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

Hosted by Chris Bates

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Aug 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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August 16, 202652 min

Buyers Agents Are Everywhere—But Who’s Actually Good?

The buyer’s agent industry has exploded in popularity, attracting new clients and new operators alike. But rapid growth has exposed a deeper problem: experience takes years to build, while a buyer’s agent business can be launched much faster. In this episode, Bryce Holdaway joins Veronica and Chris to unpack the growing standards problem facing buyer’s agents. They explore the experience gap among new entrants, the risks of borderless investing without genuine local expertise, and what happens when marketing skills outpace due diligence and property-buying skills. They also challenge the industry’s obsession with “off-market” opportunities and silver-bullet strategies. Bryce argues that parts of the buyer’s agent industry may have contributed to recent government intervention, while Veronica reflects on how poor practices have damaged the trust the profession once enjoyed. So what actually makes a good buyer’s agent, and how does the industry rebuild consumer trust? This conversation is a candid look at where buyer’s agency is heading, what needs to change, and why the next generation of professionals needs to get serious about the craft—not just the marketing. Episode Highlights 02:04 — Why Did Bryce and Veronica Join Forces Again? 06:43 — Can Regulation Really Fix Buyer’s Agency? 09:14 — Is Marketing Getting Ahead of the Craft? 11:22 — Why You Can’t Fake Local Market Expertise 16:09 — Who Pays When Buyer’s Agents Lack Experience? 19:12 — Could the Budget Be Good for Buyer’s Agency? 24:15 — Stop Copying Others: Find Your Own Differentiation 27:41 — Why More Information Isn’t the Answer 30:19 — Why Good Buyer’s Agents Need to Say No 33:42 — Why Community and Accountability Matter 35:14 — Where Are You: Start, Grow or Scale? 38:12 — The Skills Buyer’s Agents Will Need Next 43:30 — Is “Snake Oil” Damaging Buyer’s Agency? 47:42 — Rebuilding Trust in the Buyer’s Agent Industry 51:36 — What Needs to Change From Here? About the Guest Bryce Holdaway is a buyer’s agent, property expert, author, speaker, television presenter and business executive with decades of experience in Australia’s property industry. Originally trained as an accountant in Perth, Bryce discovered an interest in property while working with investment property clients before making the move into buyer’s advocacy and building a career focused on helping Australians make better property decisions. Over his career, Bryce has built significant experience across property investment, buyer’s advocacy and business growth, including building a business with more than 130 staff and over $25 million in revenue. His experience spans investor-focused and owner-occupier property buying, interstate markets, team development and the systems required to build a sustainable property business. Bryce has now reunited professionally with Veronica through Buyer’s Agent Mastery, an initiative focused on helping buyer’s agents strengthen their skills, businesses and client outcomes. Their aim is to bring greater leadership and professional standards to a rapidly growing industry while helping the next generation of buyer’s agents learn from the experience of those who have already built long-term careers in the field. Connect with Bryce LinkedIn Facebook Instagram Website 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

