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

Hosted by Chris Bates

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Nov 2026

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Who's really in control when you buy a property? The Elephant In The Room is where the things that no one wants to talk about, actually get talked about. Veronica Morgan, real estate agent, buyers agent and co-host of Foxtel’s Location Location Location Australia & Chris Bates, financial planner, mortgage broker and wealth coach have joined forces to find out what’s really going on in the world of real estate. Veronica and Chris talk to property owners and buyers every day in their respective lines of business. They’ve observed a wide spectrum of confidence in people’s decision making ability when buying and selling property, often to the detriment of the individuals concerned. They are both fascinated by consumer behaviour and together they’re going to uncover who’s really making the decisions when you buy a property. In each episode they get into the psyche of buyers, agents, auctioneers and other industry experts to learn the truth about how buyers are influenced and why they do the things they do. In every episode you’ll learn from the mistakes of a “property dumbo” as well as Chris & Veronica’s “elephant rider bootcamp” training session. The plan? This property podcast has been created to help us all make better property decisions!

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November 8, 202653 min

Make Property Manager Safety Part of Tenancy Reform

NSW tenancy reforms are designed to better protect renters, particularly victims of domestic violence. But as new responsibilities fall on property managers, are we asking them to handle situations they may not be trained or equipped to manage safely? In this episode, Veronica Morgan and Chris Bates speak with Alexandra Haggarty, an experienced property management business owner and industry advocate who has been directly involved in tenancy reform negotiations. They unpack the growing responsibilities placed on property managers, from domestic violence termination notices and tenant privacy to workplace safety and compliance. The conversation also explores the unintended consequences of regulation for landlords and investors, including property damage, insurance gaps, rent-setting restrictions, rental supply and the growing compliance burden on small agencies. If property managers are increasingly becoming the frontline of tenancy reform, who is responsible for giving them the training, systems and protection they need to do the job safely? Episode Highlights 00:00 – Meet Alexandra Haggarty: Property Manager and Reform Advocate 02:13 – What NSW’s New Tenancy Reforms Actually Change 05:34 – When Domestic Violence Laws Can Be Weaponised 07:23 – Who Pays for Domestic Violence Property Damage? 10:23 – When Property Managers Must Face the Perpetrator 13:23 – Are Property Managers Being Given Enough Safety Support? 17:22 – Tenant Privacy vs Property Manager Safety 22:04 – How Photo Consent Could Change Property Sales 26:55 – Are Rising Costs Pushing Investors to Sell? 28:15 – The Problem With Keeping Rents Below Market 30:30 – How NSW Rent Rules Increase Landlord Risk 32:21 – Why Below-Market Rent Can Hurt a Future Sale 36:41 – The Hidden Housing Pressures Driving Rental Demand 38:06 – Why Social Housing Is Breaking Down 42:11 – The Exploding Compliance Burden on Small Agencies 45:42 – The Witches Who Took Over a Victorian Mansion 51:10 – The Sewer Surprise No Property Manager Expected 52:53 – Wrap Up and Key Takeaways About the Guest Alexandra Haggarty has worked in real estate since 2001, beginning her career within the First National Real Estate network and progressing through reception, property management and sales. She is now Managing Director, Licensee in Charge and owner of First National Maitland in the Lower Hunter Valley. Widely recognised for her expertise in domestic violence and homelessness, Alexandra pioneered an Australian-first partnership in 2014 between a real estate agency and a domestic violence and homelessness service provider. The initiative has helped more than 220 Maitland families escaping violence access housing and is now being replicated across New South Wales. Alexandra was elected to the REINSW Property Management Chapter in 2019 and currently serves as its Chair. She also chairs the First National Real NSW Regional Council and has represented the industry in negotiations concerning reviews of the Residential Tenancies Act. Connect with Alexandra Phone (02) 4933 5544 Mobile 0427 530 784 E-mail | Alexandra Haggarty Website | First National Real Estate LinkedIn | First National Real Estate YouTube | First National Real Estate Facebook | First National Real Estate Instagram | First National Real Estate Resources Visit our website: https://www.theelephantintheroom.com.au If you have any questions or would like to be featured on our show, contact us at: The Elephant in the Room Property Podcast - questions@theelephantintheroom.com.au Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au Work with Veronica: https://www.veronicamorgan.com.au Looking for a Mortgage Broker? alcove.com.au Work with Chris: chrisbates@alcove.com.au Enjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now! Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcast Subscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719 Subscribe on Spotify: https://open.spotify.com/show/3r0nnJrLUu3t1GpO7X3j6E If you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey! See you on the inside, Veronica & Chris

