Future Proof Property Podcast

Should you buy another investment property, sell what you have, or hold and wait for the market to move?

Australia's property market is full of noise. Interest rates, federal budget changes, Melbourne's next potential boom and conflicting advice from buyers' agents are leaving investors wondering what to do next.

In this solo Q&A episode of Future Proof Property, Dawn Fouhy answers your biggest property investment questions, challenging the idea that buying more properties automatically brings you closer to financial freedom.

From Melbourne apartments under $400,000 and Brisbane growth predictions to rentvesting, flipping and owning five investment properties that still cost you money, Dawn explains why every property needs a purpose.

Because the goal isn't to own the most properties. It's to build a life you actually want.

IN THIS EPISODE

• How federal budget changes and interest rates are influencing property investment decisions

• Whether Melbourne is undervalued and what could trigger its next growth cycle

• Why a predicted 30% return on a $900,000 Brisbane property deserves scrutiny

• Townsville, Darwin, Western Sydney and Melbourne apartments: where Dawn sees opportunities and risks

• Why future buyers, affordability and borrowing capacity matter more than suburb hype

• Flipping versus holding and the risks of renovation profits

• Is rentvesting still a smart property investment strategy?

• Why owning five properties doesn't necessarily mean financial freedom

• How to build an exit strategy around your ideal lifestyle

BUILD YOUR OWN PROPERTY STRATEGY

At Future Proof Property Advisory, Dawn Fouhy and her team help Australians build tailored property investment strategies based on their goals, financial circumstances and the life they want to create.

FOLLOW FUTURE PROOF PROPERTY

Website: https://www.futureproofpropertyadvisory.com.au/

Instagram: https://www.instagram.com/futureproofproperty/

YouTube: https://www.youtube.com/@dawnfouhyproperty

Facebook (Dawn Fouhy): https://www.facebook.com/dawn.fouhy

LinkedIn (Dawn Fouhy): https://au.linkedin.com/in/buyersagentinvestmentpropertycashflow/

Spotify: https://open.spotify.com/show/39LgldNq0mFuJNQOrY83R5

Apple Podcasts: https://podcasts.apple.com/au/podcast/id1884741442

DISCLAIMER

This podcast is for general information only and is not financial, legal or investment advice. Property markets can change and past performance is not a guarantee of future results. Always do your own research and seek qualified professional advice before making property decisions.

Should you hold an investment property for 30 years, or sell sooner to pay off your mortgage and get your time back?

In this episode of Future Proof Property, host Dawn Fouhy sits down with Bryce Holdaway and Ben Kingsley from The Property Couch for a spirited debate on timing the Australian property market versus buying and holding for long-term wealth.

Bryce and Ben make the case for buying quality assets, managing debt and letting compound growth do its work. Dawn challenges the assumption that everyone can afford to wait decades for financial freedom. After losing her mum at 57, she asks a powerful question: what if the retirement you're saving for never arrives?

They explore when selling an investment property could make sense, whether market cycles matter even for long-term investors, and why property quality, cash flow and the next buyer matter more than hype.

IN THIS EPISODE

• Sell or hold? Paying off your home loan versus keeping an investment property.

• Timing the market vs time in the market: the risks of trading property.

• Why Melbourne, Perth, Brisbane and regional Queensland require different considerations.

• The hidden cost of holding: interest rates, land tax, maintenance and cash flow.

• Why some buyers may be better off waiting or investing outside residential property.

• Regional market liquidity, buyer demand and the risks of following buying trends.

• The North Star question: are you collecting properties or creating time freedom?

  
  

Despite their different approaches, Dawn, Bryce and Ben find common ground: a good property investment strategy should support the life you want, not simply grow the number of properties you own.

MEET THE GUESTS

Bryce Holdaway & Ben Kingsley | The Property Couch

Website: https://thepropertycouch.com.au/

Bryce: https://thepropertycouch.com.au/couch-crew/bryce-holdaway/

HOST & FUTURE PROOF PROPERTY

Dawn Fouhy | Future Proof Property Advisory

Business: https://www.futureproofpropertyadvisory.com.au/

SOCIALS

Instagram: https://www.instagram.com/futureproofproperty/

Facebook: https://www.facebook.com/dawn.fouhy

LinkedIn: https://au.linkedin.com/in/buyersagentinvestmentpropertycashflow

YouTube: https://www.youtube.com/@dawnfouhyproperty

Spotify: https://open.spotify.com/show/39LgldNq0mFuJNQOrY83R5

Apple Podcasts: https://podcasts.apple.com/au/podcast/future-proof-property-podcast/id1884741442

DISCLAIMER

This episode shares general information and the personal views of the host and guests. Property prices, markets and future performance are uncertain. Nothing discussed is financial, legal or investment advice. Do your own research and seek qualified professional advice before making property decisions.

