What if the suburb everyone is talking about right now is actually the last place you should be investing?

In this episode of Future Proof Property, Dawn breaks down five suburbs she would be extremely cautious about buying in during 2026. These aren't necessarily bad suburbs — the problem is that strong past growth doesn't automatically mean strong future growth.

Dawn explains why investors need to stop looking at what a suburb has done over the last five years and start asking what could happen over the next five. Using real property examples across Queensland, Western Australia and South Australia, she shows how buying at the wrong point in the market cycle can leave your capital sitting in an asset for years with little growth.

You'll learn how to identify the recovery, expansion, late-cycle and stagnation phases of a property market, why affordability is one of the most important indicators of future growth, and how supply, demand and the next buyer can determine whether a property still has room to run.

From Redbank Plains and Armadale to Rangeway and Berserker, Dawn breaks down the numbers behind recent property gains and explains why a property that looks great on paper can still be a poor investment at today's price.

Because a great suburb can still be a terrible investment if you buy at the wrong price and the wrong point in the cycle.

In This Episode

• Why historical growth can be a warning sign rather than an opportunity

• The five suburbs Dawn would be cautious about investing in during 2026

• Why market-cycle timing matters more than chasing recent growth

• How to recognise the recovery, expansion, late-cycle and stagnation phases

• Why you need to focus on the next five years, not the last five

• How affordability constraints can limit future capital growth

• Why investors should look at tomorrow's supply, not just today's shortage

• How speaking to local agents and property managers can reveal market changes before the data does

• The real-life numbers behind a 64% gain in Redbank Plains

• Why Dawn wouldn't buy Redbank Plains at today's prices

• What Armadale's 170% growth means for investors entering the market now

• Why zoning creates potential, but feasibility determines value

• How FOMO can cause investors to pay for someone else's gains

• What Rangeway's dramatic price growth tells us about affordability

• Why a large block of land doesn't automatically make a property a good investment

• How a property can become more expensive without becoming a better investment

• Why rental growth and local affordability matter alongside yield

• Why the Olympics should not be treated as an investment thesis

• How to identify whether you're buying the start of a story or the end of it

• The question every investor should ask: Who's the next buyer?

Chapters

00:00 Why Recent Growth Can Be a Warning Sign

01:24 The Five Suburbs Dawn Would Be Cautious About in 2026

02:42 Understanding Property Market Cycles

03:38 How to Spot a Market in Recovery Before the Herd

05:15 The Late Cycle Trap and Why Stagnation Hurts Investors

06:40 Redbank Plains: 64% Growth and the Affordability Constraint

08:28 Why Future Supply Matters More Than Today's Shortage

10:52 Armadale: When Development Potential Becomes an Expensive Dream

13:13 Zoning Creates Potential, But Feasibility Determines Value

15:31 Rangeway: When Affordability Puts a Ceiling on Growth

17:50 Davoren Park and the 14-Year Stagnation Example

20:17 The Fifth Suburb: Berserker and the Problem With Chasing Land Size

22:32 Why Yield Alone Doesn't Tell You If a Property Is a Good Investment

24:54 Why the Olympics Isn't an Investment Thesis

26:10 Buy for the Next Five Years, Not the Last Five

27:17 Closing Thoughts and Disclaimer

A property can be worth a million dollars today and still be a terrible investment. So what actually makes a property valuable — and more importantly, what makes it likely to be worth more in five years?

In this episode of Future Proof Property, Dawn sits down with certified practicing valuer Belinda Botzolas, who brings more than 20 years of valuation experience to a detailed look at how property is actually assessed.

Using a real property in Logan Central as a case study, Belinda takes us through the valuation process from the street right through to the property's condition, layout, comparable sales, granny flat, surrounding demographics and market conditions.

They unpack why a granny flat isn't automatically a value creator, how investors can fall into yield traps, why comparable sales need to be analysed objectively, and why buying at the wrong point in a market cycle can completely change an investment's long-term prospects.

The conversation also explores the difference between looking rich and actually building wealth, why gross investment returns can be misleading, and why investors need to think about the future buyer rather than simply chasing today's numbers.