November 1, 202649 min

The Property Strategies That Still Work After the Budget

Australia’s latest budget and tax changes have forced investors to rethink some of the strategies that have shaped wealth creation for decades. So what actually works now? In this episode, Ben Nash joins Veronica Morgan and Chris Bates to unpack what the changes mean for property investors, negative gearing, capital gains tax, superannuation and investment structures. They also examine whether rentvesting still stacks up, when buying your own home can hold back broader wealth creation, and why property leverage remains powerful despite a tougher cash-flow environment. The conversation goes beyond tax strategy. Ben explains how he stress-tests investment decisions against real-life changes such as children, parental leave and rising costs, why behavioural barriers can stop people acting on good advice, and the risks of relying on financial “hacks” from social media. With the rules becoming more complex and the cost of getting investment decisions wrong potentially significant, this is a practical look at how Australians can rethink their wealth-building strategy in a post-Budget environment. Episode Highlights 00:00 – Meet Financial Adviser Ben Nash 03:23 – Why Rentvesting Can Beat Buying Your Home First 09:44 – Why Good Advice Gets People To Act 12:30 – Why Property Still Matters For Wealth Building 21:36 – Does Rentvesting Still Work After The Rule Changes? 26:45 – How Investors Are Feeling After The Budget 29:49 – Building Financial Buffers For AI Disruption 34:59 – The Frustration With Constant Tax Policy Changes 36:02 – Are Tax Changes Holding Back Ambition? 39:28 – Why Smart People Still Fail To Take Action 42:04 – The Costly Mistakes Investors Make With Structures 46:01 – Can You Afford Advice Or Should You DIY? 48:52 – Final Thoughts: What Should Investors Do Now? About the Guest Ben Nash is a financial adviser and the founder of a financial advice business that works with professionals navigating major financial decisions around property, investing and wealth creation. He has spent more than a decade working with clients in their 30s and 40s and has built more than 10,000 financial plans on a fixed-fee model, without product commissions. Ben brings a different perspective to property because his advice is not tied to whether a client buys a property, invests in shares or chooses to do nothing. His focus is on the numbers, strategy and long-term financial outcome. In this episode, Ben shares how he is advising clients in the wake of recent Budget and tax changes, including the evolving role of negative gearing, rentvesting, property structures, superannuation and shares. He also explores the behavioural barriers that stop people acting on good financial decisions, the risks of DIY strategies and why comprehensive financial planning is becoming increasingly important. Connect with Ben LinkedIn | Benjamin J. Nash Website | Pivot Wealth Instagram | Ben Nash Resources Visit our website: https://www.theelephantintheroom.com.au If you have any questions or would like to be featured on our show, contact us at: The Elephant in the Room Property Podcast - questions@theelephantintheroom.com.au Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au Work with Veronica: https://www.veronicamorgan.com.au Looking for a Mortgage Broker? alcove.com.au Work with Chris: chrisbates@alcove.com.au Enjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now! Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcast Subscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719 Subscribe on Spotify: https://open.spotify.com/show/3r0nnJrLUu3t1GpO7X3j6E If you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey! See you on the inside, Veronica & Chris

