The Property Trio (formerly The Property Planner, Buyer and Professor)

Hosted by Cate Bakos, David Johnston and Mike Mortlock

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379

Latest episode

Aug 2026

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About the show

Formerly The Property Planner, Buyer and Professor, our show rebranded in 2023 to The Property Trio. Residential property is the only asset class we live in, it is where we raise our families, and it is our most expensive investment, yet property advice remains unregulated. Our objective is to educate time-poor professionals through deep insights from our experts who have provided thousands of Australians with personalised advice and education spanning two decades. In a climate where we are overloaded with information and one size fits all recommendations from the media, well-meaning friends and family and so-called advisers, we will distill the raw truth from the ill-informed. So join the Property Planner, David Johnston, The Property Buyer, Cate Bakos and the Quantity Surveyor, Mike Mortlock as they take you on a journey of discovery through the maze of property, mortgage, and money decisions to empower you to create your ideal lifestyle! Links to your hosts: https://www.catebakos.com.au/ https://propertyplanning.com.au/ https://www.mcgqs.com.au/

Listen to episodes

60 recent

September 7, 202652 min

#378: Property Investors Pivot to Yield and Diversification, But Is It the Right Call?

Dave, Cate and Mike dig into the immediate investor reaction to the negative gearing changes and the trends taking shape in their wake. Is the shift toward yield over growth a genuine strategic rethink, or is it serviceability and higher rates forcing investors' hands? Cate shares what she's hearing from buyers week to week, while Mike unpacks why resi investors are increasingly eyeing commercial property, small retail, offices and warehousing, and how differently that asset class behaves once you move past the headline yield. The Trio weigh up what investors might be compromising on when they chase yield over growth, and whether that trade-off is fully understood. The Property Trio is: David Johnston, Mortgage Broker - Managing Director of Property Planning Australia https://propertyplanning.com.au/ Cate Bakos, Buyers Advocate - Managing Director of Cate Bakos Property https://www.catebakos.com.au/ Mike Mortlock, Quantity Surveyor - Managing Director of MCG Quantity Surveyors https://www.mcgqs.com.au/ 📩 Got a question you want answered in a future episode? Send it through https://www.propertytrio.com.au/contact-us/ Shownotes:https://www.propertytrio.com.au/2026/09/07/propertytrio-property-investors-pivot-to-yield/

August 31, 20261 hr 4 min

#377: The 6 Principles for Property Success to Build Lasting Wealth & Create Your Ideal Lifestyle

The Trio unpack the six principles that separate lasting property wealth from a scattered portfolio. They start with goal setting and long-term planning, then move through mortgage strategy, risk management, and the money management habits that fund a lifestyle by design. Dave discusses a sobering example of first home buyers facing negative equity after buying at 95% LVR, while Mike explains why compounding and buy and hold tend to beat timing the market. The Trio also make the case for quality over quantity, arguing well chosen properties beat a sprawling portfolio. The Property Trio is: David Johnston, Mortgage Broker - Managing Director of Property Planning Australia https://propertyplanning.com.au/ Cate Bakos, Buyers Advocate - Managing Director of Cate Bakos Property https://www.catebakos.com.au/ Mike Mortlock, Quantity Surveyor - Managing Director of MCG Quantity Surveyors https://www.mcgqs.com.au/ 📩 Got a question you want answered in a future episode? Send it through https://www.propertytrio.com.au/contact-us/ Shownotes: https://www.propertytrio.com.au/2026/08/31/the-six-principles-for-property-ssuccess/

August 24, 202656 min

#376: The Great Investor Exodus - The Budget White Elephant Sinking the Boat, Outlook for Rates & Are Boutique Apartments Luring Investors

This week, Mike, Cate and Dave dig into Tim Lawless's Cotality presentation from last month's REBAA conference, unpacking where the housing cycle genuinely sits. 📊 National dwelling values have fallen for four straight months, now around 2% below their March peak, with Sydney and Melbourne leading the slide; 97% and 98% of their suburbs recorded falls over the latest quarter. Yet Kalgoorlie-Boulder, Karratha and Wagga Wagga are still growing above 19%, so could that gap change how investors chase last year's winners? Cate explains what softer listings and auctions mean for buyer leverage, and Mike unpacks the investor demand risks sitting behind looming tax changes. The cycle has clearly turned, just not everywhere. The Property Trio is: David Johnston, Mortgage Broker - Managing Director of Property Planning Australia https://propertyplanning.com.au/ Cate Bakos, Buyers Advocate - Managing Director of Cate Bakos Property https://www.catebakos.com.au/ Mike Mortlock, Quantity Surveyor - Managing Director of MCG Quantity Surveyors https://www.mcgqs.com.au/ 📩 Got a question you want answered in a future episode? Send it through https://www.propertytrio.com.au/contact-us/ Shownotes: https://www.propertytrio.com.au/2026/08/24/are-investors-about-to-step-back/

