The Property Trio (formerly The Property Planner, Buyer and Professor)

In this epoisode, The Trio explore how to identify serious competitors, read buyer behaviour, understand market forces, and apply smart tactics to gain an edge in both auctions and private sales.Wishing our loyal listeners a safe and joyous festive season!The Property Trio is: David Johnston, Mortgage Broker - Managing Director of Property Planning Australia https://propertyplanning.com.au/  Cate Bakos, Buyers Advocate - Managing Director of Cate Bakos Property https://www.catebakos.com.au/  Mike Mortlock, Quantity Surveyor - Managing Director of MCG Quantity Surveyors https://www.mcgqs.com.au/  📩 Got a question you want answered in a future episode? Send it through https://www.propertytrio.com.au/contact-us/  You can find more info about topics covered in today's show here: https://www.propertytrio.com.au/2025/12/22/determining-genuine-buyer-competition/

🎧 In this month’s Property Trio market update, Mike, Cate, and Dave unpack the latest November market figures.Perth continues to surge, gaining pace this month with a 2.4% lift, and investor lending hits record highs, prompting APRA to potentially apply changes. National prices rise more than one per cent for the third month running, and the Trio talk about the uplift in rental growth that has struck in recent months.The Property Trio is: David Johnston, Mortgage Broker - Managing Director of Property Planning Australia https://propertyplanning.com.au/  Cate Bakos, Buyers Advocate - Managing Director of Cate Bakos Property https://www.catebakos.com.au/  Mike Mortlock, Quantity Surveyor - Managing Director of MCG Quantity Surveyors https://www.mcgqs.com.au/  📩 Got a question you want answered in a future episode? Send it through https://www.propertytrio.com.au/contact-us/  You can find more info about topics covered in today's show here:https://www.propertytrio.com.au/2025/12/15/ep-340-november-2025-market-update/

This episode busts the biggest mortgage myths costing borrowers money. Mike, Cate and Dave unpack why the lowest rate isn’t always best, how repayment strategy affects future tax deductions, why borrowing capacity varies by lender, the truth about maternity-leave lending, and why bank loyalty rarely pays.The Property Trio is: David Johnston, Mortgage Broker - Managing Director of Property Planning Australia https://propertyplanning.com.au/  Cate Bakos, Buyers Advocate - Managing Director of Cate Bakos Property https://www.catebakos.com.au/  Mike Mortlock, Quantity Surveyor - Managing Director of MCG Quantity Surveyors https://www.mcgqs.com.au/  📩 Got a question you want answered in a future episode? Send it through https://www.propertytrio.com.au/contact-us/  You can find more info about topics covered in today's show here:https://www.propertytrio.com.au/2025/12/08/mortgage-myths-exposed/

This episode unpacks the adoption of AI for use in property analysis, due diligence, and decision-making.AI is transforming property research, but the Trio reveal its limits. AI can be great for summaries, but is often poor with data accuracy. It can be useful for ideas, yet dangerous for decisions. Cate, Dave and Mike recommend that AI users always verify numbers and rely on expert judgement when it comes to making property decisions.The Property Trio is: David Johnston, Mortgage Broker - Managing Director of Property Planning Australia https://propertyplanning.com.au/  Cate Bakos, Buyers Advocate - Managing Director of Cate Bakos Property https://www.catebakos.com.au/  Mike Mortlock, Quantity Surveyor - Managing Director of MCG Quantity Surveyors https://www.mcgqs.com.au/  📩 Got a question you want answered in a future episode? Send it through https://www.propertytrio.com.au/contact-us/  You can find more info about topics covered in today's show here:https://www.propertytrio.com.au/2025/11/24/unlimited-borrowing-myth/

This episode unpacks the myth of “unlimited borrowing” through multiple trust structures. Cate, Dave, and Mike explain why lenders look through trusts to the borrower, meaning all debts are still counted. They cover higher costs, tougher lending policies, and land tax pitfalls. Trusts offer asset protection, not extra borrowing capacity....So investors must seek proper legal, tax, and lending advice.The Property Trio is: David Johnston, Mortgage Broker - Managing Director of Property Planning Australia https://propertyplanning.com.au/  Cate Bakos, Buyers Advocate - Managing Director of Cate Bakos Property https://www.catebakos.com.au/  Mike Mortlock, Quantity Surveyor - Managing Director of MCG Quantity Surveyors https://www.mcgqs.com.au/  📩 Got a question you want answered in a future episode? Send it through https://www.propertytrio.com.au/contact-us/  You can find more info about topics covered in today's show here:https://www.propertytrio.com.au/2025/12/01/ai-and-property/

Got a question for the trio? https://forms.zohopublic.com/propertyplanningaustralia/form/GotaquestionforthePropertyTrio/formperma/zYCQAxzE_24CVlDafP1ozyzwtmB-8m1iCNtCTgDvHXM🎧In this month’s Property Trio market update, Mike, Cate, and Dave unpack the latest October market figures... and there are some interesting stats to discuss 📊 💥 Nationally, growth is still positive for every single capital city. Perth has topped the charts at 1.9% monthly growth, while Darwin, Adelaide and Brisbane remain close with 1.6%, 1.4% and 1.8% respectively. Melbourne and Sydney may not have growth to match the others, but for Melbourne in particular at 0.9%, this monthly growth is the strongest that the southern city has delivered all year. The sheer weighting of both of the largest capital cities have a bearing on national growth also. "The pace of growth in Australian home values accelerated in October, rising by 1.1%; the fastest monthly gain since June 2023." (Cotality) 💬 The Trio discuss the spread of value growth in each capital city. The middle and lower quartiles continue to perform strongly, even as the top end remains subdued. Could the 5% deposit guarantee, combined with stronger investor interest be the cause of this? 📈 And for the first time in a while, the combined capitals are out-starting the combined regionals. Regional WA shines with 1.8% growth for the month, some 0.7% stronger than the next, (regional QLD). Like the capitals, every single combined state/territory region exhibited positive growth for October.🏠 Meanwhile, rents continue to show strength, with Darwin and Hobart continuing to demonstrate the strongest change in rents. "Unit rents are rising faster than house rents across most cities."  Pressure on rental yields is a hallmark of rising capital values, and the gross rental yields chart illustrates this well.Vacancy rates remain low — with the tightest city at just 0.4% in Hobart and the highest vacancy rate still being a low 1.8% in Melbourne — signalling an ongoing rental crisis driven by housing shortages and a struggling construction sector.Listing numbers are interesting - while the new listing numbers within just 3% of previous year (and 0.4% from the past five year average), it's all listings that tell the true story. Nationally, our listing numbers are down 14.3% compared to last year, and 18.3% down compared to the past five year average. It's easy to see why values are surging in some markets where the supply and demand imbalance has struck. 💰 Consumer sentiment tells a few surprising stories, with "a markedly more confident assessment of prospects for the economy" apparent. Several measures in the indices exhibited a strong increase in sentiment, with both the expectations of economic conditions in the next twelve months, and interest rate expectations index jumps recorded in early November.The Trio look forward to the monthly reporting of CPI going forward, and in particular, what this will do for visibility within the Reserve Bank Board's dashboard.Shownotes: https://www.propertytrio.com.au/2025/11/17/ep-336-october-2025-market-update/