October 25, 202649 min

How to Read a Changing Property Market

The property market may be turning, but the headline numbers don’t tell the whole story. Gerard Burg joins Veronica and Chris to unpack what’s really happening beneath the national figures, from Brisbane’s rapid shift from growth to decline to the growing gap between premium and more affordable markets. They explore what rising listings actually reveal about buyer and seller behaviour, why affordability has become such a powerful constraint, and whether recent policy changes are driving the downturn or simply arriving after the warning signs were already there. Gerard also explains what Cotality’s suburb-level data reveals about how different parts of the market are responding. The conversation then moves beyond property prices to the bigger economic picture: stubborn inflation, a tight but unusually sticky labour market, construction constraints and Australia’s worsening rental shortage. With rental listings still well below their 2020 peak, the discussion raises a bigger question about what happens to long-term rental supply if investor participation continues to weaken. And finally, Gerard shares the property purchase that reminded him that even economists aren’t immune to emotion when buying a home. Episode Highlights 00:00 – Why Property Markets Are Moving in Different Directions 09:35 – Listings Rise as Buyers Pull Back 12:14 – Are Rates or the Budget Driving the Downturn? 15:35 – Investors and First Home Buyers Are Pulling Back 19:04 – Why Inflation and Jobs Aren’t Behaving Normally 25:13 – Energy Costs, Inflation and the Housing Squeeze 30:12 – Affordability Is Reshaping the Property Market 35:22 – What the Data Says About Market Fear 38:06 – What Past Property Downturns Can Tell Us 41:08 – The Signals That Could Mark a Market Turn 45:43 – Even Economists Make Emotional Property Decisions 49:01 – Wrap-Up and Listener Questions About the Guest Gerard Burg is a national research leader at Cotality , bringing more than two decades of experience as a macroeconomist at NAB to the analysis of Australia’s property market. His background gives him a perspective that connects property with the broader economy, including interest rates, affordability, labour markets, inflation, migration and consumer behaviour. At Cotality, Gerard has access to detailed property data that allows the team to examine market movements well beyond national and capital-city averages, including trends at suburb and price-segment level. In this episode, Gerard draws on that data to explain how the current downturn is unfolding, why different parts of the market are behaving very differently, what rising listings and weak buyer activity reveal about market sentiment, and how affordability and investor behaviour could shape both property prices and rental supply. Connect with Gerard LinkedIn | Gerard Burg LinkedIn | Cotality Australia Resources Visit our website: https://www.theelephantintheroom.com.au If you have any questions or would like to be featured on our show, contact us at: The Elephant in the Room Property Podcast - questions@theelephantintheroom.com.au Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au Work with Veronica: https://www.veronicamorgan.com.au Looking for a Mortgage Broker? alcove.com.au Work with Chris: chrisbates@alcove.com.au Enjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now! Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcast Subscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719 Subscribe on Spotify: https://open.spotify.com/show/3r0nnJrLUu3t1GpO7X3j6E If you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey! See you on the inside, Veronica & Chris

October 18, 202651 min

Are Investors Getting the Wrong Property Advice?

Do you really need 10 properties to build wealth? Or has the property industry convinced investors that bigger portfolios automatically mean better outcomes? In this episode, Jordan de Jong, founder of Gameplans, joins Veronica and Chris to unpack the realities of property portfolio planning, borrowing capacity and the growing grey area between property strategy and financial advice. We explore why buying more properties can actually work against investors, how outdated strategies can send people down the wrong path, and why the quality of the asset may matter far more than the number of properties you own. Jordan also reveals what his data shows about portfolio sizes, why investors shouldn’t feel behind, and how much property you may actually need to achieve your goals. The conversation also tackles the uncomfortable issues facing the buyer’s agency industry: advisers operating outside their expertise, the use of modelling tools, SMSFs and trusts, commercial property, and whether large-scale buying can actually push prices higher in concentrated markets. If you’re building a property portfolio, working with a buyers agent, or questioning whether more property is really the answer, this episode challenges some of the industry’s most persistent assumptions. Episode Highlights 01:21 – Meet Jordan de Jong: The Story Behind Gameplans 04:09 – The Borrowing Capacity Trap Investors Miss 06:26 – Why Quality Matters More Than Property Count 09:06 – What Gameplans Actually Helps Investors Do 10:22 – Why Property Modelling Can Create False Confidence 23:21 – Can Buyers Agents Push Property Prices Higher? 27:36 – Why Property Alone Isn’t the Whole Financial Plan 29:12 – Why Investors Need a Team Around Their Property Strategy 30:38 – Why Financial Advisers Often Avoid Property 34:53 – The Risks of Pivoting Into Commercial Property 37:11 – What Investor Activity Is Really Doing Post-Budget 40:08 – The Property Portfolio Size Reality Check 46:00 – Overleveraging: When More Properties Become a Problem 49:05 – Jordan’s Own Property Investing Mistake 50:48 – Wrap Up + Listener Questions About the Guest Jordan de Jong is the founder of Gameplans , a portfolio planning software platform used by property professionals across Australia and New Zealand. His involvement in property investing began early, buying his first home at 18 and later building his own investment portfolio. After becoming a qualified property investment adviser, Jordan founded Gameplans during the 2020 lockdowns after becoming frustrated by the lack of practical, long-term planning available to property investors. The platform allows professionals and investors to model property portfolios, cash flow, borrowing capacity and long-term financial outcomes. In this episode, Jordan draws on his experience working with hundreds of property professionals to examine how investors approach portfolio building, where modelling can create false confidence, and the challenges of keeping property advice within appropriate boundaries. He also shares Gameplans' data on portfolio sizes and explains why he believes investors should focus less on the number of properties they own and more on whether their assets actually help them achieve their goals. Connect with Jordan LinkedIn | Jordan de Jong Instagram | Jordan de Jong Linktree | Jordan de Jong Resources Visit our website: https://www.theelephantintheroom.com.au If you have any questions or would like to be featured on our show, contact us at: The Elephant in the Room Property Podcast - questions@theelephantintheroom.com.au Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au Work with Veronica: https://www.veronicamorgan.com.au Looking for a Mortgage Broker? alcove.com.au Work with Chris: chrisbates@alcove.com.au Enjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now! Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcast Subscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719 Subscribe on Spotify: https://open.spotify.com/show/3r0nnJrLUu3t1GpO7X3j6E If you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey! See you on the inside, Veronica & Chris

