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

Hosted by Chris Bates

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Oct 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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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

August 30, 202646 min

Andrew Bragg: Will Taxing Investors Make Housing Affordable?

Will taxing property investors actually make housing more affordable—or simply change who owns the homes? Australia's housing affordability crisis is real, but the political response to it is anything but straightforward. In this episode of The Elephant in the Room , Veronica Morgan and Chris Bates sit down with Senator Andrew Bragg, Shadow Minister for Housing and Homelessness, for a robust discussion about Labor's changes to negative gearing, capital gains tax and property investment. Andrew argues that Australia's biggest problem isn't simply who owns property or how much tax investors pay—it's that we're not building enough homes. The conversation digs into the unintended consequences of restricting investment, the impact on housing supply, the role of SMSFs, the 5% deposit scheme, migration and whether government policies are inadvertently pushing people towards different forms of leverage. But criticism is only half the conversation. Veronica and Chris push Andrew on what should happen instead, exploring infrastructure funding, construction productivity, skilled migration, planning and regulation, the National Construction Code, tax incentives for new builds and ways to encourage more housing supply. Andrew also outlines three Coalition housing policies: an infrastructure fund, a housing and migration pledge, and a recalibration of the National Construction Code. If you're an investor, homeowner or aspiring buyer trying to understand where Australia's housing market is heading, this is a conversation worth hearing. It cuts through the political slogans and asks the harder question: are we actually fixing the housing problem—or simply moving the pieces around? Episode Highlights 01:34 – Why Andrew Bragg Thinks Housing Reform Is Backwards 04:13 – Will Taxing Investors Reduce Housing Supply? 08:48 – Why Andrew Bragg Opposes the SMSF Property Ban 12:13 – Is Superannuation Limiting Your Investment Choices? 17:54 – Andrew Bragg's Plan to Get More Homes Built 19:46 – Can Migration Keep Rising Without More Housing? 28:29 – Can Canberra Actually Force States to Build? 31:55 – Could Falling Property Sales Blow a Hole in State Budgets? 35:05 – Should Australia Open Up to Foreign Housing Investment? 38:51 – Could Tighter Lending Be Locking Buyers Out? 42:22 – Is Australia's Housing Crisis Fuelled by Bad Policy? About the Guest Senator Andrew Bragg is the Shadow Minister for Housing and Homelessness and a prominent voice in Australia's housing and economic policy debate. He has been deeply involved in scrutinising Labor's changes to negative gearing, capital gains tax and SMSF property investment, while also helping develop the Coalition's alternative housing agenda. Before entering politics, Andrew worked at Ernst & Young, the Financial Services Council and the Business Council of Australia , giving him extensive experience across financial services, taxation and economic policy. He has also written about Australia's superannuation system, bringing a broader perspective on wealth creation, investment and retirement policy. In this episode, Andrew brings that policy background to one of Australia's most contentious issues: how to improve housing affordability without undermining investment and supply. He makes the case for reducing construction costs and regulation, increasing building productivity, recalibrating migration and making housing development more economically viable. Connect with Sen. Andrew Andrew Bragg - Liberal Party of Australia Instagram | Andrew Bragg Website | Senator Andrew Bragg LinkedIn | Senator Andrew Bragg YouTube | Senator Andrew Bragg TikTok | Senator Andrew Bragg X (Formerly Twitter) | Senator Andrew Bragg Facebook | Senator Andrew Bragg 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 23, 202656 min

Should Investors Rethink Buy-and-Hold Investing?

With the 2026 Federal Budget reshaping tax incentives and many investors questioning whether traditional buy-and-hold strategies still make sense, where should property investors be looking next? In this episode, Veronica Morgan and Chris Bates are joined by property developer and educator Michael Tiemens to explore why small-scale property development is becoming an increasingly attractive strategy for investors seeking to build wealth through value creation rather than relying on market appreciation alone. Michael explains how subdivision and development can manufacture equity, while also highlighting the discipline, due diligence, and strategic thinking required to make these projects successful. Together, they unpack the realities behind successful development—from identifying the right sites and understanding buyer demand to conducting rigorous feasibility studies and managing finance, planning, construction, and market risks. They also challenge one of the biggest misconceptions in property investing: that tax benefits should drive investment decisions. Instead, the conversation focuses on building resilient investment strategies based on sound fundamentals, long-term thinking, and careful risk management. Whether you're an experienced investor looking to adapt to Australia's changing tax landscape or you're considering your first development project, this episode offers practical insights into how small-scale development can fit within a smarter, more sustainable property investment strategy. Tune in to discover why creating value—not simply waiting for capital growth—could be the key to building long-term wealth. Episode Highlights 01:28 – The Budget Changes the Property Investment Game 05:59 – Why Tax Shouldn't Drive Your Investment Strategy 13:03 – What Happens When a Development Goes Off Track? 18:58 – Buy Low, Create Value, Sell Smart 21:15 – How to Negotiate a Better Development Deal 23:56 – Build What Buyers Actually Want 25:36 – The Battleaxe Block Objections Developers Face 26:58 – Why Backyard Living Could Drive Buyer Demand 28:59 – Why Property Fundamentals Matter More Than Tax 32:20 – Can Partnering With Landowners Make Development Easier? 36:27 – The Risks Developers Need to Spot Before Buying 40:36 – Why Patience Could Be a Developer's Biggest Advantage 43:08 – How to De-Risk a Property Development Project 50:20 – Designing Developments Around Real Buyer Demand About the Guest Michael Tiemens is a property developer, educator, and founder of Develop Coach , where he helps aspiring and experienced investors navigate the complexities of small-scale property development. After building his own portfolio through subdivision and development projects, Michael has dedicated his career to teaching investors how to create wealth by manufacturing equity rather than relying solely on market appreciation. Drawing on years of hands-on experience, Michael specialises in development feasibility, site selection, subdivision strategy, and risk management. He is passionate about helping investors understand the commercial realities of development, equipping them with practical frameworks to assess opportunities, avoid costly mistakes, and make informed investment decisions in an evolving property market. Through his coaching, education, and real-world project experience, Michael has helped hundreds of investors develop the knowledge and confidence to approach small-scale property development with greater discipline, clarity, and long-term strategic thinking. Connect with Michael Instagram | Michael Tiemens LinkedIn | Michael Tiemens Website | H.CO 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 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