of first home buyers competing with tenants for rental stock? 12:09 - How has the turnover rate of investment properties changed since COVID? 14:31 - How are property management businesses coping with rising expenses? 18:52 - Key changes property managers are making to serve consumers better 23:00 - What are the implications of the no grounds eviction law on property management? 26:38 - The impact of the two-week holding deposit rule on renters who can't provide references 29:22 - Which areas are facing rental market challenges due to investors selling? 34:40 - Have proptech platforms failed to disrupt the property management industry? 38:56 - Cathie’s thoughts on reorganising the way property management is done 43:00 - Should property managers be offering investment advice without proper expertise? 47:13 - Cathie Crampton’s property dumbo About Our Guest: Cathie Crampton is the National Head of PM Growth & Performance at Belle Property Corporate, bringing 20 years of success in property management across Australian markets. Her vast real estate experience, combined with strong empathy and business acumen, makes her a valuable asset in optimising PM business returns with principals at the business level. Known for her leadership, mentoring abilities, and passion for real estate, Cathie supports business owners in enhancing their performance while fostering a positive work environment. A respected industry figure and frequent speaker, she embodies Belle Property’s people-focused excellence, contributing significantly to the team. Connect with Cathie Crampton: LinkedIn https://au.linkedin.com/in/cathie-crampton Website https://www.belleproperty.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.flintgroup.au Work with Chris: chrisbates@flintgroup.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.

Underquoting, auction tactics, and market sentiment—some of real estate’s most controversial topics. These are exactly what we’re diving into today with Thomas McGlynn, CEO of BresicWhitney. There's no holding back as we talk about the realities behind underquoting, why it’s so hard to avoid in a competitive market, and the fine line agents walk when trying to attract buyers without misleading them. As Thomas puts it, even with laws in place, agents are often forced into tough positions: when one agent quotes low, others often have to adjust their guides just to compete. It’s a tightrope that often leaves buyers frustrated and sellers with high expectations. We also dig into the auction room itself and the psychology at play there. We take a unique look at how auctioneers manage to draw more from buyers than they initially intend to spend, all without crossing ethical lines. We discuss the difference between registered and active bidders, noting how this insight gives us a real-time view of market confidence—a far more useful indicator than auction clearance rates alone. Finally, we share our thoughts on the current market and where we think it’s headed. With interest rates soaring high, buyers are naturally hesitant, but we believe those who buy now could see the rewards by late 2025, especially in sentiment-driven markets like Sydney. Once rates eventually ease, buyer confidence is expected to surge, and we’ll see a market shift. It’s an honest, in-depth conversation about the realities of today’s market, what buyers can expect, and why timing and strategy are everything. Tune in and let's get started! Episode Highlights: 00:00 - Introduction 01:06 - Who is Thomas McGlynn? 02:09 - Unique insights Thomas has gained from years in auctioneering 03:25 - How Thomas gauges the market’s direction beyond bidder numbers at auctions 06:47 - Thomas McGlynn's thoughts on agents facing underquoting challenges 15:54 - How do master auctioneers convince bidders to go beyond their budget? 18:47 - Observation on the new breed of buyers agents in recent years 21:00 - The current market phase and its impact on buyers through 2025 26:44 - How do agents manage open databases while complying with privacy legislation? 31:56 - How does business adapt to lower turnover rates while identifying potential sellers? 37:55 - What does it take for an agent to get to the top of the game and just stay on top? 49:32 - Thomas McGlynn’s property dumbo About Our Guest: Thomas McGlynn is the CEO of BresicWhitney, a Sydney-based property group, and is recognised as one of Australia’s leading thought leaders, mentors, and real estate coaches. With over two decades of experience, he has built and led high-performing teams and held leadership roles within national real estate groups in Queensland and Sydney. Known as the ‘voice of Sydney property,’ Thomas has a strong media presence and is an authority on current and emerging market trends, utilizing his extensive auctioneering expertise to educate and inform both state and national audiences about the dynamics of the Sydney property industry. Connect with Thomas McGlynn: Instagram https://www.instagram.com/thomasmcglynn/ LinkedIn https://www.linkedin.com/in/thomas-mcglynn-96604464/ Facebook https://www.facebook.com/tmcglynn/ Website https://bresicwhitney.com.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.flintgroup.au Work with Chris: chrisbates@flintgroup.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.

Is putting property into your SMSF a good idea, or could it be too risky? SMSF advisor Liam Shorte from Sonas Wealth joins us today to explore this hot topic, giving practical insights on the benefits of more control, tax advantages, and the hidden costs and risks that SMSF investors often miss. We explore the appeal of property investment within an SMSF for those aiming to diversify their retirement strategies, with Liam highlighting both the potential benefits and risks involved. While property can offer control and growth, Liam has seen many investors fall prey to unqualified advice and costly mistakes. The key, he says, is understanding the rules and avoiding schemes marketed as “one-stop-shops”—these setups often come with high risks and may not align with an investor’s long-term goals. We also emphasise the importance of maintaining balance within an SMSF portfolio, ensuring that there’s adequate liquidity to support flexibility as life stages and retirement plans evolve. Compliance is another major factor, as SMSFs face strict ATO oversight. From penalties to complex reporting, there’s no margin for error, and Liam illustrates this with examples from clients who have successfully coursed through these requirements by investing thoughtfully, like buying commercial property to lease back to a family business. Throughout the episode, Liam shares insights on managing SMSF property investment with smart, tailored strategies. His practical advice provides a framework for building an SMSF that fits your financial goals without overloading on risks or overlooking critical tax and compliance obligations. Episode Highlights: 00:00 - Introduction 01:02 - Who is Liam Shorte? 01:49 - What is a fellow SMSF specialist advisor? 02:43 - What is an SMSF? 04:52 - Biggest risks in handling SMSF funds for different retirement stages 06:14 - How to manage trustee disagreements in SMSF strategy setting 08:33 - Has competition shifted SMSF drivers from fee savings to investment options? 12:24 - Key compliance and cost factors to think about when starting an SMSF 16:11 - Are people finally realising the full potential of super contributions? 19:31 - The implications of investing in property through super for younger investors 24:04 - Is an SMSF right for you? Who should consider it? 27:24 - Are women better investors than men? 33:21 - The dangers of focusing solely on residential property in an SMSF 35:36 - Mitigating the risks of having an unbalanced SMSF portfolio heavily focused on property 42:11 - Common mistakes investors make with residential property in their super 51:36 - Liam Shorte’s property dumbo About Our Guest: Liam Shorte, a Fellow SMSF Specialist Advisor™ and Financial Planner with Sonas Wealth, brings 30 years of experience across Australia, Ireland, the UK, and the Middle East. Liam specialises in superannuation, retirement, estate planning, investment, and tax strategies, with a strong focus on Self-Managed Super Funds and Family Trusts. His blog, The SMSF Coach, demystifies industry jargon for SMSF trustees. He advises clients across NSW, QLD, and Victoria, and has earned accolades, including SMSF Adviser of the Year (2021) and a place in Barron’s Top 50 Financial Advisers in Australia. Liam holds a Bachelor of Business, Advanced Diploma in Financial Services, and multiple industry certifications, and in 2024, was appointed to ASIC’s Financial Advisers Consultative Panel. Connect with Liam Shorte: LinkedIn https://au.linkedin.com/in/liamshorte Website https://smsfcoach.com.au/ Instagram https://www.instagram.com/smsfcoach/ Sonas Wealth Website https://www.sonaswealth.com.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.flintgroup.au Work with Chris: chrisbates@flintgroup.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.