October 11, 202654 min

Should Investors Buy a Home or Keep Building the Portfolio?

For years, Steve Palise told people not to buy the home they live in. Then he bought a $6 million home on Sydney’s Northern Beaches himself. So what changed? In this episode, Steve joins Veronica and Chris to explain the shift from a purely financial decision to one shaped by family, lifestyle, security and the freedom that comes with success. The conversation then turns to the growing rush into commercial property. With investor interest surging, Steve explains why commercial property is fundamentally more complicated than residential, from lease reviews and tenant risk to vacancy studies, planning, land content and local market dynamics. We unpack why a high yield doesn't necessarily mean a good investment, why scarcity and owner-occupier demand matter, and how different commercial assets can perform very differently depending on their location, use and tenant base. Episode Highlights 03:12 — Steve Palise Changed His Mind About Buying a Home 07:42 — The Opportunity Cost of Owning Your Home 12:43 — Why Investors Are Rushing Into Commercial Property 17:24 — Too Many Buyers, Not Enough Commercial Property 22:35 — The Commercial Property Mistakes Investors Miss 27:41 — Why Land and Scarcity Matter in Commercial Property 32:38 — What’s the Best Price Point for Commercial Property? 34:06 — When Commercial Property Risk Really Comes From 37:47 — The Vacancy Lessons Steve Learned the Hard Way 42:38 — The Commercial Buyers Agent Boom Has a Catch 49:28 — Should You Buy a Home Before Building a Portfolio? About the Guest Steve Palise is a commercial buyers agent and property investor who has spent almost two decades investing in property, beginning with a residential portfolio before shifting into commercial property. He spent six years working as a buyers agent with Rethink Investing before establishing his own business. Steve now leads a commercial property acquisition team with six acquisition staff across the capital cities, alongside a due diligence team that includes an experienced commercial property manager and three qualified commercial valuers. His approach focuses heavily on tenant quality, vacancy rates, location, land component and the long-term fundamentals of commercial assets. Having experienced the transition from residential investing to commercial property firsthand — and more recently changing his own view on home ownership — Steve brings a practical perspective on both the financial and personal decisions behind property investment. Connect with Steve Steve Palise - Palise property | LinkedIn LinkedIn | Palise Property Resources Visit our website: https://www.theelephantintheroom.com.au If you have any questions or would like to be featured on our show, contact us at: The Elephant in the Room Property Podcast - questions@theelephantintheroom.com.au Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au Work with Veronica: https://www.veronicamorgan.com.au Looking for a Mortgage Broker? alcove.com.au Work with Chris: chrisbates@alcove.com.au Enjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now! Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcast Subscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719 Subscribe on Spotify: https://open.spotify.com/show/3r0nnJrLUu3t1GpO7X3j6E If you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey! See you on the inside, Veronica & Chris

October 4, 202659 min

Can We Fix Housing Without Killing Wealth Creation?

