Invest Smarter Grow Faster

KEY TAKEAWAYS:Rate rises take time to bite. Jeremy explains that a rise is felt six to twelve months later, which is why buffers matter now.Judge the market by feel, not headlines. Open-home numbers, agent follow-ups and room to negotiate tell you more than front-page forecasts. Jeremy describes sentiment returning like a dimmer, not a switch.A rent super cycle may be building. At the time of recording, Jeremy saw rents in his client data rising more than 10% over 18 months, while builders were signing far fewer new contracts.Treat every property like a business. Know why you are holding, selling or buying. Jeremy shares a client example of why selling out of exhaustion can lock in a poor result.Structure follows the plan. A company can suit investors who will keep recycling capital, while owning in your own name may suit those who need the money sooner. Jeremy recommends finding a property-savvy accountant before choosing a property.Negative gearing needs a closer look. Jeremy explains what the budget changes mean for new dwellings and granny flats, and Julian and Jeremy discuss whether buyers can genuinely afford the yearly shortfall.Commercial property is less forgiving. Jeremy urges investors to look at long-term yields and vacancy history rather than face-value returns, and closes by encouraging listeners to build a plan and never be scared to sell into something better.Market figures and forecasts in this episode reflect the discussion at the time of recording, not current conditions.CHAPTERS:00:00 Rate rises, crash headlines and the rent super cycle00:43 Meet Jeremy and how he started investing03:58 Common mistakes new investors make05:21 Jeremy’s first property and judging the market by feel11:49 Why today feels like 1991-9213:44 Politics, budgets and the Victorian election16:42 The RBA rate rise to 4.85%19:33 Should you sell, hold or upsize?25:08 Tax, structures and investment companies28:51 Younger investors and the negative gearing changes32:00 Where rents are heading38:02 Value-add opportunities and granny flats40:04 The risks in commercial property43:13 What smart investors should do in the next 12 months46:57 Jeremy turns the tables on Julian48:31 Negative gearing: can you afford the shortfall?51:37 Jeremy’s final adviceFOLLOW JEREMY IANNUZZELLILinkedIn: https://www.linkedin.com/in/jeremy-iannuzzelli-5bb6045b/ About Julian:Julian Khursigara is the CEO of Search Party Property, a Sydney-based buyers agency helping busy professionals build sustainable investment portfolios with clarity and confidence. With over two decades in customer experience and loyalty across the Asia-Pacific region, Julian brings a sharp, data-driven lens to property investing. What began as a personal passion quickly became a mission—to close the knowledge gap and empower everyday Australians to invest smarter. In recognition of this impact, Search Party Property was named a Finalist for Buyers Agency of the Year, and Julian a Finalist for Buyers Agent of the Year at the 2025 REB Awards.As host of Invest Smarter Grow Faster, Julian draws on his own investing journey and years of strategic insights to demystify property for time-poor professionals. His philosophy is simple: life’s no dress rehearsal, and smart property decisions today create the freedom to choose tomorrow. Through the show, he shares real-world lessons, expert conversations, and proven strategies to help listeners take control of their financial future—one property at a time.  Connect with Julian:Visit the website: https://searchpartyproperty.com.au/  Follow Julian on LinkedIn:  https://www.linkedin.com/in/julian-khursigara/   Follow Julian on Instagram:  https://www.instagram.com/boughtbyjulian   Follow Julian on Facebook:  https://www.facebook.com/boughtbyjulian   Follow Julian on Tiktok:  https://www.tiktok.com/@boughtbyjulian  Subscribe to Julian Khursigara YouTube Channel: https://www.youtube.com/@boughtbyjulian If you’d like a personalised review of your financial situation, help setting clear investment goals, and a data-driven strategy to guide your property journey—including insights into high-growth areas and a roadmap to financial freedom book a time here: https://searchpartyproperty.com.au/free-investment-roadmap-session/ DisclaimerInvest Smarter Grow Faster provides general information and commentary about property, finance, and investing. It does not constitute financial, legal, tax, or investment advice tailored to your personal circumstances. Before making any financial decisions, you should seek professional advice from a qualified adviser.While we aim for accuracy and quality, we cannot guarantee all information is complete, up-to-date, or free from errors. Past performance is not a reliable indicator of future results.