August 9, 202658 min

Selling in a Slow Market? Strategy Matters More Than Ever

Selling a property in a slower market is less about timing the market and more about understanding where your property truly sits within it. In this episode, Veronica and Chris unpack why so many sellers fall short of their expectations, from unrealistic price hopes to choosing the wrong approach when it comes time to sell. They explore how quickly conditions can shift, and why clarity around your property’s position is one of the most important steps in achieving a strong result. The conversation dives into what separates A-grade properties from those that struggle when buyer demand softens, and why emotional decision-making can quietly cost vendors thousands. Veronica and Chris also discuss the importance of independent advice, and how it can help homeowners avoid common traps that show up during the selling process. From there, they look at the realities of upgrading in today’s market—whether it’s better to buy first or sell first, and how to manage the risks when you’re trying to do both. They also break down practical considerations like pricing strategy, owner-occupier demand, renovation potential, and why some properties consistently hold their appeal across different market cycles. A key theme throughout is the importance of thinking ahead—understanding resale value and buyer perception long before a property ever hits the market. Whether you're preparing to sell, planning your next move, or reviewing your long-term property strategy, this episode is packed with grounded, real-world insights to help you make more confident decisions. Hit play to learn why smart planning—not market timing—is what really drives better property outcomes. Episode Highlights 03:45 – The Sale That Cost More Than Expected 08:29 – Why Property Flaws Matter More in a Slow Market 14:20 – The Buyer–Seller Standoff Slowing the Market 24:50 – Should You Sell First or Buy First? 29:07 – How to Reduce Lending Risk When Upgrading 32:04 – Why Pressure Leads to Expensive Property Mistakes 38:31 – The 'Frog in the Pot' Trap for Property Sellers 43:28 – When Bad Auction Advice Costs You Thousands 53:45 – Knowing When to Walk Away From a Sale 56:35 – Why More Investors Are Selling Interstate Properties About the Host Veronica Morgan is one of Australia’s most respected property experts, with decades of experience spanning property investment, buyer advocacy, market analysis, and consumer education. As the co-host of The Elephant in the Room and co-founder of Homebuyer Academy, Veronica is known for her evidence-based approach to property investing and her ability to cut through industry hype with clear, strategic insights. Having worked through multiple property cycles, she specialises in helping buyers understand the long-term drivers of capital growth, asset selection, and risk management in an increasingly complex housing market. Chris Bates is the founder and CEO of Alcove, an award-winning mortgage broking and property advisory firm that helps Australians make smarter financial and property decisions. With deep expertise in lending strategy, borrowing capacity, debt structuring, and cash flow management, Chris works closely with first-home buyers, owner-occupiers, and investors navigating changing market conditions. He is widely recognised for his analytical approach to property and finance, as well as his willingness to challenge conventional wisdom and hype-driven investment narratives. Together, Veronica and Chris bring a rare combination of on-the-ground property expertise and real-world lending insight. Their conversations blend macroeconomic analysis with practical strategy, helping listeners better understand not just what is happening in the Australian property market—but why it matters and how to respond intelligently. 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

August 2, 202648 min

Will Investors Really Shift to New Builds?

Australia's latest housing policies are designed to make home ownership more accessible—but are they creating unintended consequences for investors, renters, and the broader property market? In this episode, property data expert Kent Lardner returns to examine what the numbers are already revealing about investor behaviour following the Federal Budget, and why the government's expectations may not match reality. Drawing on decades of experience analysing suburb-level property data, Kent explains why many investors are unlikely to rush into newly built properties despite generous tax incentives. Instead, many may simply sit on the sidelines, waiting for political uncertainty to settle, while established investment properties gradually disappear from the rental pool. The conversation explores why cash flow alone rarely drives successful investing, how inventory levels tell a very different story from headline listings data, and why inner-ring suburbs across Sydney and Melbourne may prove far more resilient than many expect. The discussion also dives into the changing behaviour of buyer's agents, the rise of "spreadsheet investing," Brisbane's slowing momentum, and the lessons Australia may be able to learn from New Zealand's recent property market correction. Along the way, Veronica, Chris, and Kent challenge some of the biggest assumptions currently dominating the housing debate—including whether encouraging investors into new developments will actually improve affordability. Whether you're an investor, buyer's agent, homeowner or simply trying to understand where Australia's property market is heading next, this episode offers a data-driven perspective that cuts through the political headlines and focuses on what the numbers are really saying. Episode Highlights 02:20 Will the Budget Really Change Investor Behaviour? 05:37 The Supply Problem Nobody's Talking About 07:03 Are Buyer's Agents Chasing the Wrong Strategy? 12:13 What Happens When Investors Leave the Market? 25:42 Why Listings Don't Tell the Whole Market Story 30:54 The Truth About Investor Demand Right Now 33:02 Why Buyers Disappear in Falling Markets 35:32 Why New Builds Aren't Winning Investors Over 41:21 Which Cities Still Offer the Best Opportunities? 45:21 Where Investor Demand Could Create Future Risks 47:43 Final Thoughts & Your Property Questions Answered About the Guest Kent Lardner is one of Australia's most respected property data analysts , bringing more than three decades of experience interpreting housing market trends at both macro and suburb level. Best known for helping investors, researchers and property professionals understand what lies beneath headline statistics, Kent has built a career transforming complex data into practical market intelligence. Throughout his career, Kent has contributed to some of Australia's most influential property data platforms, including CoreLogic, and has become widely recognised for his expertise in market cycles, housing supply, inventory analysis, rental trends and statistical modelling. His work has helped shape how property professionals assess investment opportunities beyond median prices and broad market averages. Today, Kent continues his research through Founded, where he analyses housing market dynamics, investor behaviour and emerging trends across Australia. His evidence-based approach and ability to challenge conventional wisdom have made him a trusted voice for anyone seeking a deeper understanding of the property market. Connect with Kent LinkedIn | Kent Lardner Website | Suburbtrends Instagram | Kent Lardner 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