The government has framed its proposed capital gains tax changes as a way to tackle intergenerational unfairness. But what happens when the same reforms make it harder for younger Australians to build wealth, save a deposit, invest in businesses and diversify beyond property? Chris Brycki, founder and CEO of Stockspot, joins Veronica and Chris to unpack what the Treasury modelling may be missing. With Stockspot clients collectively withdrawing $37 million last year to buy property, he explains how diversified ETFs have become a deposit-building strategy — and why the new tax treatment could make that pathway less attractive. We also examine the hidden problem of taxing inflation-adjusted gains while failing to provide the same treatment for real losses, the potential impact on small-cap companies and startups, and why the changes could encourage businesses to pay out more dividends rather than reinvest in growth and innovation. From first-home buyers and entrepreneurs to downsizers and long-term investors, this conversation explores the behavioural consequences of tax policy — and whether a reform designed to improve affordability could ultimately distort investment decisions in ways the government did not intend. Episode Highlights 01:40 – Chris Brycki on the CGT Changes 05:16 – Should You Invest Your House Deposit? 07:53 – Where the Budget Got CGT Reform Wrong 10:14 – The CGT Trap: Gains Indexed, Losses Aren’t 15:08 – Why the New CGT Rules Could Crush Startups 21:25 – Should Capital Gains Be Taxed Like Income? 27:49 – Will CGT Changes Push Companies to Pay Dividends? 33:06 – How the New CGT Rules Affect ETFs 37:19 – When Tax Starts Driving Investment Decisions 43:08 – Could CGT Changes Push Money Back Into Property? 48:52 – Is Negative Gearing Really Only for the Wealthy? 51:44 – Why 1 July Valuations Could Cost You Thousands 55:06 – Could CGT Changes Discourage Downsizing? 58:18 – The Bigger Economic Consequences of CGT Reform About the Guest Chris Brycki is the founder and CEO of Stockspot , described as Australia’s first and largest digital investment adviser. Stockspot manages more than $1.5 billion for around 21,000 clients, many of whom are young professionals and families investing through diversified ETFs for goals including buying a home. Chris brings a direct view of how Australians are actually using investment markets to build wealth. He has been particularly vocal about the proposed CGT changes and their potential impact on investors, entrepreneurs, housing affordability and Australia’s economy. In this episode, he draws on his experience working with investors to challenge assumptions behind the proposed reforms, including Treasury’s modelling of share-market returns, the treatment of investment losses, and the incentives the new system could create for companies, investors and aspiring homeowners. Connect with Chris LinkedIn | Chris Brycki Website | Stockspot LinkedIn | Stockspot X | Stockspot Facebook | Stockspot Instagram | Stockspot Resources Visit our website: https://www.theelephantintheroom.com.au If you have any questions or would like to be featured on our show, contact us at: The Elephant in the Room Property Podcast - questions@theelephantintheroom.com.au Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au Work with Veronica: https://www.veronicamorgan.com.au Looking for a Mortgage Broker? alcove.com.au Work with Chris: chrisbates@alcove.com.au Enjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now! Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcast Subscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719 Subscribe on Spotify: https://open.spotify.com/show/3r0nnJrLUu3t1GpO7X3j6E If you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey! See you on the inside, Veronica & Chris