Because buying property is the easy part.

Building wealth is the hard part.

In This Episode

• Why a property's current value doesn't necessarily make it a good investment

• How a certified valuer actually assesses a property

• What valuers look for before they even enter the house

• Why the property's current condition matters to a valuation

• How banks use valuations and why valuers don't actually work for the bank

• The truth about desktop valuations and common valuation myths

• How granny flats can become a yield trap

• Why a granny flat may increase income without creating equivalent equity

• How adding a granny flat can isolate your potential buyer pool

• Why the main house remains the hero of a house-and-granny-flat property

• How to choose genuinely comparable properties

• Why investors need to adjust comparable sales for changing market conditions

• The danger of buying into a market after a rapid price increase

• How demographics, wages and owner-occupier demand affect future growth

• Why market value ultimately comes down to what buyers are willing to pay

• The difference between getting rich and building wealth

• How renovation costs can be mistaken for genuine value creation

• Why gross profits can look very different from net returns

• The importance of future maintenance and holding costs

• What features buyers can undervalue when assessing a property

• Why Melbourne could be an interesting market — but not every suburb will outperform

Chapters

00:00 Why a Million-Dollar Property Can Still Be a Bad Investment

02:08 How a Professional Valuer Actually Values a Property

04:31 Why Valuers Assess the Property As It Is

05:55 The Truth About Bank Valuations and Desktop Valuations

07:48 Walking Through the Logan Central Property

09:51 What Valuers Look for Inside the Property

12:59 Granny Flats: Value Creator or Yield Trap?

15:03 Why Equity Matters More Than Simply Increasing Yield

17:04 How Valuers Choose Comparable Sales

22:01 The Danger of Buying Cheap Instead of Buying Well

24:38 How Belinda Builds a Valuation From the Ground Up

28:28 Using Comparable Sales to Understand True Value

31:12 Why Market Cycle Timing Matters

34:37 When Rapid Growth Becomes a Risk

38:02 Would Belinda Actually Buy This Property?

40:22 Did the Renovation Really Create the Value?

44:04 Why Expensive Renovations Don't Always Add Value

45:19 The Difference Between Gross and Net Investment Returns

48:10 Looking Beyond Today's Value to the Future Buyer

50:56 Belinda's Rapid-Fire Valuation Lessons

55:48 Where Belinda Sees Opportunity in Australia

58:02 Buying Property Is the Easy Part

What happens when a couple with nearly $5 million in property assets is about to make one decision that could completely derail their long-term financial goals?

In this episode of the Future Proof Property Podcast, Dawn and Ben unpack one of the hardest conversations they've had with a client.

The clients had built an impressive portfolio, accumulated more than $2 million in equity and had $700,000 in cash, but were about to purchase a $900,000 property that could have stalled their entire investment journey.

Instead of simply asking, “Can you afford this property?”, the team stepped back and asked the more important question: “Will this decision actually get you to your end goal?”

The episode breaks down how the team restructured the clients' existing portfolio, unlocked borrowing capacity, planned multiple future acquisitions and built a strategy around their ultimate goal of $200,000 in net passive income and a debt-free family home.

You'll also hear why having equity doesn't necessarily mean you should buy, why property investing should be boring, and why the right strategy needs to consider your entire financial future, not just your next purchase.

In This Episode

• The importance of knowing your end goal before buying

• How the team restructured the clients' existing debt

• Using equity to create a five-year investment plan

• Why commercial property became a key part of their passive income strategy

• The role of SMSF in the clients' long-term plan

• Why debt reduction on the family home matters

• The opportunity cost of making the wrong property decision

• Why investment should be boring

• The importance of having the right accountant, broker and property team

• Why personalised strategy becomes harder when businesses operate at scale

• How the team is targeting almost $4 million in additional assets for the clients

• Why sometimes the best advice is simply to say no

Chapters

00:00 The $900K Property That Could Have Changed Everything

01:00 Why the Clients Needed to Get Out of the Contract

03:11 What Would Have Happened If They Bought It?