July 26, 20261 hr 3 min

Can We Fix Housing Without Hurting Investors?

Negative gearing is one of the most divisive topics in Australian property—and few people are willing to have a genuine conversation about it. In this episode, Chris Bates and Veronica Morgan sit down with renowned economist Saul Eslake to explore one of the biggest policy debates in housing, challenging long-held assumptions on all sides of the argument. Rather than debating who's right or wrong, the conversation unpacks the economic principles behind negative gearing, the capital gains tax discount, and why tax policy shapes where Australians choose to invest. Saul explains why he believes a more neutral tax system would create a fairer economy, while Chris and Veronica question what the proposed reforms could mean for housing supply, investor behaviour, rents, and affordability. The discussion extends well beyond property tax. They examine Australia's reliance on mum-and-dad investors, the role of institutional investment and social housing, why encouraging new housing supply matters, and whether Australia has become too dependent on property as a wealth-building vehicle. Along the way, they tackle productivity, government policy, and the difficult trade-offs involved in creating a housing system that works for both investors and aspiring homeowners. Whether you agree with Saul's views or not, this episode offers a rare opportunity to hear a respectful, evidence-based discussion between people who don't always see eye to eye. If you've ever wondered whether negative gearing really solves—or contributes to—Australia's housing challenges, this conversation will give you plenty to think about. Episode Highlights 01:34 – Meet Saul Eslake 05:30 – Why Property Beats Startups on Tax 10:56 – The CGT Discount Explained 14:45 – Challenging the Case for Tax Reform 16:42 – Does Negative Gearing Increase Supply? 18:12 – Do Tax Incentives Really Build More Homes? 23:07 – Who Wins, Who Loses Under Tax Reform? 28:56 – The Unintended Consequences of Reform 31:46 – Has Australia Become Addicted to Property? 34:44 – Why Social Housing Keeps Falling Short 38:32 – What Happens If Investors Leave? 41:24 – Can Supply Incentives Really Work? 45:36 – Why Cheap Apartments Are Disappearing 49:06 – Is Australia's Tax System Really Fair? 54:02 – What's Behind Australia's Productivity Slump? 59:04 – Why Higher Inflation May Be Here to Stay About the Guest Saul Eslake is one of Australia's most respected independent economists , with decades of experience analysing the Australian economy, public policy, housing markets and taxation. Throughout his career, he has served as Chief Economist for ANZ Bank and Bank of America Merrill Lynch Australia, while also advising governments, businesses and industry organisations on economic policy and reform. Known for his evidence-based approach and willingness to challenge conventional thinking, Saul is a leading voice on issues including housing affordability, taxation, productivity and Australia's long-term economic future. His commentary regularly appears across Australia's major media outlets, where he helps translate complex economic issues into practical insights. Connect with Saul LinkedIn | Saul Eslake Website | Saul Eslake YouTube | Saul Eslake 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

July 19, 202653 min

Borderless Buying: Smart Strategy or Costly Mistake?