Got a question for the trio? https://forms.zohopublic.com/propertyplanningaustralia/form/GotaquestionforthePropertyTrio/formperma/zYCQAxzE_24CVlDafP1ozyzwtmB-8m1iCNtCTgDvHXMIn this week’s episode, the Trio tackle a serious issue..... Underquoting. It frustrates buyers, skews listing information, and undermines trust. In this fiery episode, Dave, Cate, and Mike unpack what underquoting really is, how to recognise it, and why buyers need stronger protection.What Underquoting Actually Is 🔍Dave kicks off with a clear definition: underquoting occurs when an agent knowingly markets a property below their genuine selling expectation to lure buyer competition. Cate calls out the emotional and financial cost; wasted weekends, building reports, and heartbreak. While Mike reminds listeners that intent matters. “Markets can throw us some surprises, but habitual low quoting is a deliberate strategy,” he says. Why It Happens 😤Cate dives into the psychology: “Quote it low and watch it go.” Buyers believe they’ve found a bargain, then get emotionally invested and bid beyond budget. Dave and Mike agree; the system often rewards this behaviour. With penalties so small, some would consider them a marketing cost, so there’s minimal deterrent. Spotting the Red Flags 🚩The Trio share tell-tale signs: Unrealistic price guides versus recent salesPoorly chosen “comparable” propertiesAgents pushing back on receiving early offers, or step-quoting higher near auctionVendors’ reserves far above quoted rangesIf a particular agency always sells far above their guide, it’s not coincidence, it’s culture.How Buyers Can Protect Themselves 🧠Cate and Mike share empowering tools: track sold results, not quotes; ask direct questions about comparable sales; and never let emotions set your ceiling. Dave adds, “Budget for due diligence, and apply it with strategy, not sentiment.” Fixing the System ⚖️The Trio turn their attention to reform. Cate explains Victoria’s “Statement of Information” system and its limits, noting regulators lack resources to enforce it. Together, the team propose meaningful changes: Larger, tiered penalties tied to property value to truly deter misconductMandatory digital audit trails tracking buyer feedback and agent communicationsPublic access to initial listing appraisals shared with vendorsAutomatic public guide adjustments when vendor expectations shift“Buyers deserve trust and transparency, and tech makes it achievable,” says Mike.And our gold nuggets!.....  Cate Bakos's gold nugget: Cate advises against relying on CMA's (Comparative Market Analysis). While they can be useful for looking at the comparable sales, the algorithms themselves aren't reliable.Mike Mortlock's gold nugget:"If you're not going to spend more time researching your property purchase than what you'd spend on your holiday, you should consider using a buyer's agent". Dave Johnston's gold nugget: Dave talks about the responsibility that rests on the buyer when it comes to understanding the right price to pay. "Control the controllables!" Shownotes: https://www.propertytrio.com.au/2025/11/10/underquoting-2/

Got a question for the trio? https://forms.zohopublic.com/propertyplanningaustralia/form/GotaquestionforthePropertyTrio/formperma/zYCQAxzE_24CVlDafP1ozyzwtmB-8m1iCNtCTgDvHXMIn this week’s episode, the Trio unpack one of the most impactful housing policy changes we’ve seen in years: the expansion of the Home Guarantee Scheme. As of 1 October, eligible first home buyers can now enter the market with just a 5% deposit and without paying Lenders Mortgage Insurance. And the ripple effects are already being felt across the country.🏡 What’s Changed & Why It Matters Mike kicks things off with the big picture: income caps are gone, price caps are up, and the government is backing loans to get first-timers into their homes sooner. Dave explains how removing income limits and lifting price ceilings, (in some cities by hundreds of thousands) effectively signals both first home buyers and investors to jump in before prices move. Cate highlights that even extremely high-income buyers now qualify; a huge shift from the previous capped system.  This policy isn’t subtle. Median-value homes in major cities are suddenly on the table with just a 5% deposit, and the Trio discuss how this is set to turbocharge demand in tightly-contested price brackets.🔍 Lived Reality & Market Signals Cate shares what she’s seeing on the ground. First home buyer confidence is up and brokers are reporting a surge in FHB pre-approvals. Dave breaks down the lender variations too because even though there are 33 participating lenders, each has its own rules on how much savings buyers must contribute. 💰 The Numbers That Matter Using an $800k purchase example, Cate shows just how game-changing this is: requiring only $40k instead of $160k saves years of waiting, plus buyers avoid tens of thousands in Lenders Mortgage Insurance (LMI). But beware...stamp duty can still bite hard, especially in VIC and NSW, and in some cases can even exceed the deposit. That means a 5% deposit isn’t the whole story. Buyers still need buffers and strategy. 📈 Will This Push Prices Up? Short answer: yes. Treasury forecasts a modest 0.5% uplift, but independent modelling suggests growth from 3.5–6.5% in key price brackets is more likely, especially where demand is already hot. Over time, supply could catch up, but in the short term, the Trio expect competition to rise.  The scheme creates opportunity, but strategy, buffers, and smart lending advice remain essential. This initiative is great for the right buyers, not a cure-all for affordability, and definitely a market-mover.And our gold nuggets!..... Cate Bakos's gold nugget: Cate reflects on the policy, and what she'd do differently. "I do like the policy, but I don't like price caps. They segment markets". Cate proposes an uncapped offering.Dave Johnston's gold nugget: Dave feels the policy makers could have spent more time on the scheme to have it more appropriately targeted. He uses singles without parental support as a key example of one of the categories of buyers who really need the help. Shownotes: https://www.propertytrio.com.au/2025/11/03/fhb-deposit-guarantee/