September 27, 202644 min

Why Building More Homes Isn’t That Simple

Australia knows it needs to build more homes. But if construction is already operating close to capacity, where will the extra housing actually come from? HIA senior economist Tom Devitt joins Veronica and Chris to unpack the constraints holding the industry back and why simply calling for more supply misses the complexity of getting homes built. The conversation covers skilled labour shortages, planning and approvals, land and infrastructure costs, construction productivity, prefab housing and the shift towards medium-density development. Tom also explains why Sydney and Melbourne have struggled to recover, while WA, Queensland and South Australia have performed more strongly. They also examine the fallout from changes to negative gearing and SMSF borrowing, including the risk that relatively small numbers of affected apartment sales could have a much larger impact on project financing. And with rental vacancy rates around 1%, Tom challenges the idea that investors are the problem, arguing that Australia needs more rental accommodation, not less. From stamp duty and development feasibility to the difference between the real estate market and the underlying housing market, this conversation gets into the structural issues that will determine whether Australia can actually close its housing supply gap. Episode Highlights 01:39 – Meet HIA Economist Tom Devitt 02:14 – Why Australia Still Can’t Build Enough Homes 04:13 – The Skilled Trades Shortage Holding Housing Back 07:01 – Why Construction Workers Are Being Pulled Elsewhere 10:35 – Prefab Won’t Solve the Housing Shortage Alone 13:08 – How the SMSF Ban Could Sink Entire Projects 17:03 – The Housing Finance Fallout From the SMSF Ban 19:36 – Are Buyers Losing Confidence in New Housing? 22:44 – Why Sydney and Melbourne Are Falling Behind 25:32 – Are We Really Measuring Construction Productivity? 30:46 – Why Builders Are Going Under Despite Strong Demand 34:17 – Why Some New Housing Simply Doesn’t Stack Up 36:59 – Why Medium-Density Housing Could Be the Sweet Spot 39:58 – The Housing Fundamentals That Eventually Win 41:44 – The Rental Crisis Needs More Investors, Not Fewer About the Guest Tom Devitt is a senior economist at the Housing Industry Association (HIA) , where he works on the economic conditions shaping Australia’s residential construction industry. His work includes analysing housing construction forecasts, industry capacity, labour shortages, planning constraints and the impact of government policy on new housing. Tom brings an industry-focused economic perspective to the housing supply debate, looking beyond headline targets to examine what actually determines whether a home gets built. In this episode, he discusses construction capacity, skilled trades shortages, development feasibility, planning reform, rental supply and the effects of recent policy changes affecting property investment and housing finance. Connect with Tom LinkedIn | Tom Devitt LinkedIn | HIA Resources Visit our website: https://www.theelephantintheroom.com.au If you have any questions or would like to be featured on our show, contact us at: The Elephant in the Room Property Podcast - questions@theelephantintheroom.com.au Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au Work with Veronica: https://www.veronicamorgan.com.au Looking for a Mortgage Broker? alcove.com.au Work with Chris: chrisbates@alcove.com.au Enjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now! Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcast Subscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719 Subscribe on Spotify: https://open.spotify.com/show/3r0nnJrLUu3t1GpO7X3j6E If you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey! See you on the inside, Veronica & Chris

