That Backyard Property Podcast

Days on market in Perth have blown out from 8 days to 21, and sellers are still pricing like it is last year. In this episode, Michael Killiner sits down with Rowen Powell, Director of Verve Buyers Agency, to ask where the Perth market really sits right now and whether we will look back and wish we had bought more property.Rowen unpacks over 7,000 listings, why a 3.7% pullback needs context after 15.6% growth, what makes a compromise asset, and why buyers are holding out for scarcity and forever homes. They also dig into the gap between appraisals and what buyers will pay, the risk of leaning on computer valuations, and what actually wins an offer in Perth today.To finish, Rowen shares where he thinks the market lands in 6 and 12 months, and Michael looks at hold costs and whether forced selling could appear next year.Essential listening for buyers, sellers and investors who want to understand how to make calm, calculated decisions in a wait and see market.🔔 Subscribe and leave a comment with your questions -- we build episodes around what YOU want to know.General advice only and not personal advice. CRN 485467------------------------------------------------------------In this episode:- Why spring has not delivered the usual spike, with more than 7,000 listings and townhouses, apartments and outer fringe stock leading the increase.- How to read a 3.7% drop since April when the previous 12 months delivered 15.6% growth, and why a wet winter and post-budget mood skew the numbers.- What a compromise asset looks like, from busy roads and poor orientation to school zones and redevelopment risk, and why buyers now want a forever home.- The valuation gap, where a $1 million appraisal becomes a $950,000 sale, and why that $50,000 tax-free difference keeps sellers on the hill.- Why you should get more than one recent appraisal, and how computer valuations and bridging loans can leave sellers stuck.- What wins offers now, including clean contracts, flexible settlements and rent backs, plus the traps of buying off market.- Why the wrong house at a discount is still the wrong house, and how to stress test repayments and your offset buffer before you buy.------------------------------------------------------------Subscribe:https://youtube.com/@ThatBackyardPropertyPodcastInstagram: https://instagram.com/backyardpropertypod?igsh=MWhkOWx5YzJxdDc3ag==Website: https://tuskfinance.com.auConnect with Michael:Facebook: https://facebook.com/tuskfinancemkInstagram: https://instagram.com/mortgageswmichaelLinkedIn: https://linkedin.com/in/michaelkillinerTikTok: https://tiktok.com/@backyardpropertypodcastTusk Finance: broker@tuskfinance.com.au------------------------------------------------------------Chapters:(0:00) Will we wish we bought more property(1:30) 7,000 listings and a wait and see market(3:05) Replacement cost and the market floor(4:30) A 3.7% drop after 15.6% growth(5:50) What a compromise asset looks like(8:00) Baldivis, Ocean Reef and a tiered market(12:00) The $50,000 tax-free valuation gap(14:20) Computer valuations and bridging risk(16:15) What wins offers in Perth now(19:15) The off market trap(20:55) Where the market sits in 6 and 12 months(22:40) Rates, hold costs and forced selling(24:45) Longer home opens and days on market------------------------------------------------------------Produced by Podwave Studios: https://www.podwavestudios.au#ThatBackyardPropertyPodcast #PropertyPodcast #PerthProperty #PropertyInvesting #BuyersAgent #VerveBuyersAgency #PerthRealEstate #PropertyMarket #HomeBuyers #TuskFinance

A median priced Perth investment house now costs around $750 a week to hold, and from 1 July 2027 you can no longer use that loss to cut the tax on your salary. In this mini episode, Michael Killiner works through what the budget really means for anyone thinking about buying their first investment property.Michael runs the numbers on a $980,000 Perth house, from the interest bill to the rent coming in, then asks the question that matters most. What else could that money be doing for you? He covers the traps new investors fall into, why high yield is often high for a reason, and why rentvesting is now in the firing line.To finish, he walks through five alternatives to buying an established investment property and who should still buy one.Essential listening for first time investors and rentvestors who want to understand the true cost of holding property after the budget.