You’ve built the portfolio. You own the properties. From the outside, everything looks great.

So why do you still feel no closer to freedom?

In this episode of Future Proof Property, Dawn Fouhy gets blunt about why accumulating properties is not a strategy, why a data score is not one either, and how to work backwards from the life you actually want.

From pre approvals and suburb scores to sell or hold decisions, buying for yield and the sunk cost trap, Dawn challenges the idea that a bigger portfolio means a better life. She shares a real story of an investor who deployed $1.2 million off the back of a supply and demand score, without a clear end goal.

Because growing your portfolio is not the same as growing the life you want. And every property you own needs a job.

IN THIS EPISODE

• Why accumulation is not a strategy

• How to define your end goal using your ideal Monday

• Why pre approvals, suburb scores and yield alone are not a strategy

• How blindly following data can leave you worse off

• How to think like your future buyer, not just an investor

• The one question to ask before you sell or hold a property

• Why emotional attachment and sunk cost keep you stuck

• Why you do not need ten properties to be free

• How to tell if an advisor is serving you or their sales targets

• Why every property in your portfolio needs a clear job

  
  

CHAPTERS

00:00 Accumulation is not a strategy

02:28 Why a big portfolio can still feel stuck

04:18 Your ideal Monday and working backwards

05:41 Think like your future buyer

08:01 The $1.2 million data score story

12:15 Stop asking where to buy

14:59 Sell or hold: the question to ask yourself

17:18 Should you buy for yield?

19:12 Audit every property you own

22:26 What job does this property do for your life?

25:08 Why generic advice fails you

29:37 Sell, clear the mortgage, buy freedom

32:22 Final thoughts

TWO ACTION STEPS FROM THE EPISODE

1. Write down why you are investing and set goals for one, five and ten years.

2. Go through every property you own and ask if you would buy it today.

   
   

BUILD YOUR OWN PROPERTY STRATEGY

Owning more is one thing. Building a life with freedom in it is another.

At Future Proof Property Advisory, Dawn Fouhy and her team help Australians build tailored property investment strategies aligned with their financial goals, lifestyle and long term plans.

Future Proof Property Advisory:

https://www.futureproofpropertyadvisory.com.au/

Website: https://www.futureproofpropertyadvisory.com.au/

FOLLOW FUTURE PROOF PROPERTY

Instagram: https://www.instagram.com/futureproofproperty/

Facebook (Dawn Fouhy): https://www.facebook.com/dawn.fouhy

LinkedIn (Dawn Fouhy): https://au.linkedin.com/in/buyersagentinvestmentpropertycashflow

YouTube: https://www.youtube.com/@dawnfouhyproperty

Spotify: https://open.spotify.com/show/39LgldNq0mFuJNQOrY83R5

Apple Podcasts: https://podcasts.apple.com.au/podcast/future-proof-property-podcast/id1884741442

If you know someone with a portfolio they cannot explain, share this episode with them.

This podcast is for general information only and reflects the personal views of the hosts and guests. Nothing discussed is financial, legal or investment advice. Property markets can change and past performance is not a guarantee of future results. Always do your own research and seek advice from a qualified professional before making any property decisions.

You’ve built a successful business. Revenue is growing, you're working harder than ever, and from the outside, everything looks great.

So why don't you feel any wealthier?

In this episode of Future Proof Property, Dawn Fouhy sits down with Kerrod Holland, financial adviser and Founder of Tenex Wealth, to unpack why so many Australian business owners are brilliant at making money but struggle to turn that success into genuine personal wealth.

Because a successful business doesn't automatically make you wealthy. And a high income doesn't necessarily buy you freedom.