Borderless property investing has become one of the fastest-growing strategies in real estate—but is it helping investors build wealth, or simply making it easier to sell property at scale? In this episode, we are joined by buyer's advocate and negotiation expert Scott Aggett to unpack the rise of borderless buyer's agents and the risks investors need to understand before buying interstate. With proposed changes to negative gearing and capital gains tax reshaping the investment landscape, we examine whether high-volume, data-driven buying models are still fit for purpose, and why relying on market trends alone could leave investors exposed when it's time to sell. Together, we explore the importance of due diligence, local market expertise, and having a clear exit strategy before purchasing an investment property. The conversation also tackles the growing role of AI in property research, the limitations of data-driven investing, buying sight unseen, and why choosing the right adviser may be just as important as choosing the right property. Whether you're considering your first investment property or expanding your portfolio across Australia, this episode will challenge some of the industry's biggest assumptions and help you build a smarter, more resilient property investment strategy. Episode Highlights 00:25 – Meet Scott Aggett: A Different Take on Property Advice 05:55 – Melbourne Units: Bargain Buy or Bad Investment? 08:21 – The Dangerous Side of Data-Driven Investing 14:57 – Property Horror Stories That Cost Investors Big 17:39 – Why the Budget Changed the Property Narrative 21:55 – Who's Regulating Buyer's Agents? 27:23 – Raising the Standard for Buyer's Agents 30:20 – AI Won't Replace Property Expertise—Here's Why 37:41 – The Investor's Dilemma After the Budget 41:31 – Four Strategies for Today's Property Investors 44:49 – Where Smart Investors Should Be Looking Next 49:49 – Why Portfolio Hype Can Hurt Your Wealth About the Guest Scott Aggett is a buyer's advocate , negotiation specialist , and property professional with extensive experience representing buyers across Australia's property market. Having worked on both the selling and buying sides of real estate, Scott brings a unique perspective on how properties are marketed, negotiated, and ultimately purchased. Through his work with Green Shoots , Scott has built a reputation for strategic advice , rigorous due diligence , and skilled negotiation , helping clients make informed property decisions rather than simply facilitating transactions. His approach combines practical market knowledge with a strong focus on protecting buyers from costly mistakes in an increasingly complex property landscape. In this episode, Scott shares his insights on the rise of borderless buyer's agents, the evolving role of AI in property investing, and why long-term thinking, local expertise, and professional due diligence remain essential for successful property investment. Connect with Scott LinkedIn | Scott Aggett Website| Scott Aggett Website | Green Shoots Property LinkedIn | Green Shoot 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

July 12, 202659 min

100,000 Approved Homes: So Why Aren't They Being Built?

For years, Australia's housing crisis has been framed as a simple supply problem: cut planning red tape, approve more developments, and housing affordability will improve. But what if we've been solving the wrong problem all along? In this episode, urban economist and town planner Tim Sneesby joins Veronica Morgan and Chris Bates to challenge one of the most widely accepted narratives in Australian property. Drawing on his experience in planning, urban economics, and public policy, Tim unpacks why planning regulations may not be the primary barrier to housing delivery. Together, they explore why more than 100,000 approved homes in New South Wales remain unbuilt, what developer feasibility has to do with housing supply, and why interest rates, financial markets, and broader economic conditions may have a far greater influence on affordability than planning reform alone. The conversation also dives into the NSW Government's planning reforms, including low and mid-rise housing policies, transport-oriented development, and the growing debate between state-led rezoning and strategic local planning. Tim explains why blanket upzoning may not deliver the housing outcomes governments are hoping for, and why infrastructure, long-term planning, and genuine affordable housing should be part of the conversation if Australia is serious about tackling its housing affordability crisis. Whether you're a property investor, home buyer, industry professional, or simply trying to make sense of Australia's housing debate, this episode offers a fresh perspective on one of the country's biggest policy challenges. If you've ever wondered why housing remains so expensive despite years of planning reform, this conversation will challenge your assumptions and help you see the bigger picture. Episode Highlights 01:50 – Meet the Expert Challenging Housing Myths 08:56 – What's Really Driving House Prices? 16:47 – Is NIMBYism Really Blocking Housing? 19:55 – A Better Alternative to Blanket Rezoning 23:09 – The Affordable Housing Catch 30:46 – The Truth About Infill vs Greenfield 34:56 – Why Interest Rates Matter More Than Supply 36:26 – What Really Drives Housing Demand? 39:02 – The Hidden Labour Crisis Behind Housing 43:00 – Why Equity Keeps Driving Property Prices 47:06 – Why Developers Can't Build Everything 49:04 – Why Approved Projects Never Get Built 52:09 – Is Australia's Housing Crisis Misdiagnosed? 55:49 – When Planning Reform Creates More Uncertainty About the Guest Tim Sneesby is an urban economist , town planner , and planning policy expert with extensive experience across local government, strategic planning, and urban economics. Having worked in both the public and private sectors, Tim brings a unique perspective to Australia's housing debate, combining practical experience in development assessment with a deep understanding of the economic forces shaping cities and housing markets. Currently serving as Manager of Town Planning at a Sydney council , Tim also teaches urban economics at the University of New South Wales and the University of Sydney. Recognised as a former Australian Young Planner of the Year, he is widely respected for challenging conventional thinking around housing affordability, planning reform, and urban policy through evidence-based analysis and practical insight. Passionate about creating better cities and better housing outcomes, Tim advocates for strategic planning that balances housing supply, infrastructure, affordability, and long-term community outcomes rather than relying on simplified policy solutions. Connect with Tim E-mail | Tim Sneesby 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