August 17, 202644 min

#375: Market Update July 2026- National Price Reversal Depends, Yields Hit Highest Level in Years, Rents keep Rising &. Total Listings Climb

This month's Property Trio market update sees Cate, Dave and Mike digging into July's figures, questioning whether the headline numbers are keeping pace with what's really happening on the ground. National values fell 0.7%, with only Darwin, Perth and Hobart holding positive territory, and Cotality quietly revising prior months lower. 🏡 Melbourne draws real attention, with affordability and rising yields raising the question of genuine resilience. Rents keep climbing, listings tell a mixed story across cities, and the RBA's warning of another possible hike looms large. A tight, data-driven read on where the market stands and what could shift it next. The Property Trio is: David Johnston, Mortgage Broker - Managing Director of Property Planning Australia https://propertyplanning.com.au/ Cate Bakos, Buyers Advocate - Managing Director of Cate Bakos Property https://www.catebakos.com.au/ Mike Mortlock, Quantity Surveyor - Managing Director of MCG Quantity Surveyors https://www.mcgqs.com.au/ 📩 Got a question you want answered in a future episode? Send it through https://www.propertytrio.com.au/contact-us/ Shownotes: https://www.propertytrio.com.au/2026/08/17/ep-375-july-2026-market-update/

August 10, 202651 min

#374: The Ultimate Guide to Buying, Selling and Upgrading in a Downturn

Buying and selling a property at the same time can feel like a logistical minefield. In this episode, Mike, Cate and Dave explore the strategies, risks and financial considerations involved in upgrading or downsizing. They discuss whether it is better to buy or sell first, when bridging finance makes sense, why subject-to-sale offers can be problematic, and how settlement periods, rent-backs and early access can create valuable flexibility. The Trio also explores loan porting, contingency planning and the importance of understanding your worst-case scenario before committing. With careful planning and the right advice, the buy-and-sell dance doesn’t have to become a disaster. The Property Trio is: David Johnston, Mortgage Broker - Managing Director of Property Planning Australia https://propertyplanning.com.au/ Cate Bakos, Buyers Advocate - Managing Director of Cate Bakos Property https://www.catebakos.com.au/ Mike Mortlock, Quantity Surveyor - Managing Director of MCG Quantity Surveyors https://www.mcgqs.com.au/ 📩 Got a question you want answered in a future episode? Send it through https://www.propertytrio.com.au/contact-us/ Shownotes: https://www.propertytrio.com.au/2026/08/10/buy-first-or-sell-first/

August 3, 20261 hr 8 min

#373: After the Budget – A Deep Analysis of Who are the Winners, the Losers and What Happens Next

In this extended episode of The Property Trio, Cate Bakos, David Johnston and Mike Mortlock unpack the far-reaching implications of the 2026 Federal Budget and its property tax reforms. They explore how the changes could affect property prices, rents, yields, investor behaviour and first home buyers, while discussing the risks and opportunities emerging in today's market. The trio also examines established versus new property, long-term investment strategy, potential economic impacts, and whether the reforms could eventually be repealed. If you're deciding whether to buy, hold or wait, this episode delivers practical insights to help guide your next move. The Property Trio is: David Johnston, Mortgage Broker - Managing Director of Property Planning Australia https://propertyplanning.com.au/ Cate Bakos, Buyers Advocate - Managing Director of Cate Bakos Property https://www.catebakos.com.au/ Mike Mortlock, Quantity Surveyor - Managing Director of MCG Quantity Surveyors https://www.mcgqs.com.au/ 📩 Got a question you want answered in a future episode? Send it through https://www.propertytrio.com.au/contact-us/ Shownotes: https://www.propertytrio.com.au/2026/08/03/after-the-budget/

July 27, 202652 min

#372: The New-Build Negative Gearing Trap - Why a Higher Rent and Bigger Tax Deduction Don't Always Add Up to a Better Investment