IN THIS EPISODE

• Why successful business owners can be asset rich but cash poor

• The difference between business revenue, profit and personal wealth

• How lifestyle creep quietly destroys financial freedom

• Why some business owners have created themselves an expensive job

• How business structures and tax planning affect the wealth you keep

• Why cash reserves matter for both your business and personal finances

• The risks of overleveraging into investment properties

• How to build wealth outside your business through property, shares and other investments

• Why paying off your family home can transform your financial position

• How to calculate your personal financial freedom number

• Why thinking in decades, not days, changes your investment strategy

• How to turn business success into more freedom, family time and financial security

  
  

CHAPTERS

00:00 The expensive job trap: business success vs personal wealth

01:09 Why making money doesn't mean building wealth

02:05 Where business owners lose their profits

03:12 Business structures, tax and profit leaks

05:51 How lifestyle creep eats into your income

07:18 Building wealth outside your business

08:05 Could your business survive without you for six months?

10:18 Using your business to fund long-term wealth

10:59 The property investors spending $50,000 a month just to hold their assets

12:28 Expensive lifestyles and the pressure to keep earning

15:04 Why your family home can become your biggest financial burden

17:15 Diversifying your wealth beyond your business

17:58 Finding your financial freedom number

20:23 Paying off your mortgage while investing for the future

22:35 Commercial property, shares and investment structures

23:48 Tax planning vs genuine wealth creation

27:41 Building a diversified investment portfolio

29:42 Why revenue growth isn't always profit growth

30:59 Understanding gross profit vs net profit

33:46 How much money do you actually need to be free?

35:04 The personal cost of chasing business success

38:04 Kerrod's wealth-building checklist for business owners

38:48 Making money vs building wealth: the final takeaway

ABOUT OUR GUEST

Kerrod Holland | Founder & Managing Director, Tenex Wealth

Kerrod Holland is a Newcastle-based financial adviser and business owner who helps Australians, particularly business owners and professionals, make informed financial decisions and build long-term wealth.

Connect with Kerrod:

Website: https://tenexwealth.com.au/

LinkedIn: https://au.linkedin.com/in/kerrod-holland-76696b133

Tenex Wealth LinkedIn: https://au.linkedin.com/company/tenex-wealth

BUILD YOUR OWN PROPERTY STRATEGY

At Future Proof Property Advisory, Dawn Fouhy and her team help Australians build tailored property investment strategies aligned with their financial goals, lifestyle and long-term plans.

Future Proof Property Advisory:

https://www.futureproofpropertyadvisory.com.au/

FOLLOW FUTURE PROOF PROPERTY

Instagram: https://www.instagram.com/futureproofproperty/

Facebook (Dawn Fouhy): https://www.facebook.com/dawn.fouhy

LinkedIn (Dawn Fouhy): https://au.linkedin.com/in/buyersagentinvestmentpropertycashflow

YouTube: https://www.youtube.com/@dawnfouhyproperty

If you know a business owner who's making great money but struggling to build real wealth, share this episode with them.

If someone handed you $800,000 to invest in property today, would you buy in Melbourne, Perth or somewhere completely different?

Dawn sits down with Lachlan Delahunty, founder of Follio, buyer’s agent and investor, to answer it with their own money. No sitting on the fence, no waffle.

Lachlan is about to settle on a Geelong West character home for around $775K, with a plan to lift the yield from 3.5% to 5.5%. Dawn makes the case for boutique townhouses and units in blue chip Melbourne suburbs. Then it gets honest: the investor with 17 properties and only $500K equity, what happens when investors leave a market, and the brutal YouTube comments about buyer’s agents.

Because the property isn’t the goal. Your end game is.

IN THIS EPISODE

• Where Dawn and Lachlan would put $800K today

• How a $60K to $70K renovation could add $120K to $150K

• Why the investor with 17 properties has only $500K equity

• Why $800K in Perth is not what it was in 2020

• Sell in the FOMO phase, don’t buy in it

• Should buyer’s agents be regulated?

  
  

CHAPTERS

00:00 Seventeen properties, seventeen headaches

00:40 The $800K challenge

01:18 The Geelong West renovation plan

13:20 The investor with 17 properties

20:26 Why $800K in Perth is not what it was

36:36 The verdict: Melbourne or Perth?

