Twelve months ago we called a handful of Melbourne suburbs for growth. Today those picks are up more than 6% while the wider Melbourne market fell close to 10%, a swing of around 16%. Lachlan Delahunty explains why they held up, and where the value is heading into 2027.

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Reece Beddall and Lachlan Delahunty revisit the Melbourne suburb predictions they made on the podcast a year ago and grade their own calls. Despite a year of rate rises, trust lending changes, debt-to-income caps and the budget's negative gearing changes, the suburbs they backed have outperformed their long-term growth rates, while the ones they warned against have flatlined.

Lachlan explains the fundamentals behind the difference: landlocked suburbs with limited new supply, owner-occupier rates above 80 to 90%, strong school catchments, and infrastructure spending per person well above the state and national average, versus the investor-saturated, oversupplied fringe estates where new build product keeps dragging values down. He then looks ahead to 2027, why the sub one million dollar bracket is the sweet spot as first home buyers and investors compete in the same price point, what the proposed Victorian stamp duty and land tax changes could mean if they come in, why cash flow now matters more since the negative gearing changes, and why asset selection, not just the right suburb, is where most investors go wrong.

This is general information, not personal advice, and reflects the hosts' views. Every situation is different, so speak to a professional about yours.

What we cover:
✅ How our Melbourne suburb calls from 12 months ago actually performed
✅ Why the picks beat the wider market by around 16%
✅ The fundamentals behind the suburbs that held: supply, owner-occupiers, schools, infrastructure
✅ Why the investor-saturated fringe estates flatlined
✅ Why new build product keeps dragging down fringe values
✅ Why the sub one million dollar bracket is the sweet spot into 2027
✅ What proposed Victorian stamp duty and land tax changes could mean
✅ Why cash flow matters more since the negative gearing changes
✅ Why asset selection, not just the suburb, is where investors go wrong
✅ Why less than 5% of inspected properties pass Follio's due diligence

⏱️ Chapters:
00:00 Intro: reviewing our Melbourne predictions
01:40 Markets within markets: what the headlines miss
02:40 The suburbs we backed, and how they performed
04:20 The suburbs we warned against, and why
06:00 Why quality locations held through the macro shocks
08:00 The investor belt, serviceability and the sweet spot
10:00 Why asset selection is where most investors go wrong
13:00 The Victorian election and proposed policy changes
15:00 What Lachlan is buying now: cash flow and fundamentals
16:40 Using PropStack to compare suburbs yourself

About The Follio Property Podcast

Each week, Reece Beddall and Lachlan Delahunty break down the biggest conversations shaping Australian property. From market cycles to debt, strategy, data, and real-world insights — we make property simple, honest, and practical.

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Reece Beddall: https://www.linkedin.com/in/reece-beddall-294557b3/

Executive Producer: Jonathan Fernandes
https://www.linkedin.com/in/jonathan-fernandes-a75a991b2/

Disclaimer: This is for entertainment purposes - not financial advice. Speak to a qualified professional before making any financial or property decisions

Key Themes:
Melbourne property market | melbourne suburbs to watch | markets within markets | property predictions review | Melbourne 2027 outlook | asset selection property | first home buyer Melbourne | property due diligence | Follio property podcast

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