04:21 Understanding Their Starting Position

05:00 Building the Long-Term Strategy

06:49 Stage One: Restructure and Unlock Equity

08:17 Planning the Next Property Acquisitions

09:02 Unlocking Commercial Property

10:00 How Commercial Lending Works

11:29 Changes to Commercial Lending Buffers

13:03 The Opportunity Cost of One Wrong Decision

14:33 Why Strategy Needs to Match Risk

16:12 Thinking 10 Years Ahead

17:22 Why Passive Income Starts With Debt Reduction

19:28 Buying Property in Super

20:38 From One $900K Purchase to Nearly $4M in Assets

21:25 Why Investment Should Be Boring

23:07 The Hardest Conversation We've Had With a Client

24:51 Why Your Accountant Matters

26:52 Why Personalised Advice Matters

29:32 The Problem With Property Investing at Scale

31:53 Knowing When to Say No

32:03 How One Conversation Changed Their Financial Future

33:38 Don't Let One Wrong Decision Stall Your Portfolio

Why do so many property investors buy their first property, but never make it beyond their second or third?

In this episode of Future Proof Property, Dawn is back in the studio with Ben Robinson to unpack the common mistakes that stop investors from building a successful property portfolio.

From over-leveraging and buying for today's lifestyle to ignoring cash flow, market cycles and future buyers, Dawn and Ben explain why the first property decision can have a much bigger impact on your long-term wealth than you might realise.

They also explore how successful investors think differently, including how they plan around future borrowing capacity, choose the right ownership structure, balance capital growth with cash flow, and make decisions based on their long-term goals rather than simply buying what they can afford today.

Because buying a property is easy.

Building a portfolio that gives you freedom of choice is the hard part.

In This Episode

• Why most investors never get beyond their first or second property

• The danger of using your full borrowing capacity too early

• Why your first property needs to be part of a bigger plan

• The opportunity cost of buying an expensive property too soon

• Why buying for yourself today can hurt your future wealth

• The importance of cash flow when building a portfolio

• How buying at the peak of a market cycle can leave investors stuck

• Why every property needs an exit strategy

• How to think about your future buyer before you purchase

• Why capital growth matters more for early-stage investors

• The risks of focusing too heavily on rental yield

• Why boutique Melbourne units are attracting investor attention

• How negative gearing changes have affected borrowing capacity

• Why some investors are now competing directly with first home buyers

• When a company or trust may form part of an investment strategy

• How successful investors plan around their future borrowing capacity

• Why property investing needs to be personalised to your circumstances

• The key questions to ask before buying your next property

Chapters

00:00 The Decisions That Can Keep Investors Stuck

01:25 Why Most Investors Never Get Beyond Property Number Two

02:18 The Importance of Having a Plan Before You Buy

03:07 Mistake #1: Overleveraging Your First Property

05:41 Mistake #2: Buying for Your Life Today0

6:09 Why Cash Flow Matters

07:24 Mistake #3: Buying at the Peak of the Market

09:29 Why Every Investor Needs an Exit Plan

10:47 Thinking About Your Future Buyer

11:43 Finding Future Value in a Property

12:49 Why Cash Flow Is the Oxygen of Your Portfolio

13:25 The Danger of Focusing Too Much on Yield

14:50 Why Boutique Melbourne Units Are Creating Opportunities16:58 Where Investors Are Buying Right Now

17:48 How Negative Gearing Changes Have Affected Borrowing Capacity

20:52 How Successful Investors Actually Scale

22:17 Should You Buy Through a Trust or Company?

25:19 Why Structure Needs to Match Your Strategy

28:13 Building a Portfolio Around Your End Goal

31:52 Why Property Investing Is More Personalised Than You Think

32:28 How to Get Unstuck When You've Hit Your Borrowing Limit

33:29 The Questions Every Investor Should Ask Before Buying

34:37 Why Buying at Your Borrowing Limit Isn't Always Best

35:18 The Difference Between Buying Properties and Building a Portfolio

How many investment properties do you actually need to create the life you want?