KEY TAKEAWAYS:Check your latest loan statement so you know the rate you are paying.Ask your existing bank what it can offer before deciding whether to refinance.Reviewing your loan could lower your repayments, depending on your circumstances.The maximum a lender will let you borrow may be more than you feel comfortable repaying.Credit cards, car loans and other debts can affect borrowing capacity.Existing home equity may create options worth exploring.Loan features, flexibility and lender policies matter alongside the interest rate.CHAPTERS:00:00 Introduction and home-loan costs00:55 Daniel’s background08:23 Borrowers and market uncertainty09:44 Looking beyond property headlines10:56 Why the lowest rate is not everything11:50 Checking your rate and speaking to your bank13:07 Understanding home equity17:14 Getting financially ready to buy18:12 Borrowing capacity and comfortable repayments19:03 How existing debts affect borrowing21:33 Ownership structures and specialist advice23:48 SMSF property considerations25:42 Commercial-property lending27:44 Making decisions in an uncertain market32:13 A practical step to take this week33:09 What a mortgage broker does beyond finding a rateFOLLOW DANIEL ANGELOVLinkedIn: https://www.linkedin.com/in/daniel-angelov-75044834/ About Julian:Julian Khursigara is the CEO of Search Party Property, a Sydney-based buyers agency helping busy professionals build sustainable investment portfolios with clarity and confidence. With over two decades in customer experience and loyalty across the Asia-Pacific region, Julian brings a sharp, data-driven lens to property investing. What began as a personal passion quickly became a mission—to close the knowledge gap and empower everyday Australians to invest smarter. In recognition of this impact, Search Party Property was named a Finalist for Buyers Agency of the Year, and Julian a Finalist for Buyers Agent of the Year at the 2025 REB Awards.As host of Invest Smarter Grow Faster, Julian draws on his own investing journey and years of strategic insights to demystify property for time-poor professionals. His philosophy is simple: life’s no dress rehearsal, and smart property decisions today create the freedom to choose tomorrow. Through the show, he shares real-world lessons, expert conversations, and proven strategies to help listeners take control of their financial future—one property at a time.  Connect with Julian:Visit the website: https://searchpartyproperty.com.au/  Follow Julian on LinkedIn:  https://www.linkedin.com/in/julian-khursigara/   Follow Julian on Instagram:  https://www.instagram.com/boughtbyjulian   Follow Julian on Facebook:  https://www.facebook.com/boughtbyjulian   Follow Julian on Tiktok:  https://www.tiktok.com/@boughtbyjulian  Subscribe to Julian Khursigara YouTube Channel: https://www.youtube.com/@boughtbyjulian If you’d like a personalised review of your financial situation, help setting clear investment goals, and a data-driven strategy to guide your property journey—including insights into high-growth areas and a roadmap to financial freedom book a time here: https://searchpartyproperty.com.au/free-investment-roadmap-session/ DisclaimerInvest Smarter Grow Faster provides general information and commentary about property, finance, and investing. It does not constitute financial, legal, tax, or investment advice tailored to your personal circumstances. Before making any financial decisions, you should seek professional advice from a qualified adviser.While we aim for accuracy and quality, we cannot guarantee all information is complete, up-to-date, or free from errors. Past performance is not a reliable indicator of future results.

