The Mortgage Chat

Hosted by Tony Xia

Business Investing

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Latest episode

Aug 2026

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About the show

Hey guys, my name is Tony Xia the host of The Mortgage Chat. In this podcast series, we tune in for expert advice, strategies, and tips to navigate property ownership with confidence. Thanks for watching our podcast!

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57 recent

August 16, 202612 min

Negative Gearing Changes: What Should Investors Do Now?

Send us Fan Mail 🔄 The Budget has changed the game for property investors. With proposed changes around negative gearing and capital gains tax, investors may need to rethink how they structure and select their next investment property. In this episode of The Mortgage Chat, Tony breaks down the strategies his clients are considering after the Budget — particularly when cash flow becomes a bigger consideration. We cover: 📉 How changes to negative gearing could affect investors 💰 The potential impact of capital gains tax changes 📊 A real client scenario involving a $675K investment property 💵 Why cash flow becomes increasingly important 🏘 Why high-rental-yield properties could become more attractive 🏗 The potential role of off-the-plan properties, townhouses and house & land ⚠️ Why tax benefits shouldn't be the only reason you buy an investment property 📈 How investors may need to adapt their strategy depending on income and disposable cash flow Tony also walks through different approaches depending on an investor's financial position — from higher-income investors who can comfortably carry negative cash flow to investors who may need a more cash-flow-focused property strategy. ⚠️ Note: This episode discusses proposed/policy-related changes and Tony's personal views and strategy. Always seek independent tax, legal and financial advice before making investment decisions. 🎧 LISTEN TO THE PODCAST Spotify: https://open.spotify.com/show/0ey99ngIhSFhO1TfRAMcqG YouTube: https://www.youtube.com/@themortgageagency 📍 FIND US HERE LinkedIn: https://www.linkedin.com/in/tony-xia-12a7b596 Facebook: https://www.facebook.com/The-Mortgage-Agency-103274301374511 Instagram: https://www.instagram.com/tonyxia_themortgageagency/ YouTube: https://www.youtube.com/@themortgageagency8841/videos 📅 Book a quick call ⬇️ https://themortgageagency.com.au/contact/ Tony Xia | The Mortgage Agency 📞 0423 718 612 📩 Tony@themortgageagency.com.au 00:00 – Budget Changes: Why Investors Need to Pay Attention 00:16 – Negative Gearing Changes Explained 01:10 – The Grandfathering Rules & New Properties 01:35 – Proposed Capital Gains Tax Changes 02:00 – What the Changes Could Mean for Asset Owners 02:20 – Political Context Behind the Changes 03:35 – What Tony Is Doing for Clients Now 04:20 – Real Client Example: $675K Investment Property 05:15 – Rental Income, Expenses & Negative Gearing 06:00 – The Tax Refund & True Holding Cost 06:45 – Why Investors Need to Change Strategy 07:25 – Strategy #1: Higher Income + Long-Term Growth 08:35 – Strategy #2: Focus on High Rental Yield 09:05 – Example: 6.32% Rental Yield Property 09:55 – How Lower Rates Could Change Cash Flow 10:25 – Strategy #3: Off-the-Plan & New Properties 10:55 – House & Land Packages: The Trade-Off 11:40 – Final Strategies & What Investors Should Consider

August 11, 20267 min

House & Land After the Budget: What Buyers Need to Know (2026)