Got a question for the trio? https://forms.zohopublic.com/propertyplanningaustralia/form/GotaquestionforthePropertyTrio/formperma/zYCQAxzE_24CVlDafP1ozyzwtmB-8m1iCNtCTgDvHXMThis week, Mike, Cate and Dave take a data-driven look at the property predictions that missed the mark. From mortgage cliffs to phantom crashes, the Trio revisit some of the biggest doomsday headlines of recent years and unpack what actually happened in the market. 💥 The Mortgage Cliff That Wasn’tRemember the panic about borrowers “falling off a cliff” when fixed-rate loans expired? The Trio revisit those 2023 headlines that warned of a 63% surge in repayments and a flood of defaults. While repayments did bite, the wave of foreclosures never arrived. Borrowers used buffers, refinanced, and adapted, and instead of collapsing, home values rose nearly 9% through the year. Cate points out that strong employment and low supply were the shock absorbers that kept the market steady.📉 The Crash That Never CameWhen ANZ predicted a 20% house-price drop, commentators braced for disaster. Instead, the market dipped 8.4% peak-to-trough before rebounding almost the same amount within a year. Mike calls it “a blip, not a bust,” while Dave explains how migration, tight listings, and undersupply pulled prices back up faster than expected. Cate reminds listeners that “fastest fall” doesn’t mean “deepest”. Many headlines confused speed with severity.🏠 Distress vs DataThe Trio also tackle repossession myths and “negative equity” scares. Bank repossessions rose 160%, but this figure rose "from virtually nothing to slightly more than nothing", according to Mike. Only around 5% of resales were loss-making by late 2024, and even at the trough, nine in ten sellers made a profit. Dave sums it up: “Australians hold for the long run, you don’t crystallise a loss if you don’t sell.” 📊 Myths, Models & MisreadsFrom 18-year-cycle theories to “foreign exodus” fears, the Trio show how simple narratives often ignore complex fundamentals. Migration, supply, and employment keep shaping the market far more than any cosmic cycle or international buyer movement. Cate reflects that property astrology might be fun at parties.... but it’s useless for planning. As Dave says, “Doom sells, but data wins.” The Australian property market keeps bending, never breaking, and that resilience is worth remembering the next time a headline screams catastrophe. And our gold nuggets!..... Dave Johnston's gold nugget: As Dave says, “Doom sells, but data wins.” Dave reflects on the elements that mitigate crisis in our property markets. Mike Mortlock's gold nugget: Mike wanted to share some resilience for people who can get scared by these types of headlines. "If you see a headline predicting a disaster, remember that Australia's proeprty market is much more rubber ball, than crystal vase." Cate Bakos's gold nugget: Cate reflects on the previous downturns we've had and she encourages listeners to check out the chart cited in the show notes. Shownotes:  https://www.propertytrio.com.au/2025/10/27/media-predictions-about-crashes/

Got a question for the trio? https://forms.zohopublic.com/propertyplanningaustralia/form/GotaquestionforthePropertyTrio/formperma/zYCQAxzE_24CVlDafP1ozyzwtmB-8m1iCNtCTgDvHXMIn this month’s Property Trio market update, Mike, Cate, and Dave unpack the latest September market figures — and there’s a lot to cover! 📊 💥 Nationally, growth is back on track, with all capital cities in positive territory. Darwin leads the charge at 1.7% monthly growth, while Perth and Brisbane have regained strong momentum since the first rate cut in February. Hobart has just ticked into positive territory, and Dave notes we’re now deep into a broad national upswing. With three rate reductions already delivered and the chance of another early next year, the Trio remain positive about 2026.  💬 Melbourne takes the spotlight as Cate shares insights from the ground that challenge the headline data. While median values suggest Melbourne is lagging, activity in the sub-$950K range is surging. This surge has been fuelled by the new deposit guarantee threshold and rising investor interest. The middle and lower quartiles are performing strongly, even as the top end remains subdued.  📈 Regional markets are holding firm, led by WA, SA and Queensland, with continued investor activity in Geelong and Ballarat. Cate reports fierce competition in Victoria’s regions, a reminder that data can miss the true pace of local markets.🔥 Darwin dominates Cotality’s “Chart of the Month”, with double-digit growth since February, while Sydney’s blue-chip Milsons Point and Kirribilli recorded the steepest declines.  🏠 Meanwhile, rents continue to surge, with Darwin and Hobart leading gains. Vacancy rates remain critically low — just 0.4% in Hobart and 1.8% in Melbourne — signalling an ongoing rental crisis driven by housing shortages and a struggling construction sector. 🔨 Builder insolvencies remain high and trade shortages are worsening, pushing up costs and limiting new housing supply. As Mike notes, it’s still cheaper to buy established than build — and that gap isn’t closing soon.  💰 Consumer sentiment has dipped, but expectations for price growth are at a 15-year high — proof that optimism (and FOMO) are alive and well.  🎧 Tune in as the Trio decode the data, share their local insights, and explore what’s next for Australia’s property market.Shownotes: https://www.propertytrio.com.au/2025/10/20/ep-332-september-2025-market-update/