KEY TAKEAWAYS:Look beyond headline inflation. My explains why the RBA watches underlying measures such as the trimmed mean, while fuel prices and expiring rebates can make the headline figure more volatile.The interest-rate outlook can change quickly. At the time of recording, My expected further pressure on the RBA to raise rates. She explains the inflation risks behind that view rather than treating any decision as certain.A slower decline is not a market bottom. My sees signs that the pace of home-price falls may be easing, but distinguishes that from prices having finished falling.There is no single Australian property market. Cities, suburbs, price brackets, houses and units can move through different cycles. A national headline will not describe every prospective purchase.First-home-buyer support has trade-offs. Deposit schemes and concessions can help buyers enter the market, but My argues that policies which increase purchasing capacity may also add to price pressure over time.Housing supply is the deeper challenge. The discussion covers construction costs, labour and productivity constraints, and whether the mix of skilled migration could help Australia build more homes.Investors need to be more selective. My cautions against assuming that broad property gains will continue as they have in the past. Julian and My discuss the risk of waiting for FOMO before buying, and My closes by encouraging listeners to read multiple sources and put negative news in context.Market figures and forecasts in this episode reflect the discussion at the time of recording, not current conditions.CHAPTERS00:00 My Bui’s inflation warning01:05 Meet My Bui and her work as a macroeconomist03:15 Making economics accessible05:41 Was the worst still to come for inflation?08:46 Wages and inflation pressures10:22 The inflation number property investors should watch12:29 What might the RBA do next?14:08 Government spending and inflation16:51 What higher rates mean for mortgage repayments17:36 Has the housing market turned?20:15 Why different property markets move differently24:27 First-home buyers and government incentives26:44 Why housing supply is the underlying problem28:22 Migration and construction capacity33:39 Everyday investors and negative gearing35:18 What property investors should watch next41:00 My’s advice on financial literacyFOLLOW MY BUI AND THE ECONOSIGHTS TEAMInstagram: https://www.instagram.com/econosights/TikTok: https://www.tiktok.com/@econosightsMy Bui on LinkedIn: https://www.linkedin.com/in/mybui95/ About Julian:Julian Khursigara is the CEO of Search Party Property, a Sydney-based buyers agency helping busy professionals build sustainable investment portfolios with clarity and confidence. With over two decades in customer experience and loyalty across the Asia-Pacific region, Julian brings a sharp, data-driven lens to property investing. What began as a personal passion quickly became a mission—to close the knowledge gap and empower everyday Australians to invest smarter. In recognition of this impact, Search Party Property was named a Finalist for Buyers Agency of the Year, and Julian a Finalist for Buyers Agent of the Year at the 2025 REB Awards.As host of Invest Smarter Grow Faster, Julian draws on his own investing journey and years of strategic insights to demystify property for time-poor professionals. His philosophy is simple: life’s no dress rehearsal, and smart property decisions today create the freedom to choose tomorrow. Through the show, he shares real-world lessons, expert conversations, and proven strategies to help listeners take control of their financial future—one property at a time.  Connect with Julian:Visit the website: https://searchpartyproperty.com.au/  Follow Julian on LinkedIn:  https://www.linkedin.com/in/julian-khursigara/   Follow Julian on Instagram:  https://www.instagram.com/boughtbyjulian   Follow Julian on Facebook:  https://www.facebook.com/boughtbyjulian   Follow Julian on Tiktok:  https://www.tiktok.com/@boughtbyjulian  Subscribe to Julian Khursigara YouTube Channel: https://www.youtube.com/@boughtbyjulian If you’d like a personalised review of your financial situation, help setting clear investment goals, and a data-driven strategy to guide your property journey—including insights into high-growth areas and a roadmap to financial freedom book a time here: https://searchpartyproperty.com.au/free-investment-roadmap-session/ DisclaimerInvest Smarter Grow Faster provides general information and commentary about property, finance, and investing. It does not constitute financial, legal, tax, or investment advice tailored to your personal circumstances. Before making any financial decisions, you should seek professional advice from a qualified adviser.While we aim for accuracy and quality, we cannot guarantee all information is complete, up-to-date, or free from errors. Past performance is not a reliable indicator of future results.