July 5, 202648 min

What Your Builder's Credit History Can Tell You

You're about to invest hundreds of thousands of dollars into building or renovating your home—but how much do you really know about the builder you're hiring? While most Australians compare quotes, browse reviews, and check licences, few dig deeper into the warning signs that could reveal financial instability, recurring disputes, or other hidden risks before signing a contract. In this episode, we sit down with Angus Luffman, founder of Trust Signal and one of Australia's pioneers in credit reporting, to explore why builder due diligence has become more important than ever. Angus explains how information already sitting in tribunal records, company histories, insolvency data, licensing registers, and insurance eligibility can paint a much clearer picture of a builder's track record—if you know where to look. Together, we unpack why builder collapses are rarely as sudden as they appear, the red flags homeowners and investors often overlook, and why construction remains one of Australia's highest-risk industries. We also discuss the emotional side of building, why consumers tend to skip proper due diligence, and the practical questions everyone should ask before committing to one of the biggest financial decisions of their lives. Whether you're building your dream home, renovating, or investing in your next property project, this conversation will help you approach the process with greater confidence, ask better questions, and avoid costly mistakes before construction even begins. Episode Highlights 02:03 – Why Builder Due Diligence Matters More Than Ever 05:37 – What Tribunal Records Can Reveal About a Builder 07:21 – Can You Predict a Builder Collapse? 09:27 – Phoenixing: The Warning Signs to Watch For 19:41 – Could Banks Help Prevent Builder Collapses? 21:27 – Renovating? The Insurance Mistakes to Avoid 24:42 – The Builder Red Flags Most People Miss 25:28 – The Insurance and Supplier Checks That Matter 28:35 – How to Read a Builder Due Diligence Report 33:11 – Why You Should Check Your Own Credit File 34:38 – Should Banks Check Builder Risk Too? 39:50 – Why the Cheapest Builder Can Cost You More 42:02 – Can More Regulation Fix the Building Industry? 45:34 – Builder Due Diligence in Plain English About the Guest Angus Luffman is the Founder and CEO of Trust Signal , a technology company helping Australians make more informed decisions before hiring a builder. With a career spanning more than two decades in data, credit reporting, and risk intelligence, Angus played a pivotal role in introducing Australia's first consumer credit score and has long been at the forefront of improving transparency through data. Today, Angus applies that expertise to the construction industry, bringing together information from builder licences, tribunal records, insolvency histories, insurance eligibility, and company data to help homeowners, investors, and industry professionals better understand builder risk before signing a contract. His mission is simple: empower consumers with the information they need to ask better questions, reduce uncertainty, and make smarter building decisions. Connect with Angus LinkedIn | Angus Luffman LinkedIn | Trust Signal Builder Website | TrustSignal 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

June 28, 202640 min

Are You Paying for the House or the Presentation?