40:08 The YouTube comments

1:00:57 Property is not the goal

GUEST

Lachlan Delahunty, Founder of Follio

Website: follio.com.au

Instagram: instagram.com/folliopropertypod

LinkedIn: linkedin.com/in/lachlandelahunty 

BUILD YOUR OWN PROPERTY STRATEGY

Future Proof Property Advisory: futureproofpropertyadvisory.com.au 

FOLLOW FUTURE PROOF PROPERTY

YouTube: youtube.com/@dawnfouhyproperty

Spotify: open.spotify.com/show/39LgldNq0mFuJNQOrY83R5 Apple: podcasts.apple.com/au/podcast/future-proof-property-podcast/id1849741442 

General information only, not financial, legal or investment advice. Always seek qualified professional advice before making property decisions.

What would you do if you had $700,000 to invest in property today?

In this episode of Future Proof Property, Dawn breaks down exactly where she would put $700,000 of her own money in the current market, and just as importantly, where she wouldn't.

Rather than chasing markets that have already experienced significant growth, Dawn explains why she would look towards earlier-cycle opportunities in blue-chip Melbourne, particularly boutique units in suburbs like South Yarra and Armadale.

The key isn't simply finding a property you can afford. It's understanding what job the property needs to do, where the market is in its cycle, who the future buyer will be, and what will make that buyer willing to pay more in the future.

Dawn walks through a real South Yarra property she would buy herself, explains why she believes some Melbourne units are significantly undervalued compared with comparable markets around Australia, and shares the process she uses to assess growth, scarcity, demand, affordability and future liquidity.

Because you're not buying yesterday's growth.

You're buying for the future buyer.

In This Episode

• Why Dawn wouldn't put $700K into Perth, Brisbane or Darwin right now

• Why investors need to think about the job each property needs to do

• How to identify markets that are earlier in their property cycle

• The importance of population growth, employment and supply constraints

• Why future buyer demand matters more than today's affordability

• Dawn's strategy for investing $700K in the current market

• Why she would consider boutique units in blue-chip Melbourne

• The case for South Yarra and other inner-Melbourne suburbs

• Why some Melbourne units have barely moved in 10–15 years

• What New Farm's growth can teach investors about scarcity and demand

• Why a future buyer pool can determine the liquidity of an investment

• When Dawn would consider selling an investment property

• Why she doesn't believe every property should be held forever

• How she thinks about net profit rather than paper gains

• What to look for when buying a boutique unit

• Why investors need to be forensic with Owners Corporation and strata issues

• The importance of having a growth mindset and challenging your own assumptions

• Why your strategy should come before your budget

• The correct order: strategy → market → asset → budget → structure → future buyer

• Why you shouldn't simply copy someone else's suburb or investment strategy

  
  

Chapters

00:00 What Would Dawn Do With $700K Today?

01:20 Start With the Job of the Property

03:39 The Fundamentals Dawn Looks For Before Buying

05:59 Why Dawn Would Buy in South Yarra

08:18 Why Future Buyers Matter More Than Today's Market

10:39 The Melbourne Unit Opportunity

12:55 The $700K Property Dawn Would Buy

15:19 Why Investors Need to Challenge Their Own Assumptions

17:42 Don't Start With Your Budget, Start With Your Strategy

What happens if you give ChatGPT $700,000 and ask it where to invest in Australian property?

In this episode of Future Proof Property, Dawn Fouhy puts AI to the test, asking ChatGPT where to invest a $700,000 property budget.

ChatGPT starts with five suburbs before settling on Condon in Townsville, Queensland, and even picks a specific property: 33 Teal Street.

But once Dawn asks harder questions about its previous sale price, market cycle, local affordability, holding costs and future growth, the recommendation begins to unravel.

The problem is starting with a budget instead of a strategy.

A $700,000 pre-approval tells you what you may be able to spend. It doesn't tell you what you should buy, where you should buy it, or whether that property suits your goals.

Dawn then gives ChatGPT more context: an $800,000 mortgage, $250,000 household income, children in childcare, limited surplus cash flow and a goal of using property investment to help clear the home loan.

ChatGPT shifts from Condon to Salisbury North, then Toowoomba, before acknowledging those recommendations don't properly solve the problem either.

Information is not the same as strategy, judgment or execution.

Property investing isn't about finding a suburb that fits your borrowing capacity. It's about understanding your end goal, cash flow, borrowing position, market timing and what each property needs to achieve within the wider portfolio.