🔔 Subscribe and leave a comment with your questions -- we build episodes around what YOU want to know.General advice only and not personal advice. CRN 485467------------------------------------------------------------In this episode:- The budget did not kill property investing, but it raised the bar. From 1 July 2027, losses on established investment properties bought after budget night on 12 May can no longer reduce the tax on your salary. New builds are exempt, and the 50% capital gains discount is being replaced with inflation indexation.- On a median priced Perth house of $980,000, with a $1,029,000 interest only loan, the cash shortfall is about $39,500 a year, or around $750 a week, after rent, rates, insurance, management and repairs.- If markets are right about two more rate rises, add roughly another $100 a week to that shortfall. Build a buffer that survives either way.- Over 10 years, funding that shortfall costs about $353,000. The same money in your home loan offset at around 6.25% would be worth about $477,000, so the property needs to grow roughly 4.7% a year for 10 years just to win.- Chasing yield can backfire. If only another investor would buy from you, walk away. If a young family, a professional couple or a downsizer would compete for it, you have depth.- Rentvesting is harder to justify now. A first home grows free of capital gains tax, can use the 5% deposit scheme and takes rent risk off the table.- Five alternatives to weigh up first are your home loan or offset, super, shares and ETFs, borrowing against your home to invest in shares, and upgrading your own home.------------------------------------------------------------Subscribe: https://youtube.com/@ThatBackyardPropertyPodcastInstagram: https://instagram.com/backyardpropertypod?igsh=MWhkOWx5YzJxdDc3ag==Website: https://tuskfinance.com.auConnect with Michael:Facebook: https://facebook.com/tuskfinancemkInstagram: https://instagram.com/mortgageswmichaelLinkedIn: https://linkedin.com/in/michaelkillinerTikTok: https://tiktok.com/@backyardpropertypodcastTusk Finance: broker@tuskfinance.com.au------------------------------------------------------------Chapters:(0:00) Welcome and four key points(0:50) The $750 a week holding cost(1:40) What the budget changed(2:30) Investor loans fall, interest only rises(3:10) The numbers on a median Perth house(4:55) Stress testing another rate rise(5:10) Offset account vs investment property(6:15) The high yield trap(7:10) The owner occupier test(7:40) Why rentvesting is under pressure(8:20) Five alternatives to property(9:20) Who should still buy(9:55) The key takeaways------------------------------------------------------------Produced by Podwave Studios: https://www.podwavestudios.au#ThatBackyardPropertyPodcast #PropertyPodcast #PropertyInvesting #NegativeGearing #FederalBudget #PerthProperty #InvestmentProperty #Rentvesting #InterestRates #TuskFinance

Treasury says the budget's tax changes will add just $2 a week to rents. The property industry says something completely different. In this episode, Michael Killiner sits down with Bree Ridge-Singh, Director of Property Management at Ray White Dalkeith, Claremont and Fremantle, to cut through the media noise and explain what's really happening on the ground in Perth's rental market.With over a decade in the industry, Bree unpacks why the market is turning, why investors have largely stepped back since the budget, where renters and new migrants are actually ending up, and the Airbnb shift that's quietly tightening supply. She also shares exactly what she looks for in an investment property, how she thinks about rent rises and keeping good tenants, and her honest read on where the next 12 months are heading.Essential listening for builders, buyers, and investors who want to understand what's really happening in the WA property market.🔔 Subscribe and leave a comment with your questions -- we build episodes around what YOU want to know.General advice only and not personal advice. CRN 485467------------------------------------------------------------In this episode:• The media's doom narrative is overblown for Perth. Values are easing (down roughly 3% from the April peak), but the dramatic falls seen over east are not rippling through Perth at the same levels. Finding local, on-the-ground operators is how you cut through the noise.• Investor activity has largely dried up since the May budget. Bree is seeing almost no new landlords buying in; instead, mum-and-dad owners are holding and converting existing homes to rentals rather than selling into a soft market.