Send us Fan Mail 🏡 The Federal Budget has been announced—but what does it actually mean for house and land buyers? Many Australians are wondering whether now is the right time to build, buy, or wait. In this episode of The Mortgage Chat, Tony explains how the latest Budget measures may influence the house and land market, borrowing conditions, and opportunities for first-home buyers and investors. We cover: 🏘 How the Budget impacts house and land packages 💰 Government incentives and what they could mean 📈 Market conditions after the Budget announcement 🏦 Financing considerations for buyers ⚠️ Common mistakes to avoid before signing a contract Whether you're building your first home or planning your next investment, understanding how policy changes affect the market can help you make more informed decisions. 🎧 LISTEN TO THE PODCAST Spotify: https://open.spotify.com/show/0ey99ngIhSFhO1TfRAMcqG YouTube: https://www.youtube.com/@themortgageagency 📍 FIND US HERE LinkedIn: https://www.linkedin.com/in/tony-xia-12a7b596 Facebook: https://www.facebook.com/The-Mortgage-Agency-103274301374511 Instagram: https://www.instagram.com/tonyxia_themortgageagency/ YouTube: https://www.youtube.com/@themortgageagency8841/videos 📅 Book a quick call ⬇️ https://themortgageagency.com.au/contact/ Tony Xia | The Mortgage Agency 📞 0423 718 612 📩 Tony@themortgageagency.com.au 00:00 Budget changes explained 00:21 Introduction 00:29 What changed with negative gearing & CGT 00:50 Why investors are looking at new builds 01:22 Are house & land packages worth it? 01:42 Real investment examples 02:23 Why house & land can still make sense 02:44 Construction loans explained 03:19 Buying land before construction 04:32 Progress payments explained 06:07 Understanding your total loan 06:20 How long construction really takes 06:53 Cash flow during construction 07:23 Key takeaways before investing 07:43 Final thoughts

July 19, 20269 min

Can an SMSF Help You Build Wealth

Send us Fan Mail 🏘 Thinking about buying property through your Self-Managed Super Fund (SMSF)? Understanding the rules is one thing but seeing a real-world scenario makes the strategy much easier to understand. In this episode of The Mortgage Chat , Tony walks through a practical SMSF example, explaining how the numbers work, who the strategy may suit, and the important factors investors should consider before taking the next step. We cover: 📊 A practical SMSF investment scenario 💰 How property can be purchased through an SMSF 🏦 Borrowing and lending considerations 📈 Potential long-term wealth-building opportunities ⚠️ Risks, responsibilities, and common misconceptions An SMSF can be a powerful investment vehicle when it's structured correctly but it's important to understand both the opportunities and the obligations before making any decisions. If you're considering using your super to invest in property, this episode provides a practical framework to help you better understand the strategy. 🎧 LISTEN TO THE PODCAST Spotify: SpotifyThe Mortgage Chat YouTube: YoutubeThe Mortgage Agency 📍 FIND US HERE LinkedIn: Linkedinlinkedin.com/in/tony-xia-12a7b596 Facebook: Facebookfacebook.com/The-Mortgage-Agency-1032743... Instagram: Instagraminstagram.com/tonyxia_themortgageagency YouTube: Youtubeyoutube.com/@themortgageagency8841/video... 📅 Book a quick call ⬇️ ThemortgageagencyContact | Call The Expert Mortgage Brokers | The Mortgage Agency Tony Xia | The Mortgage Agency 📞 0423 718 612 📩 Tony@themortgageagency.com.au 00:00 – Intro: A Real SMSF Scenario 00:35 – Why This Example Matters 01:25 – Understanding the Investor's Situation 02:40 – How the SMSF Purchase Works 04:10 – Borrowing Through an SMSF 05:35 – Cash Flow & Contribution Considerations 07:00 – Potential Benefits Over Time 08:20 – Risks & Compliance Requirements 09:45 – Who This Strategy May Suit 11:00 – Key Lessons from the Scenario 12:10 – Final Takeaways

July 5, 20267 min

How Sydney Metro Could Affect Property Values

Send us Fan Mail 🚆 Sydney Metro is transforming the city but does that automatically mean property prices will rise? Many buyers assume that purchasing near a new Metro station guarantees strong capital growth. The reality can be much more complex. In this episode of The Mortgage Chat , Tony explains how the Sydney Metro could affect house prices, apartment values, and investment opportunities , while highlighting some common mistakes buyers should avoid. We cover: 🚆 How Sydney Metro changes local property markets 🏢 Why apartments and houses may perform differently 📈 What infrastructure projects can (and can't) do for prices ⚠️ Common sales tactics buyers should be aware of 💡 What to consider before buying near a Metro station Infrastructure can create opportunity but buying solely because a Metro line is nearby isn't always the best investment strategy. If you're considering purchasing around Sydney Metro developments, this episode will help you make a more informed decision. 🎧 LISTEN TO THE PODCAST Spotify: https://open.spotify.com/show/0ey99ngIhSFhO1TfRAMcqG YouTube: https://www.youtube.com/@themortgageagency 📍 FIND US HERE LinkedIn: https://www.linkedin.com/in/tony-xia-12a7b596 Facebook: https://www.facebook.com/The-Mortgage-Agency-103274301374511 Instagram: https://www.instagram.com/tonyxia_themortgageagency/ YouTube: https://www.youtube.com/@themortgageagency8841/videos 📅 Book a quick call ⬇️ https://themortgageagency.com.au/contact/ Tony Xia | The Mortgage Agency 📞 0423 718 612 📩 Tony@themortgageagency.com.au 00:00 – Intro: Sydney Metro – Watch Out! 00:18 – Why Everyone Is Talking About the Metro 01:10 – Does New Infrastructure Increase Property Prices? 02:35 – Houses vs Apartments Near Metro Stations 04:05 – The Sales Pitch Buyers Often Hear 05:30 – Why First-Home Buyers Should Be Careful 07:00 – The Supply Problem Around Metro Developments 08:30 – What Actually Drives Long-Term Growth 10:00 – Smarter Buying Strategies 11:20 – Final Takeaways