Got a question for the trio? https://forms.zohopublic.com/propertyplanningaustralia/form/GotaquestionforthePropertyTrio/formperma/zYCQAxzE_24CVlDafP1ozyzwtmB-8m1iCNtCTgDvHXM🎙️This week, the Trio tackle a fantastic listener question from Alex, who, along with his partner, has done an incredible job kickstarting their property journey early — but now faces a common crossroads. 🏡💭  💬 Alex’s Story:At just 28, Alex and his partner have built an impressive portfolio of two investment properties (townhouses) in Melbourne’s north: one in Reservoir and one in Pascoe Vale. Both are on solid incomes and have managed their expenses well while still living at home. However, now they are thinking about the next life stage; marriage, a family, and their own place to call home. Their dilemma? With two investment loans already on the books and rising property prices in Melbourne, their borrowing capacity for a family home feels stretched thin. They’re unsure whether to hold, sell, move in, or pivot entirely.Mike hosts this exciting episode, and Dave and Cate enjoy sharing some of their data and considerations.   🏠 Dave unpacks the starting point:When you’re looking to transition from investor to owner-occupier, planning ahead is critical. Dave discusses how cash flow, borrowing capacity, and upcoming lifestyle changes, (such as dropping to one income when kids arrive) must all feed into a forward-looking financial plan. He also highlights the value of scenario modelling to stress test each option before taking action. 📈 Cate dives into the townhouse question:Alex worries that his townhouses won’t keep pace with freestanding homes in terms of growth. Cate explores how to assess the quality and location of existing assets. Not all townhouses are created equal. She explains what makes some outperform others, and why strategic "hold" decisions can sometimes deliver better long-term results than reactive selling.💡 Dave runs the numbers:Dave breaks down the five key scenarios Alex could consider, from keeping both investments and waiting, to selling one or both, or even moving into one temporarily. He walks listeners through how borrowing capacity shifts with each scenario and the trade-offs between short-term comfort and long-term wealth creation.🧭 Big takeaways:This conversation is a powerful reminder that strategy must come before action. As Dave notes, it’s easy to get caught up in the excitement of buying property without thinking through how each purchase impacts your next goal. Cate adds that clarity around timelines, lifestyle priorities, and risk tolerance is the foundation of smart decision-making. Whether you’re in Alex’s shoes or planning ahead for your next chapter, this episode is packed with valuable insights on balancing life goals with property ambitions.And our gold nuggets!.....  Dave Johnston's gold nugget: The benefits of a long term, well thought out family home go beyond just lifestyle and happiness. From tax considerations to the benefits of a longer tenure, Dave puts up a compelling option.Cate Bakos's gold nugget: Cate gives some good advice to those who are considering rent-vesting. "Be very clear about when you want your family home."Mike Mortlock's gold nugget: Mike talks about the elephant in the room; the differential between the performance of the townhouses and a family home.Shownotes: https://www.propertytrio.com.au/2025/10/13/property-planning-dilemmas/

Got a question for the trio? https://forms.zohopublic.com/propertyplanningaustralia/form/GotaquestionforthePropertyTrio/formperma/zYCQAxzE_24CVlDafP1ozyzwtmB-8m1iCNtCTgDvHXM🎙️In this week’s episode, Dave, Cate and Mike unpack the eye-opening results from PIPA’s 2025 Annual Property Investor Sentiment Survey, now in its 11th year. As two of PIPA’s board members, Cate and Mike bring insider insights into what’s really behind the growing number of investor exits, and what it all means for Australia’s tight rental market.🏠 The headline figure is striking: 16.7% of investors sold at least one property in the past year. This is the highest rate since the question was first introduced in 2022. Cate explains how rising costs, increasing legislative uncertainty, and fears over potential tax reforms are driving investors out just when rental demand is at record highs.  🌏 Dave turns the focus to the cities, asking whether Victoria remains the hardest hit. Mike reveals that while Melbourne’s investor sale rate climbed slightly to 22.1%, Brisbane (19.7%) and Perth (11%) aren’t far behind. It’s not just a Victorian problem; it’s national. Cate ponders the idea that some Perth investors might be finally “cashing out” after a decade of sluggish returns, showing how long-term fatigue and short-term gains can both influence investor behaviour. 🏡 Regional markets tell their own story. Cate shares that regional Queensland led the country with 15.8% of investors selling, (more than double last year’s figure), while regional Victoria recorded 7.9%, and regional NSW fell sharply to 5.5%. She suggests that recent interest rate cuts may have steadied nerves in NSW, while Queensland’s strong capital gains tempted investors to sell.  💰 Who’s buying these properties? Mike notes that 42% of sales went to other investors (up from 31% last year), but the rest were snapped up by first home buyers. It’s a bittersweet outcome: great for new homeowners, but another hit to rental supply as more properties leave the investor pool. 📉 Cate delves into the reasons for selling, citing rising compliance and insurance costs, the desire to reduce debt, and increasing frustration over complex rental reforms. Policy uncertainty looms large, with more than half of respondents saying they’d stop investing if negative gearing rules changed, and 35% saying they’d exit if CGT discounts were reduced.  ⚠️ Mike raises another concern—communication breakdown. A massive 64% of investors were unaware of Victoria’s new vacant land tax, and 60% had only limited understanding of tenancy law changes. Even more startling, 10% said they’d never heard from their state government at all. This lack of engagement leaves investors navigating complex changes blindfolded. 🌈 But there’s a silver lining. Despite the challenges, confidence is on the rise—nearly 60% of investors believe the next 12 months present good buying opportunities. And in a surprise twist, Melbourne has reclaimed top spot as Australia’s preferred investment destination, leaping from 26% last year to 41%.  💡 Tune in to hear The Trio unpack this up-to-the-minute findings, their message to policymakers, and their rationale behind the findings.  Listeners can request a copy of the survey results by contacting us.And our gold nuggets!..... Mike Mortlock's gold nugget: Mike makes the point about increasing tax losses since 2020/2021's tax year impacting the investor cohort significantly.Cate Bakos's gold nugget: Cate puts her PIPA board member hat on and encourages our community of investors to participate in the survey next year. Shownotes: https://www.propertytrio.com.au/2025/10/06/pipa-investor-sentiment-survey-2025/