• Rentals now have to be near perfect to lease. With tenants cautious, properties need aircon, security and inclusions like pool servicing or a gardener, and pricing right matters more than ever as vacancies tick up and home-open numbers fall.• The script has flipped on where investors buy. Perth owners are increasingly using their equity to buy interstate (Melbourne, Hobart, Darwin) for yield and affordability, pulling demand out of the local investment market.------------------------------------------------------------Subscribe: ⁠⁠⁠https://youtube.com/@ThatBackyardPropertyPodcast⁠⁠⁠Instagram: ⁠⁠⁠https://instagram.com/backyardpropertypod?igsh=MWhkOWx5YzJxdDc3ag==⁠⁠⁠Website: ⁠⁠⁠https://tuskfinance.com.au⁠⁠⁠Connect with Michael:Facebook: ⁠⁠⁠https://facebook.com/tuskfinancemk⁠⁠⁠Instagram: ⁠⁠⁠https://instagram.com/mortgageswmichael⁠⁠⁠LinkedIn: ⁠⁠⁠https://linkedin.com/in/michaelkilliner⁠⁠⁠TikTok: ⁠⁠⁠https://tiktok.com/@backyardpropertypodcast⁠⁠⁠Tusk Finance: ⁠⁠⁠[email protected]⁠⁠⁠------------------------------------------------------------Chapters:(0:00) Introduction & Why the Rental Market Is Turning(1:26) Cutting Through the Media Noise: Perth vs the Eastern States(2:40) What's Changed Since the Budget: Why Buyers Are Sitting on Their Hands(4:42) Where Have All the New Landlords Gone?(5:22) Rising Vacancies & Why Rentals Now Have to Be Perfect(7:59) The Script Has Flipped: Perth Investors Buying Over East(9:07) Where Are Renters & Migrants Really Living? The Airbnb Effect(11:18) Educating Clients: Media Hype vs What's Really Happening(13:08) What to Look For in a Perth Investment Property(15:54) Rent Rises & Tenant Retention: When Chasing More Backfires(18:09) The 12-Month Outlook & the Rate-Rise Roundabout(23:16) Taking Over Fremantle, Leading a Team & What Bree's Most Proud Of------------------------------------------------------------Produced by Podwave Studios: ⁠⁠⁠https://www.podwavestudios.au⁠⁠#PerthProperty #PerthRentalMarket #PropertyManagement #PerthRealEstate #RayWhite #PropertyInvesting #RentalMarket #WARealEstate #ThatBackyardPropertyPodcast #PropertyPodcast

First home buyers have never had more help: a 5% deposit scheme with no income test, no stamp duty in WA up to $600K, and the investors who used to outbid you stepping back after the budget. But it's all arriving in a falling market. In this mini episode, Michael breaks down the one question to ask before any scheme, runs the real rent versus buy numbers on a Perth villa, and gives his honest take on whether to buy now or wait.🔔 Subscribe and leave a comment with your questions -- we build episodes around what YOU want to know.General advice only and not personal advice. CRN 485467------------------------------------------------------------In this episode:• First home buyers have never had more support: the 5% deposit scheme has no income test, no cap on places and no LMI, and WA first home buyers pay no stamp duty up to $600K. The catch is that it's all landing in a falling market.• The asset matters more than the scheme. Before looking at any grant, ask who buys this property from you when you sell. Owner-occupier appeal drives long-term value, so aim for a home the next family would compete for.• In a real Perth example (a $600K villa), owning costs roughly $238 a week more than renting in year one. But Perth's higher rents relative to prices make that gap far smaller than in Sydney, which is a real advantage for local buyers.• Perth's median house price (around $980K in the June quarter) now sits above the scheme's $850K cap, so the scheme tends to nudge buyers toward units, townhouses or outer suburbs, exactly where asset quality matters most.• A 5% deposit in a falling market is risky. If values drop 3%, most of your paper equity is gone. That's fine if you hold, but a problem if you sell.• Don't try to time the RBA. Buy on the asset and your budget, not the rate call, and always keep a buffer on the other side of settlement. Perth listings have passed 7,000 for the first time in over three years, meaning more choice and more room to negotiate.