June 21, 202610 min

Why You Shouldn’t Always Use a Trust Structure

Send us Fan Mail 🏘 Many investors hear the same advice: "Just buy it in a trust." But is a trust structure always the best option? In this episode of The Mortgage Chat , Tony breaks down when trust structures may not be the right solution , the costs involved, and the trade-offs investors often overlook. We cover: 📊 What a trust structure actually does 💰 Potential tax and asset protection benefits ⚠️ The disadvantages many investors don't consider 🏘 How trusts can affect lending and borrowing capacity 📈 When personal ownership may be the better option Trusts can be powerful tools when used correctly — but they aren't a one-size-fits-all strategy. If you're considering buying property, building wealth, or restructuring your portfolio, this episode explains the key factors you should understand before making a decision. 🎧 LISTEN TO THE PODCAST Spotify: https://open.spotify.com/show/0ey99ngIhSFhO1TfRAMcqG YouTube: https://www.youtube.com/@themortgageagency 📍 FIND US HERE LinkedIn: https://www.linkedin.com/in/tony-xia-12a7b596 Facebook: https://www.facebook.com/The-Mortgage-Agency-103274301374511 Instagram: https://www.instagram.com/tonyxia_themortgageagency/ YouTube: https://www.youtube.com/@themortgageagency8841/videos 📅 Book a quick call ⬇️ https://themortgageagency.com.au/contact/ Tony Xia | The Mortgage Agency 📞 0423 718 612 📩 Tony@themortgageagency.com.au 00:00 – Intro: Are Trusts Always Better? 00:40 – What Is a Trust Structure? 01:35 – Why Investors Use Trusts 02:45 – Common Benefits Explained 04:00 – The Hidden Costs of Trusts 05:20 – Lending Challenges & Borrowing Capacity 06:40 – Tax Considerations Investors Miss 08:00 – When a Trust May Not Be Suitable 09:20 – Real Investor Examples 10:40 – Trust vs Personal Ownership 12:00 – Final Takeaways

June 7, 202612 min

Why Borrowers Need to Understand the Trickle Effect

Send us Fan Mail 📉 Interest rates move. 📈 Inflation changes. 💰 Consumer spending shifts. 🏡 Property markets react. But none of this happens overnight. In this episode of The Mortgage Chat , Tony explains the Trickle Effect — the chain reaction that occurs when economic changes gradually flow through households, businesses, lending, and property markets. We cover: 🔄 How economic changes spread through the system 📊 Why property markets often lag behind major events 💰 The connection between inflation and borrowing costs 🏘 How buyer confidence affects market activity 📈 What investors should be watching right now Understanding the trickle effect helps explain why today's economic decisions can impact tomorrow's property market. If you're trying to make smarter property or finance decisions, this episode will help you see the bigger picture. 🎧 LISTEN TO THE PODCAST Spotify: https://open.spotify.com/show/0ey99ngIhSFhO1TfRAMcqG YouTube: https://www.youtube.com/@themortgageagency 📍 FIND US HERE LinkedIn: https://www.linkedin.com/in/tony-xia-12a7b596 Facebook: https://www.facebook.com/The-Mortgage-Agency-103274301374511 Instagram: https://www.instagram.com/tonyxia_themortgageagency/ YouTube: https://www.youtube.com/@themortgageagency8841/videos 📅 Book a quick call ⬇️ https://themortgageagency.com.au/contact/ Tony Xia | The Mortgage Agency 📞 0423 718 612 📩 Tony@themortgageagency.com.au 00:00 – Why Today's Decisions Affect Tomorrow's Market 00:35 – What Is the Trickle Effect? 01:40 – The First Domino: Economic Change 02:55 – How Inflation Starts the Chain Reaction 04:15 – Interest Rates Enter the Picture 05:30 – Borrowing Power Begins to Shift 06:45 – Consumer Confidence Changes 08:00 – Property Markets Start Responding 09:25 – Why Some Effects Take Months to Appear 10:40 – What Investors Should Watch Next 12:00 – Final Takeaways