In this episode of Future Proof Property, Dawn steps away from market headlines and suburb predictions to share something far more valuable: the investment philosophy that guides every recommendation she makes.

Rather than focusing on buying the most properties possible, Dawn explains why the goal should be building a portfolio that creates freedom, flexibility, and long-term financial security. Using real client examples and purchases from her own portfolio, she breaks down how investment strategy changes across different budgets, why buyer behaviour matters more than data alone, and why understanding your future buyer is one of the biggest predictors of investment success.

If you've ever felt overwhelmed by conflicting property advice or questioned whether you're building wealth for yourself or someone else's definition of success, this episode offers a refreshingly practical perspective.

In This Episode

• Why property is a vehicle, not the destination

• The biggest mistake investors make when setting goals

• Why portfolio size doesn't equal financial freedom

• How Future Proof Property builds personalised strategies

• Why caring about clients matters more than scaling a business

• What to look for with a $550K investment budget

• Investment opportunities under $850K

• Strategies for investors with $1M+ borrowing capacity

• Why future buyer demand drives long-term growth

• The importance of scarcity, affordability and market timing

• How Dawn is personally investing in today's market

• Why your business may be a better wealth generator than another investment property

Chapters

00:00 Property Is the Vehicle, Not the Goal

00:46 Building Wealth Around Your Life, Not Your Portfolio

03:10 Why Bigger Portfolios Don't Always Create Freedom

05:32 Choosing Clients Over Business Growth10:15 Why Property Is Still Just Property

12:40 The Investment Framework Future Proof Uses

14:59 What We'd Buy With a $550K Budget

17:16 Why Brick Villa Units Still Offer Opportunity

18:22 Investing Under $850K

22:02 Strategies for Higher-Income Investors

24:25 Why Buyer Demand Beats Fancy Finishes

26:49 Final Thoughts on Building Wealth That Matters

Should you wait for property prices to fall further, or is waiting the biggest mistake investors can make?

In this episode of Future Proof Property, Dawn is joined by experienced investor and property strategist Jeremy Iannuzzelli to unpack what is really happening in Australia's property market. Together, they explore why today's market is being driven by fear rather than fundamentals, why a 50% property crash is highly unlikely, and how experienced investors approach periods of uncertainty.

They also discuss migration, government policy, negative gearing changes, Victoria's market, and why history suggests that the biggest opportunities often appear when confidence is at its lowest.

In This Episode

• Why today's property downturn is driven by sentiment, not systemic failure

• The biggest misconception about waiting for a 50% market crash

• What history teaches us about previous property cycles

• Why experienced investors buy when others hesitate

• How migration continues to support Australia's property market

• The impact of recent negative gearing changes on investors

• Why Victoria is attracting renewed investor attention

• The types of properties experienced investors are buying today

• How to prepare financially before investing during uncertain markets

• Why confidence usually returns after the best buying opportunities have passed

Chapters

00:00 Why Waiting Could Cost You More Than Buying

01:24 The Current State of Australia's Property Market

04:36 Why Buyers Are Frozen by Uncertainty

07:14 What Would It Actually Take for Property Prices to Fall 50%?

11:28 Negative Gearing, Investors and Housing Supply

17:28 Where Experienced Investors Are Buying Today

22:38 Why Victoria Could Be Ready for a Recovery

26:25 The Biggest Mistakes Buyers Make in a Slow Market

31:21 Why Boutique Units and Affordable Assets Stand Out

34:34 Sentiment vs Reality: Is the Market Really Crashing?

39:46 Final Advice for Buyers Waiting on the Sidelines

Is residential property investing really dead, or have the rules simply changed?

In this Q&A episode of Future Proof Property, Dawn tackles one of the biggest claims circulating in the property world and explains why today's market isn't the end of residential investing, it's the end of buying without a strategy.

Covering 15 listener questions, Dawn dives into everything from negative gearing changes and market sentiment to apartments, buyers' agents, granny flats, timing the market, and knowing when to sell. She also shares where she's personally investing, why Melbourne remains one of her favourite markets, and why waiting for certainty could be the most expensive decision investors make.