Got a question for the trio? https://forms.zohopublic.com/propertyplanningaustralia/form/GotaquestionforthePropertyTrio/formperma/zYCQAxzE_24CVlDafP1ozyzwtmB-8m1iCNtCTgDvHXM🎙️This week on The Property Trio, Mike, Cate and Dave dive into how environmental risks are reshaping the housing market, from skyrocketing insurance premiums to property value discounts in flood-prone areas.🌏 The scale of the risk is staggering. Drawing on the Climate Council’s At Our Front Door report and the latest insurance data, the Trio unpack what “moderate” and “high-risk” actually mean for everyday Australians. With more than two million homes already exposed, and suburbs like Hawkesbury and Brisbane at the front line, the warnings of 2019 and 2022 are no longer projections, they’re reality.  💰 Insurance has become the frontline battle. The average Australian might pay around $2,200 for home and contents cover, but in high-risk zones, families are seeing $7,000, $12,000, even $30,000 premiums. For some, the flood component alone tops $8,000 annually. The Trio explore how these costs push households into stress, and why underinsurance, (or no insurance at all), is becoming common in vulnerable regions. 🏠 Property markets are already adjusting. Buyers are cautious, lenders are wary, and price discounts are appearing. UTS research showed Richmond homes in 1-in-100 flood zones selling for nearly 11% less, while post-flood Lismore recorded value drops of around 30%. Across Narrabri, Forbes, and even Sydney pockets like Windsor, the same hesitation is taking hold.  📊 The bigger picture matters too. Disasters are costing billions annually, with projections hitting $94 billion per year by 2060 under high-emission scenarios. Banks, heavily exposed to mortgages, face systemic risks, while lower-income households bear the brunt. Yet preparedness lags, with builders, codes, and infrastructure still playing catch-up. 🛠️ So what can investors do? The Trio share a practical five-step checklist: Use the data—flood maps, hazard reports, and council resources.Get insurance quotes before you buy.Assess the build—look for resilience features.Diversify your portfolio across regions and risks.Stay alert to policy and regulation changes.⚠️ Climate change isn’t just about the weather, it’s about the numbers. Premiums, property values, and policies are shifting now. Smart investors who stress-test their assumptions will stay ahead; those who ignore the data risk owning tomorrow’s troubled assets.Listeners can request Mike's checklist by contacting us.And our gold nuggets!.....  Cate Bakos's gold nugget: Cate takes listeners through her process for checking online quotes through insurers. Not a precise solution on it's own, but a very good gauge for flagging potential issues from the onset. Mike Mortlock's gold nugget: Mike warns listeners about the reliability (or unreliability) of online insurance calculators for determining insurance rebuild cost estimates. David Johnston's gold nugget: Dave echoes Mike's point, and reminds our listeners about the importance of adhering to a robust checklist associated with avoiding risks when it comes to property selection. Show notes: https://www.propertytrio.com.au/2025/09/29/climate-change-and-property/And registrations are open for our early 2026 LIVE session in Melbourne. Seats are limited, so don't delay! Reach out to us to reserve your place.

Got a question for the trio? https://forms.zohopublic.com/propertyplanningaustralia/form/GotaquestionforthePropertyTrio/formperma/zYCQAxzE_24CVlDafP1ozyzwtmB-8m1iCNtCTgDvHXM🎙️This week on The Property Trio, Cate and Dave field two great listener questions. Max, a young investor weighing his options for a second property asks: Should I buy now at 90% LVR and pay lenders mortgage insurance (LMI), or wait until I save for 80% LVR and a lower rate? 💡 Getting in soonerDave explains that buying at 90% LVR can bring a purchase forward by one to three years, giving valuable time for capital growth. While LMI and slightly higher interest rates add costs, these are often outweighed by early market entry—provided investors maintain cashflow buffers and commit to a long holding period.📉 Avoid the cheaper asset trapCate warns that buying a lower-quality property to get in sooner is risky. Compromises in location, dwelling type, or fundamentals can significantly underperform over time. Even small differences in annual growth rates can compound into major wealth gaps. 🎙️ Our second listener question is from from Peter, who’s weighing up what dwelling types to invest in Melbourne with a budget of $500k–$650K.  Peter also asks the Trio whether a new build in Perth could deliver stronger long-term returns.🏡 Peter shares that he’s been pitched house-and-land and townhouse packages by property investment groups, only to find they’re priced $50k–$100k higher than local builder offerings. This raises red flags for the Trio, who unpack how “introducers” and commission-driven sales can inflate prices and compromise buyers’ outcomes. Cate warns of the dangers of overpaying, the poor land-to-asset ratio of new builds, and the risk of investing in stock that lacks scarcity or uniqueness. 📉 Dave builds on this by explaining how oversupply in fringe estates puts capital growth under pressure. When developers keep releasing new stock, yesterday’s shiny home quickly becomes tomorrow’s dated dwelling. Together, the Trio emphasise that buying brand-new—whether in Melbourne or Perth—comes with hidden risks, from inflated valuations at settlement to lower demand from owner-occupiers down the track.The discussion then pivots to alternative strategies. Rather than chasing fringe house-and-land packages, Cate suggests exploring established units and boutique apartments in well-located Melbourne suburbs where buyers can tap into amenity, strong transport links, and genuine scarcity. Dave adds that regional cities may also present better value within Peter’s budget.  And our gold nuggets!.....  Cate Bakos's gold nugget: Buyers need to understand and apply land-to-asset ratio to every purchase.David Johnston's gold nugget: "I would prefer people get into the market sooner rather than later if they have an appropriate budget, especially given the market we're in with rates falling, the deposit scheme just increasing, prices rising already. And as I touched on, I expect prices to rise at a faster rate in 2026." Shownotes: https://www.propertytrio.com.au/2025/09/22/listener-questions-september/