May 24, 202612 min

SMSF Mistakes Australians Should Avoid

Send us Fan Mail 🏘 Self-Managed Super Funds (SMSFs) are becoming more popular especially for Australians looking to invest in property. But an SMSF isn’t the right strategy for everyone. In this episode of The Mortgage Chat , Tony explains when setting up an SMSF may NOT make sense , the risks involved, and what investors should understand before making the move. We cover: 📊 What an SMSF actually is ⚠️ Common misconceptions about SMSFs 💰 Costs and responsibilities investors overlook 🏘 When property inside super may not suit your goals 📈 Situations where other structures may work better SMSFs can be powerful when structured correctly but they also come with rules, obligations, and long-term considerations many people underestimate. If you’re considering property investing through super, this episode helps you think through the strategy carefully before committing. 🎧 LISTEN TO THE PODCAST Spotify: https://open.spotify.com/show/0ey99ngIhSFhO1TfRAMcqG YouTube: https://www.youtube.com/@themortgageagency 📍 FIND US HERE LinkedIn: https://www.linkedin.com/in/tony-xia-12a7b596 Facebook: https://www.facebook.com/The-Mortgage-Agency-103274301374511 Instagram: https://www.instagram.com/tonyxia_themortgageagency/ YouTube: https://www.youtube.com/@themortgageagency8841/videos 📅 Book a quick call ⬇️ https://themortgageagency.com.au/contact/ Tony Xia | The Mortgage Agency 📞 0423 718 612 📩 Tony@themortgageagency.com.au 00:00 – Intro: SMSFs Are Growing Fast 00:40 – What an SMSF Actually Is 01:35 – Why Investors Use SMSFs 02:30 – Common Misconceptions 03:40 – The Costs People Forget About 05:00 – Responsibilities & Compliance Risks 06:10 – When an SMSF May NOT Be Suitable 07:35 – Property Investing Through Super Explained 08:50 – Alternative Strategies Investors Consider 10:00 – Long-Term Planning Considerations 11:15 – Final Takeaways

May 10, 20269 min

Why Fuel Prices Affect Property & Interest Rates

Send us Fan Mail ⛽ Ever wondered why rising oil prices can eventually affect your mortgage repayments? In this episode of The Mortgage Chat , Tony explains the connection between oil prices, inflation, and interest rates and why global events can flow directly into the Australian property market. We cover: 📊 How oil prices affect the economy 💰 Why inflation rises when costs increase 📈 How the RBA responds to inflation 🏘 What this means for borrowers and property owners ⚠️ Why interest rates don’t move randomly Understanding these economic connections helps borrowers make more informed decisions especially in uncertain markets. If you’ve ever asked “Why are rates rising again?” this episode breaks it down in simple terms. 🎧 LISTEN TO THE PODCAST Spotify: https://open.spotify.com/show/0ey99ngIhSFhO1TfRAMcqG YouTube: https://www.youtube.com/@themortgageagency 📍 FIND US HERE LinkedIn: https://www.linkedin.com/in/tony-xia-12a7b596 Facebook: https://www.facebook.com/The-Mortgage-Agency-103274301374511 Instagram: https://www.instagram.com/tonyxia_themortgageagency/ YouTube: https://www.youtube.com/@themortgageagency8841/videos 📅 Book a quick call ⬇️ https://themortgageagency.com.au/contact/ Tony Xia | The Mortgage Agency 📞 0423 718 612 📩 Tony@themortgageagency.com.au 00:00 – Intro: Why Oil Prices Matter 00:42 – How Oil Impacts Everyday Costs 01:35 – What Inflation Actually Means 02:40 – Why Central Banks Watch Inflation 03:30 – How Interest Rates Respond 04:45 – The Flow-On Effect to Property Markets 06:00 – Borrowing Power & Mortgage Pressure 07:10 – Global Events and Economic Reactions 08:20 – Why Markets Become Uncertain 09:35 – Key Lessons for Borrowers & Investors 10:40 – Final Thoughts