September 20, 202645 min

PIPA Report Reveals a Growing Threat to Australia’s Renters

The latest PIPA Annual Investor Survey reveals a significant shift in investor sentiment, with more investors considering selling amid changing tax settings, rising holding costs, interest rates and concerns about property values. Chris Bates and buyer’s agent Cate Bakos unpack what the survey reveals about investor behaviour and why grandfathering existing tax arrangements may not be enough to keep investors in the market. They explore what happens when established rental properties are sold to owner-occupiers, and why replacing that stock with new investment properties isn’t as straightforward as policymakers might assume. The conversation also examines rentvesting, the growing appeal of higher-yielding property, the risks of investors pivoting into commercial property without sufficient expertise, and whether build-to-rent can realistically address the gaps in Australia’s rental supply. With investor behaviour changing and rental demand remaining strong, Chris and Cate question whether housing policy is accounting for the full consequences of pushing private investors out of the market. Episode Highlights 01:28 – PIPA Survey: The Investor Shift Nobody Can Ignore 04:20 – Why Investors Are Selling Despite Being Grandfathered 08:38 – Why Investors Aren’t Switching to New Builds 13:00 – Why Long-Term Investors Are Reconsidering Property 18:53 – Where Investors Are Selling and Why 20:52 – Who Pays When Investors Leave the Market? 22:32 – Why Qualified Property Advice Matters More Than Ever 27:09 – Are Property Falls as Bad as the Headlines Suggest? 30:58 – The Borrowing Capacity Squeeze on Investors 35:12 – Why Build-to-Rent Won’t Solve the Rental Shortage 38:07 – Chasing Yield: The Risk of Pivoting to Commercial 42:19 – PIPA’s Push for Better Investor Advice and Standards 44:41 – Outro: Submit Your Questions About the Guest Cate Bakos is a former President of the Real Estate Buyers Agents Association of Australia (REBAA) and is closely involved with the Property Investment Professionals of Australia (PIPA) , where she advocates for investor education, consumer awareness and qualified property investment advice. She is also the Owner and Buyer’s Agent at Cate Bakos Property, bringing extensive experience working directly with property buyers and investors across the Australian market. Her frontline perspective gives her a practical understanding of how investors respond to changing market conditions, tax settings and property values. In this episode, Cate draws on that experience to unpack the latest PIPA Investor Survey, including why investors are selling, what happens to established rental stock when they exit, and why some investors are looking towards higher-yielding residential and commercial property. She also discusses the importance of qualified advice as investors navigate an increasingly complex property environment. Connect with Cate Website | Cate Bakos Property Phone - 03 7000 6026 Mobile - 0422 638 362 Email - cate@catebakos.com.au Socials: LinkedIn | Catherine Bakos Instagram | Cate Bakos Facebook | Cate Bakos Resources Visit our website: https://www.theelephantintheroom.com.au If you have any questions or would like to be featured on our show, contact us at: The Elephant in the Room Property Podcast - questions@theelephantintheroom.com.au Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au Work with Veronica: https://www.veronicamorgan.com.au Looking for a Mortgage Broker? alcove.com.au Work with Chris: chrisbates@alcove.com.au Enjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now! Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcast Subscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719 Subscribe on Spotify: https://open.spotify.com/show/3r0nnJrLUu3t1GpO7X3j6E If you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey! See you on the inside, Veronica & Chris

September 13, 202655 min

Will Housing Reform Make Renting Even Harder?

Australia’s housing reforms aim to improve affordability and help more Australians buy homes. But could they unintentionally make it harder to build new housing? In this episode, Richard Temlett, National Executive Director of Research at Charter Keck Cramer, explains the risks facing Australia’s property market. We discuss investor and SMSF changes, development feasibility, construction costs, planning delays and why approved projects don’t always become completed homes. Richard also explores the potential impact on Melbourne and Brisbane apartments, the rise of build-to-rent and social housing, and why reducing investor demand doesn’t automatically create more affordable housing. With Australia’s housing crisis driven by population growth, planning restrictions, taxation and limited social housing, Richard argues that there is no single solution. Addressing the crisis will require long-term coordination between governments, developers, financiers and the broader industry. Episode Highlights 01:41 – Meet Richard Temlett: Inside Australia’s Housing Crisis 05:17 – Why SMSF Changes Could Hit New Housing Supply 08:18 – Why Housing Uncertainty Is Freezing Buyers 11:13 – Why Build-to-Rent Could Be a Housing Winner 18:11 –The Hidden Risks Developers Are Carrying 25:30 – Can Australia Actually Fix Its Housing Crisis? 27:03 – Why More Housing Supply Is So Hard to Deliver 31:50 – How Politics Is Reshaping Australia’s Housing Supply 37:12 – Why Investor Changes Could Reshape the Rental Market 39:31 – Why Australia’s Construction Industry Is So Unproductive 44:43 – Why Property Needs More Policy Certainty 48:02 – Why Politics and Property Run on Different Timelines 51:26 – The Case for a National Housing Reset 54:16 – The Housing Crisis: What Needs to Change Next? About the Guest Richard Temlett is the National Executive Director of Research at Charter Keck Cramer , where he specialises in data-driven, evidence-based research to guide property development and investment decisions across Australia. With extensive experience analysing residential property markets, Richard works closely with developers, financiers and government to understand the economic, planning and market forces shaping Australia’s housing supply. His work focuses on turning complex market data into practical insights about development feasibility, housing demand and the factors influencing where and what gets built. Richard is also the host of Precisely Property and a regular industry speaker, sharing his research and perspective on the challenges facing Australia’s property market. A former lawyer, he holds a Bachelor of Laws from Flinders University and a Master of Business from RMIT. In this episode, Richard brings that research-driven perspective to one of Australia’s biggest challenges: how to increase housing supply without creating policies that unintentionally make new development harder to deliver. Connect with Richard LinkedIn | Richard Temlett LinkedIn | Charter Keck Cramer Website | Charter Keck Cramer Resources Visit our website: https://www.theelephantintheroom.com.au If you have any questions or would like to be featured on our show, contact us at: The Elephant in the Room Property Podcast - questions@theelephantintheroom.com.au Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au Work with Veronica: https://www.veronicamorgan.com.au Looking for a Mortgage Broker? alcove.com.au Work with Chris: chrisbates@alcove.com.au Enjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now! Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcast Subscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719 Subscribe on Spotify: https://open.spotify.com/show/3r0nnJrLUu3t1GpO7X3j6E If you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey! See you on the inside, Veronica & Chris