If you're feeling overwhelmed by conflicting headlines or wondering what the recent policy changes mean for your next move, this episode will help you cut through the noise and focus on what really drives long-term wealth creation.

In This Episode

• Is residential property investing really dead?

• Why strategy matters more than tax benefits

• The cost of waiting versus taking action

• When apartments make sense—and when they don't

• The future of buyers' agents

• Buying your dream home versus investing first

• When to sell investment properties

• Why market timing still matters

• The truth about granny flats and cash flow

• Regional vs metropolitan property cycles

• Why affordable price points continue to outperform

• Where Dawn is personally looking to invest next

Chapters

00:00 Is Residential Property Investing Dead?

08:06 Should You Buy an Apartment in 2026?

11:03 Are Buyers' Agencies in Trouble?

13:01 Dream Home or Investment Property First?

15:24 Should You Sell an Ipswich Investment?

18:46 Is Bendigo Still Growing?

19:33 Should You Wait for a Property Crash?

21:47 How to Buy Your First Investment Property

24:10 When Should You Sell in Townsville?

25:55 Is Wyndham Vale a Good Investment?

27:03 Will Geelong Continue to Grow?

28:17 Should You Sell Your Perth Property?

29:29 Can You Invest and Still Travel?

32:11 Are Granny Flats the New Investment Strategy?

34:31 Where Dawn Is Investing Next

What does it take to build a property portfolio from scratch in a country where you know almost no one?

In this episode of Future Proof Property, Dawn sits down with Summit and Jazz, a couple who migrated from India to Australia in 2015 with just $8,000, a vision for a better future, and a willingness to take calculated risks.

From sleeping on a mattress in an empty rental apartment to building a five-property portfolio across multiple states, they share the mindset, sacrifices, setbacks, and lessons that shaped their journey.

This is not a story about overnight success.

It's a story about resilience, long-term thinking, and making decisions that create freedom for your family.

In This Episode

• Moving to Australia with just $8,000

• Starting over in a new country with no local network

• Saving for their first home while raising a young family

• Why affordability led them to Penrith

• Buying their first property before COVID

• Using equity to purchase their first investment property

• Lessons from difficult tenants and property setbacks

• The power of mindset, resilience, and long-term thinking

• Why they expanded beyond Sydney into interstate markets

• Investing in Western Australia and Melbourne

• Overcoming fears around buying property remotely

• Building wealth while prioritising family and experiences

Chapters

00:00 From $8,000 to Property Investors

01:00 Why They Moved to Australia

05:34 Starting Over in Sydney

09:08 The Reality of Building a New Life

14:31 Buying Their First Home in Penrith

23:49 Why Buying Within Their Means Mattered

32:00 Discovering Property Investing

34:19 Using Equity to Buy Their First Investment

40:56 Challenging Property Investment Myths

41:24 When Tenants Destroyed the Property

46:25 Pushing Through Setbacks

49:46 Why They Chose a Buyer's Agent

54:28 Investing in Western Australia

55:53 Buying in Melbourne at the Bottom of the Cycle

01:00:50 Building a Long-Term Wealth Strategy

01:02:44 Family, Freedom & Financial Goals

01:07:06 Final Lessons for Investors

Most people say property is too hard in 2026.

But what if the real problem is not the market… it’s your decisions?

In this episode of Future Proof Property, Dawn sits down with Harley Giddings (Property With Harley) to break down exactly how he built a multi-property portfolio before 25.

We go deep into borrowing power, debt traps, guarantor loans, and the real mindset required to get ahead in today’s market.

This is not a theory.

This is real strategy, real numbers, and real sacrifices.

We cover:

• How Harley bought 4 properties before 25

• Why car loans and credit cards destroy borrowing power

• The truth about guarantor loans and how to use them safely

• Why most people stay stuck financially despite earning more

• The role of a second job in accelerating your portfolio

• How to structure your first property the right way

• Why chasing validation keeps people broke

• The biggest mistakes investors make early

• Why mindset, discipline, and consistency matter more than timing

• How to build a long-term plan that actually compounds

  
  

If you are in your 20s or 30s and want to get into property, this episode will change how you think.