Got a question for the trio? https://forms.zohopublic.com/propertyplanningaustralia/form/GotaquestionforthePropertyTrio/formperma/zYCQAxzE_24CVlDafP1ozyzwtmB-8m1iCNtCTgDvHXMIn this latest market update episode, the Trio unpack the findings in the August data, and they reflect on the cash rate cut and how 2025's third cash rate cut has impacted the early spring market.🏡 The Property Trio: Market Movers, Segmentation & City Standouts  It's interesting to see the perennial performers of 2023 and 2024—Brisbane, Adelaide and Perth are still delivering. Brisbane’s 1.2% monthly growth even pipped Darwin's (1.1%), while Perth clocked 1.1% and Adelaide added 0.9%. Darwin continues to lead the nation on an annualised basis, but the Trio ask: how much longer can these hot markets run? Cate weighs in on Melbourne, where official growth numbers appear soft compared with the strong buyer competition she’s experiencing on the ground. She attributes this to segmentation, noting that upgraders—often emotionally driven and recently boosted by interest rate cuts—are pushing the middle of the market hardest. Mike backs this up with data: the 50th percentile is outperforming both the bottom and top quartiles.The Trio also highlight that national growth is broadly positive, with every capital except Hobart showing gains over the last three months. Melbourne may be lagging on paper, but it’s just 3% shy of its 2022 peak—a sign of resilience and potential upside. Dave contrasts quartile data across cities, noting that in Brisbane, Adelaide and Perth, the lowest quartile is leading, suggesting investors and latecomers may be driving the final leg of this cycle. 🏡 The Property Trio: Spring Stock, Footy Fever & Market Sentiment  Spring has arrived, but for property watchers, it doesn’t quite feel like the floodgates have opened yet. Cate reminds listeners that we’re only in early September—and for Melbourne, (and much of Victoria), the property market doesn’t hit full stride until after the AFL season finishes. In a city where everything stops for footy, October is traditionally when listing volumes surge.📈 Agents are reporting stronger appraisal activity and plenty of auction dates locked in, but stock levels remain tight. 🤔 This supply/demand imbalance creates a tricky chicken-and-egg scenario. Vendors don’t want to list until they’ve secured their next home, but in a rising market, especially with rare or fussy briefs, hesitation can stall the cycle. Dave and Mike weigh in on the balancing act sellers face between locking in strong results and avoiding homelessness.  📊 Mike brings the data lens to national listings. Darwin and Brisbane are showing sharp annual contractions in stock, aligning with their recent strong performances. Meanwhile, Melbourne and Hobart are down year-on-year, possibly reflecting weaker sentiment and more cautious vendors. Dave stresses the importance of comparing numbers to five-year averages, reminding listeners that spring always swells supply, but buyer demand doesn’t fluctuate nearly as much. 🌏 The Trio then tackle a puzzling consumer sentiment report: despite an interest rate cut sparking buyer activity on the ground, confidence in the economy has dropped. Global conflict and local unrest may be weighing on Australians’ psyche, even while house price expectations remain firm.  This lively episode blends property insights with cultural context, giving listeners a glimpse of spring 2025’s early signs, the quirks of timing around footy season, and the broader forces shaping confidence in our markets.Shownotes: https://www.propertytrio.com.au/2025/09/15/ep-327-august-2025-market-update/

Got a question for the trio? https://forms.zohopublic.com/propertyplanningaustralia/form/GotaquestionforthePropertyTrio/formperma/zYCQAxzE_24CVlDafP1ozyzwtmB-8m1iCNtCTgDvHXM🎙️ In this episode of The Property Trio, Dave Johnston, Cate Bakos, and Mike Mortlock unpack a fantastic listener question from Jade about granny flats in Melbourne. With her mum considering upsizing and building a $250,000 granny flat for multi-generational living, Jade wanted to know: is it a smart value-add or just an expensive lifestyle decision?🏡 Cate’s Take – Lifestyle Over Capital GrowthCate kicks off by stressing the key distinction between lifestyle value and market value. Granny flats can be brilliant for families — providing affordable housing for parents, in-laws, or adult kids — but they rarely deliver strong capital growth. Most mainstream buyers in Melbourne simply prefer a bigger backyard over a second dwelling, and in some cases, granny flats can even detract from resale appeal. Cate highlights that the decision must come down to family priorities rather than assumptions about adding financial value.💰 Mike’s Numbers – Costs, Yields & DepreciationMike digs into the data. While Sydney has seen investors boost yields with granny flats, Melbourne’s stricter planning rules make it harder. With build costs often ranging from $150,000 to $300,000, the risk of overcapitalisation is real. For family use, there’s no rental income to offset expenses, and lenders generally don’t assign much extra value to granny flats unless fully approved and rentable. There can be depreciation benefits, but only if income is being generated. ⚖️ Regulations – Small Second Homes vs Dependent Person’s UnitsA major theme of the discussion is Victoria’s new planning changes. Cate explains the difference between “Small Second Homes” (up to 60m², rentable, no planning permit needed in most cases) and “Dependent Person’s Units” (for family use only, often requiring removal when no longer occupied). Understanding these distinctions is vital — the wrong choice could trigger compliance headaches, fines, or even council orders.👨‍👩‍👦 The Verdict – Family First, Investment SecondThe Trio wrap up with clear advice: granny flats can be fantastic for family needs — affordable, practical, and supportive of multi-generational living. But from an investment perspective, they’re rarely a capital growth driver in Melbourne. For Jade, the decision should hinge on lifestyle benefits, not financial returns.And our gold nuggets!.....  Cate Bakos's gold nugget: The mainstream market preferences must be considered when weighing up overcapitalisation threats.Mike Mortlock's gold nugget: Mike considers the cost-benefit proposition of a granny flat build. His live modelling suggests a payback period of 16 years; a significant amount of time.David Johnston's gold nugget: "Go and talk to anyone you know who has built a granny flat, and find out mroe about their experience, return on investment, and their overall outcome." Show notes: https://www.propertytrio.com.au/2025/09/07/granny-flats/