September 6, 202651 min

Has the Wealth-Building Playbook Changed Forever?

For decades, the path to building wealth in Australia seemed relatively straightforward: buy your home, purchase an investment property, use negative gearing to help manage the cost, and eventually focus more heavily on superannuation. But with changes to negative gearing, capital gains tax and investment structures on the horizon, that traditional strategy is becoming much harder to follow—especially for Australians starting from scratch. So what does financial advice look like now? In this episode, James Wrigley from First Financial joins Veronica and Chris to unpack how the new tax environment is changing the way Australians build wealth. James explains why some clients in their 40s are now being encouraged to put substantially more money into superannuation than they would have previously, while still maintaining money outside super for flexibility. The conversation goes well beyond property. We explore what higher capital gains tax means for shares and ETFs, why automatically rebalancing funds can create additional capital gains, how the proposed changes could affect family trusts and bucket companies, and why some investors may eventually move towards investment company structures instead. We also look at whether property still makes sense when negative gearing becomes less attractive—and why upgrading or renovating your own home could become a more compelling alternative. For younger Australians, James also discusses the First Home Super Saver Scheme and why it could receive more attention as the investment landscape changes. For older Australians, the conversation turns to retirement, investment property sell-down strategies and the growing trend towards "giving while living" as wealth transfers between generations earlier. The message throughout is clear: higher taxes may change the maths, but they shouldn't become an excuse to stop investing altogether. Episode Highlights 01:49 – How the Budget Changes Financial Advice 05:19 – Why Super Has Become Plan A 07:33 – Why Trusts Are Losing Their Appeal 10:09 – Division 296: What the $3M Super Rule Means 15:15 – Why CGT Makes Investing More Complicated 19:44 – Will Higher CGT Kill Investment Aspiration? 24:24 – Why Property Still Has a Contrarian Case 28:09 – Could Upgrading Your Home Beat Buying Property? 31:13 – Why Fear Could Keep Sellers Off the Market 36:24 – When Should Investors Sell Before Retirement? 38:08 – Why the First Home Super Saver Scheme Matters 44:38 – Why Parents Are Choosing to Give Wealth Earlier 46:58 – Are Trusts and Bucket Companies Dead? 48:13 – Why Investment Companies Could Replace Trusts About the Guest James Wrigley is a financial adviser at First Financial and the author of Retire Life Ready . He has worked in the superannuation and financial advice industry for more than 20 years, including more than a decade as a financial adviser. James is known for breaking down complex financial concepts into practical insights, with hundreds of thousands of Australians following his educational content online. In this episode, James brings a practitioner's perspective to the latest tax changes, drawing on the real conversations he is having with clients across different stages of wealth creation—from people in their 40s who had planned to buy investment properties, to retirees reconsidering their property holdings and families looking at how to transfer wealth to the next generation. Connect with James LinkedIn | James Wrigley LinkedIn | First Financial Website| First Financial Resources Visit our website: https://www.theelephantintheroom.com.au If you have any questions or would like to be featured on our show, contact us at: The Elephant in the Room Property Podcast - questions@theelephantintheroom.com.au Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au Work with Veronica: https://www.veronicamorgan.com.au Looking for a Mortgage Broker? alcove.com.au Work with Chris: chrisbates@alcove.com.au Enjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now! Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcast Subscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719 Subscribe on Spotify: https://open.spotify.com/show/3r0nnJrLUu3t1GpO7X3j6E If you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey! See you on the inside, Veronica & Chris