This is about playing the long game.

Chapters

00:00 Borrowing Power vs Lifestyle Choices

00:49 Meet Harley Giddings01:41 From Small Town to 4 Properties

03:20 Is It Really Hard to Buy Property in 2026?

05:44 Guarantor Loans Explained

08:29 How to Remove a Guarantor

09:46 Timing the Market vs Taking Action

11:14 Why Harley Is Selling One Property

12:22 Portfolio Breakdown (Perth, Bunbury, Townsville)

13:49 Maintenance and Being a Good Landlord

15:05 Investing Plans for 2026

16:29 Mistakes Investors Make Early

18:45 Why Strategy Matters More Than Budget

19:42 Questions to Ask Your Broker

21:02 Delayed Gratification vs Looking Rich

22:01 Social Media and Validation

24:57 Finding Your “Why”

28:44 Increasing Borrowing Power

30:33 Car Loans, Credit Cards and Afterpay

32:10 Using a Second Job Strategically

33:54 Why Harley Became a Broker

37:21 Broker Commissions and Ethics

39:23 Long-Term Plan: Residential to Commercial

42:02 Why Growth Beats Cash Flow Early

43:23 Units, Townhouses and Entry Strategies

45:44 Where Investors Are Buying Now

49:34 What To Do If You Feel Stuck

51:22 Budgeting and Saving Tips

54:43 Lifestyle vs Wealth

56:56 Work, Travel and Balance

58:15 Advice to Your Younger Self

What does it actually look like to build a property portfolio… without burning out or sacrificing your lifestyle?

No hype.No shortcuts.Just smart decisions, consistency, and time in the market.

In this episode, Dawn sits down with James to unpack how he and his partner built a $2.3M portfolio in just a few years while still travelling, working demanding jobs, and enjoying life.

This is a real investor story that breaks down what it actually takes to get started, scale, and stay in the game.

James shares how he went from spending money on travel in his 20s to building a multi-property portfolio by 35, alongside his partner Rachel.

They dive into the decisions behind each purchase, the lessons learned along the way, and why their strategy focuses on freedom, not ego.

If you’ve ever thought “I’m too late” or “I don’t know where to start,” this episode will reset your perspective.

In This Episode

This conversation covers:

• How James built a $2.3M portfolio starting in 2021

• Why starting “late” is still better than not starting at all

• The reality of buying your first property without overthinking

• Lessons from buying in a familiar vs unfamiliar market

• Why rent-vesting can accelerate your portfolio growth

• How to use equity instead of savings to keep investing

• Real numbers: growth, rents, and portfolio performance

• Why simple properties often outperform “perfect” ones

• The truth about maintenance and property ownership

• How to invest confidently in markets you’ve never visited

• The role of mindset and perspective in investing

• Why lifestyle and investing don’t have to compete

• Avoiding lifestyle creep (no car loans, simple living)

• When NOT to buy (Darwin deal they walked away from)

• How to think about value-add renovations and granny flats

• Why most investors overcomplicate their goals

• The importance of aligning with your partner financially

• What “enough” actually looks like (and why it matters)

Chapters

00:00 From 0 to $2.3M at 35

01:29 First property in 2021

05:07 Would he buy differently today?

05:44 Life before investing

06:58 Investing as a couple

09:20 First investment growth story (Townsville)

10:24 Maintenance realities

11:39 Investing fear and mindset

13:05 Using equity to scale

14:05 Why investing matters (freedom)

14:53 Renting vs owning lifestyle

15:38 Value-add strategy (renos + granny flat)

17:10 Alignment with partner

17:47 Avoiding a bad Darwin purchase

19:23 Lifestyle flexibility and location choices

22:13 High-pressure careers and perspective

24:10 Defining financial goals

26:01 Property 3: Bendigo investment

27:16 Rent growth and demand

28:55 Capital growth breakdown

29:30 Mindset shift after investing

30:20 Making money while you sleep

31:02 Why most investors get it wrong

37:55 Rent-vesting advice

38:10 Thoughts on buyer’s agents