Australia's proposed negative gearing changes are designed to encourage investment in new housing, but could there be unintended consequences for renters? In this episode, The Property Trio explores exclusive research from MCG Quantity Surveyors and Suburbtrends, analysing more than 180,000 rental listings to uncover the true cost of brand-new housing. The trio discuss why new properties command higher rents, how the findings vary across Australia's capital cities, and what this means for investors weighing tax benefits against long-term performance. It's a balanced, data-driven conversation about housing affordability, rental supply and making smarter property decisions in a changing policy landscape. The Property Trio is: David Johnston, Mortgage Broker - Managing Director of Property Planning Australia https://propertyplanning.com.au/ Cate Bakos, Buyers Advocate - Managing Director of Cate Bakos Property https://www.catebakos.com.au/ Mike Mortlock, Quantity Surveyor - Managing Director of MCG Quantity Surveyors https://www.mcgqs.com.au/ 📩 Got a question you want answered in a future episode? Send it through https://www.propertytrio.com.au/contact-us/ Shownotes: https://www.propertytrio.com.au/2026/07/27/the-new-build-negative-gearing-trap/

July 20, 202654 min

#371: The Retirement Countdown - Is Adding One More Property to Your Portfolio Close to Retirement a Smart Move or a Step Too Far?

This week, Cate and Dave answer a thoughtful listener question from Scott, who is approaching retirement with five investment properties, positive cash flow and a big decision to make. Should he borrow to buy a $500,000 Melbourne apartment, or focus on preserving wealth? Dave explores retirement planning, portfolio purpose, debt and cash flow, while Cate examines whether Melbourne's affordable apartments and units could benefit from changing investor behaviour following the recent negative gearing reforms. T hey also discuss investment-grade apartment selection, owner's corporation costs, and long-term capital growth prospects. This is a practical conversation for investors planning their next chapter. The Property Trio is: David Johnston, Mortgage Broker - Managing Director of Property Planning Australia https://propertyplanning.com.au/ Cate Bakos, Buyers Advocate - Managing Director of Cate Bakos Property https://www.catebakos.com.au/ Mike Mortlock, Quantity Surveyor - Managing Director of MCG Quantity Surveyors https://www.mcgqs.com.au/ 📩 Got a question you want answered in a future episode? Send it through https://www.propertytrio.com.au/contact-us/ Shownotes: https://www.propertytrio.com.au/2026/07/20/the-retirement-countdown/

July 13, 202652 min

#370: Market Update June 2026 – Sydney and Melbourne Lead National Slide, Rents Keep Climbing, Listings Rise & Yields Hit a Multi-Year High

June's market update reveals a property market adjusting to powerful policy changes. The Trio unpack slowing momentum across every capital city, the combined impact of Budget Night tax reforms and three consecutive interest rate rises, and why cautious buyers and retreating investors are reshaping the landscape. Tight vacancy rates and rental growth continue to pose a threat to renters, with gross rental yields continuing to climb. The Trio explore whether Spring will deliver a larger volume of stock, and if so, will sentiment improve in time? Or could supply outpace demand? These are interesting times... The Property Trio is: David Johnston, Mortgage Broker - Managing Director of Property Planning Australia https://propertyplanning.com.au/ Cate Bakos, Buyers Advocate - Managing Director of Cate Bakos Property https://www.catebakos.com.au/ Mike Mortlock, Quantity Surveyor - Managing Director of MCG Quantity Surveyors https://www.mcgqs.com.au/ 📩 Got a question you want answered in a future episode? Send it through https://www.propertytrio.com.au/contact-us/ Shownotes: https://www.propertytrio.com.au/2026/07/13/ep-370-june-2026-market-update/

July 6, 202645 min

#369: The Negative Gearing Loophole Available for Established Properties that No One’s Talking About

Australia's negative gearing changes have created an important opportunity for existing homeowners that many people have overlooked. In this episode, Cate, Dave and Mike explain how grandfathering rules could allow eligible homeowners to retain negative gearing benefits if they later convert their home into an investment property. The trio explores why mortgage structure matters, the strategic use of interest-only lending and offset accounts, and how repayment choices made today can influence future tax outcomes. They also discuss upgrade-and-retain strategies, rentvesting, cash flow management and the importance of seeking advice before making property or lending decisions. The Property Trio is: David Johnston, Mortgage Broker - Managing Director of Property Planning Australia https://propertyplanning.com.au/ Cate Bakos, Buyers Advocate - Managing Director of Cate Bakos Property https://www.catebakos.com.au/ Mike Mortlock, Quantity Surveyor - Managing Director of MCG Quantity Surveyors https://www.mcgqs.com.au/ 📩 Got a question you want answered in a future episode? Send it through https://www.propertytrio.com.au/contact-us/ Shownotes: https://www.propertytrio.com.au/2026/07/06/a-negative-gearing-option-open-to-millions/