Most people assume property presentation is just about styling. But what if presentation is actually influencing how buyers perceive value—and what they’re willing to pay? In this episode, Veronica and Chris sit down with Peter Karaoglanis, founder of Presenting Homes Australia, to unpack the psychology behind property presentation. Peter explains why styling is only a small part of the equation and why understanding buyer behaviour, emotional decision-making, and perceived value can have a bigger impact on sale outcomes than many renovations. Together, they explore how buyers form emotional attachments to homes, why people struggle to visualise a property's potential, and the concept Peter calls "selling future memories." The conversation also tackles one of the industry's most controversial questions: where is the line between strategic presentation and "lipstick on a pig"? Peter shares his approach to cosmetic renovations, reveals the upgrades that consistently deliver the strongest return on investment, and explains why cleaning, paint, lighting, flooring, and presentation often outperform expensive structural renovations. Whether you're preparing to sell, looking to buy, or investing for the long term, this episode will change the way you think about value creation in property. Because sometimes the biggest driver of price isn't the property itself—it's how buyers experience it. Episode Highlights 01:23 – Meet the Man Behind Australia's Presentation Strategy 05:17 – Why Selling to Everyone Is a Mistake 08:41 – When Renovations Become Red Flags 14:11 – The Croydon Reno That Paid Off Big 18:21 – Why More Investors Are Selling Up 22:46 – Can Virtual Styling Fool Buyers? 23:50 – Virtual Styling vs Real Staging 24:41 – The Upgrades Investors Should Make Before Selling 26:10 – Why Buyers Struggle to See Potential 27:54 – Buyers Purchase Emotion Before Logic 29:26 – Are Agents Finally Getting Presentation Right? 30:06 – How Instagram Changed Buyer Expectations 32:08 – Does Styling Beat Market Competition? 34:00 – Peter's Three-Step Presentation Framework 35:07 – The Landscaping Upgrades Buyers Notice Most 37:13 – How Neighbourhood Appeal Impacts Value 38:30 – The Home That Became Too Good to Sell 39:55 – Final Thoughts and Listener Questions About the Guest Peter Karaoglanis is the founder of Presenting Homes Australia , a property presentation consultancy that helps homeowners, investors, and real estate professionals maximise property sale outcomes through strategic presentation, buyer psychology, and targeted cosmetic improvements. With a background spanning property sales, marketing, new home construction, and presentation strategy, Peter has spent decades studying how buyers perceive value and make purchasing decisions. Known for his philosophy that "styling isn't strategy," Peter focuses on helping clients improve presentation without unnecessary spending or overcapitalising. Through pre-sale audits, cosmetic renovation planning, and buyer-focused presentation strategies, he works to bridge the gap between a property's potential and how that potential is perceived in the market. Connect with Peter LinkedIn - Peter Karaoglanis Instagram - Presenting Homes 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

June 22, 202656 min

What If Australia's Housing Crisis Isn't About Housing?