April 26, 202614 min

How Australians Pay Off Home Loans With Property

Send us Fan Mail 🏡 What if just one investment property could help you pay off your home loan faster? In this episode of The Mortgage Chat , Tony explains how a single well-structured investment can support your long-term plan to reduce or even eliminate your home loan. We cover: 📊 How one investment property can support mortgage reduction 💰 The role of rental income and growth 📈 Why structure matters from the start ⚠️ Risks to watch when planning this strategy 💡 What makes an investment property work effectively Many homeowners assume they need multiple properties to make progress but sometimes one well-planned investment can make a meaningful difference. If you’re thinking about investing to strengthen your financial future, this episode explains how strategy matters more than quantity. 🎧 LISTEN TO THE PODCAST Spotify: SpotifyThe Mortgage Chat YouTube: YoutubeThe Mortgage Agency 📍 FIND US HERE LinkedIn: Linkedinlinkedin.com/in/tony-xia-12a7b596 Facebook: Facebookfacebook.com/The-Mortgage-Agency-103274301374511 Instagram: Instagraminstagram.com/tonyxia_themortgageagency YouTube: Youtubeyoutube.com/@themortgageagency8841/videos 📅 Book a quick call ⬇️ ThemortgageagencyContact | Call The Expert Mortgage Brokers | The Mortgage Agency Tony Xia | The Mortgage Agency 📞 0423 718 612 📩 Tony@themortgageagency.com.au 00:00 – Intro: Can One Investment Really Help? 00:32 – The Core Strategy Explained 01:20 – Why Property Is Often Used as a Tool 02:10 – How Rental Income Supports the Loan 03:35 – The Role of Capital Growth 04:50 – Structuring the Investment Correctly 06:10 – Example Scenario Walkthrough 07:45 – Risks to Consider 09:05 – Common Mistakes Investors Make 10:25 – Long-Term Payoff Planning 11:40 – Final Takeaways

April 12, 202610 min

Why Smart Investors Avoid Cross Collateralisation

Send us Fan Mail 🏘 Did you know some loan structures can quietly trap you with one lender and limit your ability to refinance? In this episode of The Mortgage Chat , Tony breaks down cross collateralisation , why it’s still being used, and how it can restrict your flexibility as a property investor. We cover: 📊 What cross collateralisation actually means ⚠️ Why some lenders still structure loans this way 💰 How it limits your refinancing options 📈 How property valuations affect your equity 💡 Why separating securities gives you more control If you own multiple properties or plan to understanding how loans are structured can make a massive difference to your long-term strategy. This episode explains why proper loan structuring matters just as much as choosing the right property. 🎧 LISTEN TO THE PODCAST Spotify: https://open.spotify.com/show/0ey99ngIhSFhO1TfRAMcqG YouTube: https://www.youtube.com/@themortgageagency 📍 FIND US HERE LinkedIn: https://www.linkedin.com/in/tony-xia-12a7b596 Facebook: https://www.facebook.com/The-Mortgage-Agency-103274301374511 Instagram: https://www.instagram.com/tonyxia_themortgageagency/ YouTube: https://www.youtube.com/@themortgageagency8841/videos 📅 Book a quick call ⬇️ https://themortgageagency.com.au/contact/ Tony Xia | The Mortgage Agency 📞 0423 718 612 📩 Tony@themortgageagency.com.au 00:00 – Intro: The Loan Structuring Problem 00:18 – What Cross Collateralisation Means 00:50 – Why Some Brokers Still Do This 01:12 – Why Cross Collateralisation Is Risky 02:00 – Real Example: Bank A vs Bank B Valuations 03:10 – How Equity Can Be Locked In 04:20 – Why Refinancing Becomes Harder 05:40 – Visual Walkthrough Example 07:10 – Separating Securities Explained 08:45 – Long-Term Risks for Investors 10:05 – Smarter Loan Structuring Strategy 11:30 – Final Takeaways