Got a question for the trio? https://forms.zohopublic.com/propertyplanningaustralia/form/GotaquestionforthePropertyTrio/formperma/zYCQAxzE_24CVlDafP1ozyzwtmB-8m1iCNtCTgDvHXM🎙️ In this eye-opening episode, Dave, Cate and Mike dig into brand-new research on housing affordability from MCG Quantity Surveyors. But instead of looking at mortgage repayments, this report flips the focus to deposits — an obvious entry hurdle for buyers. What they uncover is staggering: the time it takes to save a 20% deposit has tripled or even quadrupled since the 1970s. However, the Trio also delve into the deposit size and question whether 20% is all that applicable in today's day and age.📊 Mike explains why deposits matter more than repayments in understanding affordability. Back in 1975, saving a 20% deposit took around six months of income. Today, it takes two years or more — before repayments even begin. Prices have risen 30–40× since the mid-70s, while wages have only grown 10×. The gap is where affordability has collapsed, and it’s clearly visible across every Australian capital city.🏡 Cate takes us through the hard numbers: Sydney’s deposit multiple has jumped from 29 weeks of income in 1975 to 121 weeks today. Melbourne has moved from 32 to 97, Brisbane from 28 to 104, and Adelaide from 35 to 114. Even Hobart, once the most affordable, has shifted from 40 to 93. These figures make one thing clear — buying into the market now requires a far longer savings journey, even at a reduced deposit size.💰 Cate shares a Sydney case study. In 1975, a family needed just $6,860 for a 20% deposit — achievable in seven months. Fast forward to 2025, and the required deposit has blown out to $282,000. At today’s incomes, that’s more than two years of full earnings. Factoring in tax, rent and everyday living costs, translates to a decade or more of disciplined saving.📉 Brisbane paints a similar picture. Back in 1975, buyers could scrape together a deposit in six months. Today, despite lower house prices compared to Sydney, Brisbane buyers still face a two-year deposit hurdle. With house prices in Brisbane and Adelaide surging 70% since COVID, affordability in these “cheaper” markets has eroded just as sharply.🏦 The Trio also break down the role of government schemes — from first-home buyer grants to stamp duty concessions. While these policies help individuals in the short term, they’re stimulatory, adding buying power but pushing prices up. The result? Affordability worsens for those left out of the schemes, and the saving treadmill just speeds up. Yet Dave and Cate shed light on some of the advantages and initiatives on offer for today's first home buyers. Is the 20% hurdle a fair one to contrast to the old days?🚦Dave reminds listeners that the affordability gulf isn’t about monthly repayments — it’s about the growing difficulty of getting through the deposit door. But he also promises to share a counter episode on deposits! Stay tuned...And our gold nuggets!..... Cate Bakos's gold nugget: Cate explains the difference between the deposit and the servicing. Both are very important, but mutually exclusive.David Johnston's gold nugget: Dave has some great suggestions for our first homebuyer listeners, from planning, to assessing their needs, to starting with a smaller property as a stepping stone. "You need to be pragmatic, because the earlier you get into the property market, the better."Mike Mortlock's gold nugget: Mike conducts this research because he loves to start a conversation. He also mentions some statistics that Alan Kohler shared on the ABC (see notes in our shownotes).Shownotes: https://www.propertytrio.com.au/2025/09/01/clearing-the-deposit-hurdle/

Got a question for the trio? https://forms.zohopublic.com/propertyplanningaustralia/form/GotaquestionforthePropertyTrio/formperma/zYCQAxzE_24CVlDafP1ozyzwtmB-8m1iCNtCTgDvHXM🎙️ Should I Build or Hold? A Listener’s Dilemma with a Vacant Block in Tasmania In this week’s episode of The Property Trio, we tackle a thoughtful listener question from Lauren, who finds herself at a crossroads with her property journey. Living in inner-Geelong and loving the lifestyle, Lauren is currently priced out of the local housing market for her own home. But with a block of land she purchased in Tasmania back in 2022, she’s weighing up whether to build an investment property on the land, or take a different approach to reach her financial and property goals.🏡 Lauren’s SituationLauren bought her block of land for $180,000 (with $150,000 still owing), and she’s been told by local agents that demand for built homes in the area is strong. With building costs estimated at $330,000 and potential rental returns of $550–$595 per week, the numbers initially sound promising. On a healthy income of $100,000, paying just $1,000 in rent for her share house, Lauren has managed to save a 5% deposit. Adding to the opportunity, her sister has offered to go guarantor for the remaining 15%—a generous offer that could help her avoid costly lenders’ mortgage insurance.💡 The QuestionsBut Lauren has some big considerations:Is sitting on vacant land in a market with oversupply a sound move, or is it better to build?How should she assess the Tasmanian growth drivers, and are there risks she hasn’t yet considered?What does the land-to-asset ratio tell us about this strategy?How could she think about a close family member's offer of guarantor, and what safeguards should they both put in place?Most importantly, how will taking on this investment impact her ability to borrow for her own future home? Will the rental income and equity help her, or will lenders view the added debt as a hurdle?📈 The Trio Weigh InCate, Dave, and Mike unpack the intricacies of Lauren’s situation, looking at the opportunity through the lenses of lifestyle, risk, and financial strategy. Dave's team have modelled some borrowing capacity details to assist the Trio when weighing up the possibilities for Lauren's scenario; Borrowing capacity for home purchase: Current position: Existing $150,000 loan (for land) and $6,000 Credit card = borrowing capacity of $316,000 for home purchaseClosing the credit card: Existing $150,000 loan (for land) = borrowing capacity of $345,000 for home purchaseProceeding with the construction and closes the credit card: Existing loan increased to $478,000 (land and construction) = borrowing capacity of $240,000 for home purchaseSelling the land and closes credit card: borrowing capacity of $492,000 for home purchaseLauren has a HECS balance of $50,000 with approx. monthly repayments of $472 that is also dampening the borrowing capacity. Dave goes into some great detail on lending policy constraints and enablers with regards to the impact of HECS. The scenario modelled suggests a further borrowing capacity lift to $558,000 could be possible, and he also shares the impact of further rate cuts too. How do the potential solutions pan out? Tune in to find out...From forward planning to assessing milestones, and from understanding bank servicing calculations to weighing the risks of construction in a shifting market, the Trio leave no stone unturned.  And our gold nuggets!.....  Cate Bakos's gold nugget: It's important to ask yourself the question, "what's the end goal?"David Johnston's gold nugget: Getting good strategic mortgage broking advice can make the difference between sitting in limbo, and making an educated decision with the options on hand. Mike Mortlock's gold nugget: Mike talks about the importance of having experts who are able to help guide clients through journeys such as this. "There is so much to it. It's not really a zero/one binary situation."Shownotes: https://www.propertytrio.com.au/2025/08/25/unpacking-investor-challenges/