KEY TAKEAWAYS: 1. Hope is not a strategy. Most investors own a collection, not a portfolio. Properties bought at different times for different reasons, with no shared plan underneath. Decide what the portfolio has to produce, then buy only what moves you toward it. 2. Too much debt is the single biggest failure mode. Tim's words, and he's blunt that it's what sinks people over the full journey more than any bad purchase. 3. Tax is a secondary consideration. A good asset in a good area beats clever structuring. Tax planning won't rescue a bad investment. 4. Count the real cost of buying. Stamp duty and LMI measured against your equity, not the purchase price, is the number almost nobody runs. Pay a dollar, receive about 85 cents. 5. Concentration is the risk nobody prices in. One vacancy across 150 tenants is nothing. One vacancy in your only property is a year with no rent while the mortgage keeps arriving. 6. Check the manager's alignment. If you're investing through someone else, ask whether their own capital is in it. 7. Build the team before you buy. A property advisor, an accountant who understands your goals rather than just filing your return, and a lawyer for structures. Structures should fit you, not your mate at the barbecue. On the Budget specifically: principal residence stays tax-free, new build and house-and-land look relatively favoured, existing residential is the segment most exposed. Announced, not law. CHAPTERS 00:00 The Budget changed the game 00:55 From corporate law to running an ASX-listed property group 02:47 Inside ASA Real Estate Partners 03:29 How everyday investors access commercial property 05:28 Negative gearing and CGT: what has been announced 08:09 How commercial property income is taxed 09:42 Will investors walk away from residential? 10:40 Stamp duty and LMI: the cost most people miss 11:54 Syndicates, listed REITs and open-ended funds 13:53 Skin in the game: how to judge a manager 15:04 Inflation, real assets and the electric vehicle question 16:15 Where the pressure is: office and asset quality 18:12 Buying where no one else is looking 21:21 Bond yields, rates and real returns 22:45 Hope is not a strategy 24:17 Your team, your structures, your plan 27:17 Concentration risk: 150 tenants or one 27:43 The next five years About Julian:Julian Khursigara is the CEO of Search Party Property, a Sydney-based buyers agency helping busy professionals build sustainable investment portfolios with clarity and confidence. With over two decades in customer experience and loyalty across the Asia-Pacific region, Julian brings a sharp, data-driven lens to property investing. What began as a personal passion quickly became a mission—to close the knowledge gap and empower everyday Australians to invest smarter. In recognition of this impact, Search Party Property was named a Finalist for Buyers Agency of the Year, and Julian a Finalist for Buyers Agent of the Year at the 2025 REB Awards.As host of Invest Smarter Grow Faster, Julian draws on his own investing journey and years of strategic insights to demystify property for time-poor professionals. His philosophy is simple: life’s no dress rehearsal, and smart property decisions today create the freedom to choose tomorrow. Through the show, he shares real-world lessons, expert conversations, and proven strategies to help listeners take control of their financial future—one property at a time.  Connect with Julian:Visit the website: https://searchpartyproperty.com.au/  Follow Julian on LinkedIn:  https://www.linkedin.com/in/julian-khursigara/   Follow Julian on Instagram:  https://www.instagram.com/boughtbyjulian   Follow Julian on Facebook:  https://www.facebook.com/boughtbyjulian   Follow Julian on Tiktok:  https://www.tiktok.com/@boughtbyjulian  Subscribe to Julian Khursigara YouTube Channel: https://www.youtube.com/@boughtbyjulian If you’d like a personalised review of your financial situation, help setting clear investment goals, and a data-driven strategy to guide your property journey—including insights into high-growth areas and a roadmap to financial freedom book a time here: https://searchpartyproperty.com.au/free-investment-roadmap-session/ DisclaimerInvest Smarter Grow Faster provides general information and commentary about property, finance, and investing. It does not constitute financial, legal, tax, or investment advice tailored to your personal circumstances. Before making any financial decisions, you should seek professional advice from a qualified adviser.While we aim for accuracy and quality, we cannot guarantee all information is complete, up-to-date, or free from errors. Past performance is not a reliable indicator of future results.