------------------------------------------------------------Subscribe: ⁠⁠⁠⁠https://youtube.com/@ThatBackyardPropertyPodcast⁠⁠⁠⁠Instagram: ⁠⁠⁠⁠https://instagram.com/backyardpropertypod?igsh=MWhkOWx5YzJxdDc3ag==⁠⁠⁠⁠Website: ⁠⁠⁠⁠https://tuskfinance.com.au⁠⁠⁠⁠Connect with Michael:Facebook: ⁠⁠⁠⁠https://facebook.com/tuskfinancemk⁠⁠⁠⁠Instagram: ⁠⁠⁠⁠https://instagram.com/mortgageswmichael⁠⁠⁠⁠LinkedIn: ⁠⁠⁠⁠https://linkedin.com/in/michaelkilliner⁠⁠⁠⁠TikTok: ⁠⁠⁠⁠https://tiktok.com/@backyardpropertypodcast⁠⁠⁠⁠Tusk Finance: ⁠⁠⁠⁠[email protected]⁠⁠⁠⁠------------------------------------------------------------Chapters:(0:00) 4 Things First Home Buyers Need to Know(1:19) Why First Home Buyers Have Never Had More Help(2:00) The Catch: Buying Into a Falling Market(2:40) The One Question to Ask Before Any Scheme(3:32) A Real Perth Example: What Owning Actually Costs(4:24) Rent vs Buy & the Perth Twist(6:00) The Perth Problem: When the Median Beats the Cap(6:56) Every Scheme & Grant on the Table Right Now(8:31) The Mistakes First Home Buyers Make Most(9:36) Buy Now or Wait? Michael's Honest Take------------------------------------------------------------Produced by Podwave Studios: ⁠⁠⁠⁠https://www.podwavestudios.au⁠⁠⁠⁠#FirstHomeBuyer #FirstHomeBuyers #PerthProperty #RentVsBuy #PropertyPodcast #ThatBackyardPropertyPodcast #WARealEstate #HomeLoan #Mortgage #PerthRealEstate #FirstHomeOwnersGrant #StampDuty #PropertyInvesting #AustralianProperty #DepositScheme #HomeBuyingTips #MortgageBroker #PerthHousing #BuyNowOrWait #WAProperty

The RBA just lifted the cash rate to 4.6%, the fourth rise this year, and it did it five days after the job numbers came in soft. In this mini episode, Michael breaks down why the RBA hiked into a cooling labour market, why inflation still won't budge, and what an extra $380 a month really means for a Perth household with a mortgage.🔔 Subscribe and leave a comment with your questions -- we build episodes around what YOU want to know.General advice only and not personal advice. CRN 485467------------------------------------------------------------In this episode:• The RBA lifted the cash rate to 4.6% — the fourth rise this year and the highest level since 2011 — a full percentage point higher than where the year started, nine months ago.• Unemployment has risen to 4.6% (its highest since 2021), but this hit the RBA's own end of-year forecast early. The hike is the plan arriving ahead of schedule, not the jobs market breaking it. Notably, nearly all new jobs were part-time while full-time roles fell.• Inflation is stuck at 3.6%, above the 2–3% target, for four reasons: an economy running near capacity, flat productivity, Middle East fuel costs flowing into everyday prices, and booming AI-related demand pushing up global tech prices.• Government spending sits at roughly $830 billion (over a quarter of the economy), driven largely by an ageing population and rising NDIS, health, aged care and debt-interest costs. Bullock's framing: public or private, it all adds to demand.• With around four in five Australian home loans on variable rates, hikes reach household budgets within about three months, which is why rate rises cool the economy so fast. A Perth couple with a $600K loan is now paying roughly $380 more per month than in January.• APRA data shows borrowers are coping — arrears are lower than a year ago and about $340 billion sits in offsets — but interest-only lending is at its highest share since 2019. Three key data dates land before the RBA's 3 November meeting.------------------------------------------------------------Subscribe: ⁠⁠⁠https://youtube.com/@ThatBackyardPropertyPodcast⁠⁠⁠Instagram: ⁠⁠⁠https://instagram.com/backyardpropertypod?igsh=MWhkOWx5YzJxdDc3ag==⁠⁠⁠Website: ⁠⁠⁠https://tuskfinance.com.au⁠⁠⁠Connect with Michael:Facebook: ⁠⁠⁠https://facebook.com/tuskfinancemk⁠⁠⁠Instagram: ⁠⁠⁠https://instagram.com/mortgageswmichael⁠⁠⁠LinkedIn: ⁠⁠⁠https://linkedin.com/in/michaelkilliner⁠⁠⁠TikTok: ⁠⁠⁠https://tiktok.com/@backyardpropertypodcast⁠⁠⁠Tusk Finance: ⁠⁠⁠[email protected]⁠⁠⁠------------------------------------------------------------Chapters:(0:00) 4 Things to Know About the RBA's Latest Rate Rise(1:17) What Happened & the Timing Behind the Hike(3:15) Are More Rate Rises Coming? What Bullock Really Said(3:49) Why Inflation Won't Budge: The 4 Key Reasons(5:07) Government Spending & Australia's Ageing Population(6:25) The Household Budget Analogy Explained(7:43) Public vs Private & How Australia Compares Globally(9:09) What It Means for a Perth Couple with a $600K Loan(10:20) Variable Rates & How Borrowers Are Coping (APRA Data)(12:36) Bond Yields, 3 Dates to Watch & What to Do Now------------------------------------------------------------Produced by Podwave Studios: ⁠⁠⁠https://www.podwavestudios.au⁠⁠⁠