Got a question for the trio? https://forms.zohopublic.com/propertyplanningaustralia/form/GotaquestionforthePropertyTrio/formperma/zYCQAxzE_24CVlDafP1ozyzwtmB-8m1iCNtCTgDvHXMIn this latest market update episode, the Trio unpack the findings in the July data, and they reflect on the recent cash rate cut and what this could mean for the market.🏡 Capital City HighlightsDarwin leads the chase by a very large margin and Mike touches on the chances of double-digit growth for 2025. Cate notes that every capital is sitting in positive growth territory for the past month, and while Darwin is galloping, Perth's 0.9% increase in one month is impressive too. Could Darwin's median value eclipse that of Hobart's? The Trio ponder the growth and pay credit to William, a lovely listener who tempted the Trio to create an episode on Darwin at the beginning of the year.📈 What is happening with rents?Is affordability biting, and behaviours changing in response to this? Mike suggests some possible reasons why the pace of rental growth is slowing down. Factoring in share housing, increasing household formation rates, re-partnering of couples following COVID, and a slowdown in skilled migration have all contributed to a slow down in rental growth. 💰 Rental Yields & Investor Trends Gross rental yields tell an interesting story for some of our cities. Brisbane's rental yield has shown a subtle shift downwards. Recently on par with Melbourne and Adelaide for some time, the slight reduction signals the fact that the rental growth hasn't kept up with the capital growth. Hobart's tight stock supply has the Trio talking. A city of over a quarter of a million people only has 335 available dwellings; surely a challenging imbalance, and one that explains the tight vacancy rate.📉 Listings Drop, Pressure BuildsTotal listing numbers are down when contrasted against the same time last year, but not all cities are exhibiting tighter stock numbers. Cate reflects on the Old Listings data and draws on the annual change for Darwin in particular. What does this indicate about investor behaviour, and does it signal a risk for investors who aren't selecting carefully?📊 The RBA Rate DecisionThe Trio chat about Governor Michelle Bullock's speech about the recent rate cut. Cate was surprised at our Reserve Board Governor's openness about further rate cuts. When contrasted against her previous board meeting speeches, her willingness to boldly discuss more cash rate cuts was stark. Productivity continues to remain a key concern, and in the face of reasonably strong employment figures and lower inflation levels, it seems the RBA have more challenges to keep an eye on. Lastly, Dave wraps up with a great overview of productivity and what it means for our nation.  Shownotes: https://www.propertytrio.com.au/2025/08/18/ep-323-july-2025-market-update/

Got a question for the trio? https://forms.zohopublic.com/propertyplanningaustralia/form/GotaquestionforthePropertyTrio/formperma/zYCQAxzE_24CVlDafP1ozyzwtmB-8m1iCNtCTgDvHXM🎙In this episode, Dave is joined by Cate and Mike to tackle two common traps for investors: over-reliance on suburb-level data and the temptation of “bargains” in the bottom quartile of property prices.💸 Cate kicks things off by sharing her concerns about investors—especially first-timers—being seduced by cheap properties promoted in suburb data reports. Many of these are in low socio-economic areas or regions with limited long-term growth potential. While high rental yields might appear attractive, these properties often lack the owner-occupier appeal that drives sustained capital growth. Cate warns that when investors flock to a small area, values can spike briefly before stagnating, sometimes leaving the last buyers in trouble.  📊 Mike reinforces this by breaking down the pitfalls of suburb medians. While they’re easily accessible, they can be dangerously misleading without context. Instead, Mike suggests filtering data by dwelling type, looking at sales dispersion, DOM (days on market), vendor discounting, and percentage of stock on market for a clearer sense of supply and demand.  🗺 Cate stresses that suburbs are not homogenous—each street, pocket, and dwelling can vary widely. She’s seen investors buy sight-unseen in so-called “hot suburbs” only to end up with properties in undesirable streets or with hidden zoning issues. True due diligence goes beyond numbers to include lifestyle appeal, orientation, and neighbourhood quality. Dave reinforces a key point: just because a property sits within a “good” suburb doesn’t mean it’s a good purchase.🏖 The conversation shifts to Kent’s “Four Pillars” research—a balanced lifestyle scorecard that equally weights proximity to beach, nature, urban amenities, and family infrastructure. Mike explains how areas scoring well across all four pillars, such as parts of Warringah, Townsville, and Perth, show strong long-term fundamentals. Cate notes that lifestyle appeal often underpins resilience and growth over decades, not just during a boom cycle.  🚩 As the trio wraps up, Cate’s biggest red flag is ultra-tight days on market compared with neighbouring suburbs—a sign that investor FOMO, (fear of missing out) may be inflating prices. Mike’s warning is to focus on supply constraints, like zoning or heritage overlays, which can underpin long-term capital growth.  Dave wraps up the episode and encourages investors not to be fooled by cheap price tags or simplified stats. They should treat data as a conversation starter, not a final verdict, and prioritise properties that appeal to a broad base of owner-occupiers. Long-term fundamentals, lifestyle drivers, and thorough due diligence win every time.And our gold nuggets!.....  Cate Bakos's gold nugget: Delve further if you are engaging a Buyers Agent who is reliant on this suburb data. Cate shares some good questions for consumers to ask.David Johnston's gold nugget: Dave delves into the psychology of property. What is it that makes people gravitate to particular suburbs and specific properties? "Whatever points someone might be making to you with a sea of data, the underlying principle is this: How many people in Australia would like to live in that property, in that street, in that location? That's going to drive up your rent and your value over the next ten, twenty, thirty years." Mike Mortlock's gold nugget: Mike talks about the necessity of understanding the growth drivers, (and specifically the owner-occupier appeal) of the investment purchase. Shownotes:  https://www.propertytrio.com.au/2025/08/11/expert-tips-for-interpreting-data/