Key takeaways: There's no "buyers agent licence" in Australia - no register, no official count, no single credential. Verify identity + a state real estate licence in the area they operate. A trustworthy agent = area specialty + track record, not a national "I buy anywhere" claim. Beware part-timers buying nationwide on a weekend licence. "Independent" is usually marketing. Many directories/communities are run by buyers agents pushing their own product or charging pay-to-play. Real independence = no cut on the deal, no ad space, no course, no influence over rankings or reviews. Look for pressure, not gaps - "buying before the pump." Opportunity sits where demand is quietly building, not where there's an obvious hole. AI commoditises property data; it doesn't commoditise trust. As data becomes universal, human judgement and connection become more valuable, not less. Commissions are likely to compress (both buy and sell side) as tech automates the heavy lifting and big players (Ray White, Aussie Home Loans) entering buyers agency raises conflict questions when one office both sells and buys. Small teams can out-serve incumbents - fewer "cogs" between product and customer (the 10,000-character feature rebuilt in a day). Directories are positioning to be the source LLMs pull from - SEO + brand now feeds AI-driven discovery, not just Google. 00:45 Meet the founders - design, craft & AI 05:12 The problem, the personal-trainer analogy & the buyers-agent gap 08:11 Launching the platform - and there's no licence 08:56 Pressure, not gaps - "buying before the pump" 10:36 A fragmented market & short history of buyers agents 11:25 AI & the future - commissions, collusion, big players 15:17 Why big companies can't compete - the 10,000-character story 17:21 SEO, brand & the psychology of trust 20:26 Independence & the energy-comparison story 22:21 The even battleground - profiles, rankings & free leads? 28:27 Buyer types, universal data & the LLM directory 35:12 No phases, no capital, one north star About Julian:Julian Khursigara is the CEO of Search Party Property, a Sydney-based buyers agency helping busy professionals build sustainable investment portfolios with clarity and confidence. With over two decades in customer experience and loyalty across the Asia-Pacific region, Julian brings a sharp, data-driven lens to property investing. What began as a personal passion quickly became a mission—to close the knowledge gap and empower everyday Australians to invest smarter. In recognition of this impact, Search Party Property was named a Finalist for Buyers Agency of the Year, and Julian a Finalist for Buyers Agent of the Year at the 2025 REB Awards.As host of Invest Smarter Grow Faster, Julian draws on his own investing journey and years of strategic insights to demystify property for time-poor professionals. His philosophy is simple: life’s no dress rehearsal, and smart property decisions today create the freedom to choose tomorrow. Through the show, he shares real-world lessons, expert conversations, and proven strategies to help listeners take control of their financial future—one property at a time.  Connect with Julian:Visit the website: https://searchpartyproperty.com.au/  Follow Julian on LinkedIn:  https://www.linkedin.com/in/julian-khursigara/   Follow Julian on Instagram:  https://www.instagram.com/boughtbyjulian   Follow Julian on Facebook:  https://www.facebook.com/boughtbyjulian   Follow Julian on Tiktok:  https://www.tiktok.com/@boughtbyjulian  Subscribe to Julian Khursigara YouTube Channel: https://www.youtube.com/@boughtbyjulian If you’d like a personalised review of your financial situation, help setting clear investment goals, and a data-driven strategy to guide your property journey—including insights into high-growth areas and a roadmap to financial freedom book a time here: https://searchpartyproperty.com.au/free-investment-roadmap-session/ DisclaimerInvest Smarter Grow Faster provides general information and commentary about property, finance, and investing. It does not constitute financial, legal, tax, or investment advice tailored to your personal circumstances. Before making any financial decisions, you should seek professional advice from a qualified adviser.While we aim for accuracy and quality, we cannot guarantee all information is complete, up-to-date, or free from errors. Past performance is not a reliable indicator of future results.