Australia's housing crisis is usually framed as a simple supply problem: build more homes, increase density, and affordability will improve. But what if we've been asking the wrong question all along? In this episode, Ross Elliott joins Veronica and Chris to challenge some of the biggest assumptions underpinning Australian housing policy. From the belief that everyone works in a CBD to the idea that high-density housing is automatically cheaper, Ross argues that many of the planning principles guiding our cities are decades out of date. Instead of focusing solely on housing supply, he believes we should be asking whether we're creating places where people can actually live, work, and thrive. Together, they explore why Australia's population growth continues to concentrate in a handful of capital cities, why regional centres have been overlooked, and how decades of planning decisions have contributed to today's affordability challenges. They also unpack the unintended consequences of density-led housing strategies, infrastructure bottlenecks, planning delays, and whether recent government policies will actually increase housing supply or simply drive costs even higher. This conversation goes beyond property and politics to tackle a bigger question: what should Australian cities look like in the future? Whether you're a homeowner, investor, policymaker, or simply concerned about housing affordability, this episode offers a fresh perspective on one of the country's most important challenges. Episode Highlights 02:07 – The Biggest Myth in Australian City Planning 09:52 – Why Australia Needs More Than Capital Cities 15:19 – The Problem With Building Up Instead of Out 17:45 – Homes First, Infrastructure Later? 19:28 – What Australia's Best Communities Have in Common 22:44 – Are Investors Really to Blame? 27:09 – The Planning Bottleneck Nobody Talks About 34:11 – Running Out of Land? Not So Fast 43:16 – Brisbane's Growth Challenge Is Just Beginning 47:29 – The Hidden Cost of Apartment Living 49:48 – How Dumbo Became One of New York's Best Precincts 51:14 – What Great Cities Can Teach Australia 55:13 – Why the Best Cities Happen by Accident About the Guest Ross Elliott is one of Australia's leading voices on urban development , housing policy , and city planning . With almost four decades of experience spanning research, construction, development, infrastructure, and public policy, he has worked at the intersection of the industries that shape how Australian communities are built and governed. Ross is widely recognised for his contributions to urban policy and place-making, including his role as Chair of Brisbane's Better Suburbs Initiative , where he has helped drive discussions around suburban renewal, community development, and long-term city planning. Throughout his career, he has advised industry and government stakeholders on housing, infrastructure, population growth, and economic development. His work focuses on understanding how cities evolve and what is required to create communities that are not only affordable but functional, connected, and resilient. Ross brings a rare systems-level perspective to the housing conversation, examining the relationship between planning, infrastructure, jobs, demographics, and housing outcomes. Connect with Ross LinkedIn | Ross Elliott LinkedIn | Brisbane City Council Website | Brisbane City Council 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

June 15, 202648 min

When Your Property Valuation Comes In Short

What happens when a property's agreed purchase price and the bank's valuation are tens of thousands of dollars apart? More importantly, who is right? In this episode, Certified Practising Valuer and Registered Tax Agent Belinda Botzolis joins us to unpack one of the most misunderstood areas of property investing: valuation. Drawing on more than 20 years of experience and over 15,000 property valuations, Belinda explains how bank valuations actually work, why they often differ from market expectations, and why valuers are increasingly under pressure to deliver reports faster and cheaper. We explore the rise of desktop valuations, the legal responsibilities valuers carry, and why many buyers misunderstand what a valuation is truly designed to measure. We also examine the risks facing off-the-plan buyers, how developers can create misleading perceptions of value, and why some investors discover at settlement that their property is worth significantly less than they paid. Belinda shares practical insights into challenging valuations, avoiding common property mistakes, and understanding where valuation and tax decisions intersect. Along the way, we discuss land tax assessments, capital gains tax considerations, proposed tax changes, and one surprisingly common mistake that can destroy a property's value: paying for bedrooms that don't legally exist. If you've ever wondered how property value is determined—or whether you're paying too much—this episode is essential listening. Episode Highlights 01:36 - What Property Valuations Really Measure 09:56 - Why Valuers Seem Conservative 16:33 - Who Does the Valuer Actually Work For? 20:17 - The Off-The-Plan Valuation Trap 29:43 - Developer Pricing Tricks and Valuation Gaps 32:40 - The Coming CGT Valuation Rush 41:23 - Land Tax, Fake Bedrooms and Other Valuation Mistakes About the Guest Belinda Botzolis is a Certified Practising Valuer and Registered Tax Agent with more than 20 years of experience across residential, commercial, development, and specialised property assets. Throughout her career, she has personally valued more than 15,000 properties representing over $12 billion in property value. Known for her ability to simplify complex valuation and tax concepts, Belinda has built a reputation as one of Australia's leading voices on property valuation. She is also Australia's most followed property valuer across social media platforms, where she is helping bring greater transparency, education, and public understanding to an industry that often operates behind the scenes. Through her media appearances, content, keynote presentations, and community engagement, Belinda is reshaping how valuation knowledge is shared and helping everyday Australians make more informed property decisions. Connect with Belinda Website LinkedIn TikTok Instagram 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