IN THIS EPISODE

• Dawn gives ChatGPT $700,000 to invest in Australian property

• Why ChatGPT chooses Condon in Townsville

• The specific property ChatGPT suggests buying

• Why a pre-approval is a budget, not a strategy

• Why recent growth doesn't guarantee future opportunity

• What the property's previous $273,000 sale price reveals

• Why local affordability and holding costs matter

• Why Dawn challenges the Condon recommendation

• What changes when ChatGPT gets more personal financial context

• Why Salisbury North and Toowoomba are also challenged• Why cash flow matters when building a portfolio

• The difference between property data, strategy and execution

• How AI can be used to pressure-test property advice

• Why every property decision should start with an individual strategy

CHAPTERS

00:00 I Gave ChatGPT $700,000 to Invest in Property

01:24 Where Would ChatGPT Invest $700,000 Today?

02:10 ChatGPT Picks One Australian Suburb

02:25 A Budget Is Not a Property Strategy

03:28 The Property ChatGPT Says Dawn Should Buy

03:47 Analysing 33 Teal Street, Condon

06:06 Rental Yield Doesn't Tell the Whole Story

06:44 Dawn Challenges ChatGPT's Recommendation

08:40 Your Budget Is Not Your Strategy

09:02 Giving ChatGPT the Investor's Real Financial Situation

09:32 ChatGPT Recommends Salisbury North

10:47 ChatGPT Tries Again With Toowoomba

11:56 Why Pay a Buyer's Agent When AI Has So Much Data?

12:13 Information vs Judgment and Execution

13:11 The Property Strategy Most Investors Are Missing

WANT TO BUILD YOUR OWN PROPERTY STRATEGY?

Future Proof Property Advisory helps Australian property investors build a clear strategy around where they are now, where they want to get to and the properties they need to buy to get there.

Learn more or apply: futureproofpropertyadvisory.com.au 

FOLLOW FUTURE PROOF PROPERTY

YouTube: youtube.com/@dawnfouhyproperty

Spotify: open.spotify.com/show/39LgldNq0mFuJNQOrY83R5

Apple Podcasts: podcasts.apple.com/au/podcast/future-proof-property-podcast/id1884741442

LinkedIn: linkedin.com/in/buyersagentinvestmentpropertycashflow/ 

Facebook: facebook.com/dawn.fouhy 

This podcast is for general information only and is not financial, legal or investment advice. Property markets can change and past performance is not a guarantee of future results. Always do your own research and seek qualified professional advice before making property decisions.

Why can a household earning $300,000 or $400,000 a year still feel like they're falling behind?

In this episode of Future Proof Property, Dawn is back with Ben Robinson to unpack one of the biggest financial traps facing high-income households: earning more money without turning that income into wealth.

From overleveraging on a primary home and expensive car loans to lifestyle creep and holding too much cash, Dawn and Ben explore why a high salary does not automatically create financial freedom.

They also discuss how investors can use property strategically to build wealth, reduce their mortgage faster and create more options for the future. The focus isn't on simply buying more property, but on having a clear plan, understanding your borrowing capacity and making sacrifices today that can create greater freedom tomorrow.

Because high income gives you opportunity, but strategy turns income into wealth.

In This Episode

• Why high-income households can still feel financially stressed

• The impact of lifestyle creep as your income increases

• Why overleveraging your primary home can limit your options

• How expensive cars and novated leases affect borrowing capacity

• Why earning more does not mean you need to spend more

• How small sacrifices can create greater financial freedom

• Using equity to build an investment portfolio

• How property can help accelerate mortgage reduction

• Why the right investment matters more than simply holding property

• Why capital growth is critical when investing for long-term goals

• How first-home buyers can avoid overcommitting to their dream home

• Using property as a stepping stone rather than buying your forever home first

• The hidden costs of buying and selling property too soon

• Why holding too much cash can limit long-term wealth creation

• How to balance debt, liquidity and investment opportunities

• The biggest financial mistakes high-income earners make

• What to assess if you're earning well but still feel behind

Chapters

00:00 Why High Income Earners Still Feel Broke

01:37 How Lifestyle Creep Eats Into Your Income

03:34 The Problem With Overleveraging Your Home

05:39 Why You Can't Do Everything at Once

07:14 The Sacrifice Needed to Build Wealth

07:59 How Expensive Cars Affect Your Borrowing Capacity

09:16 Why Car Loans Can Stop You Buying Your Next Property

09:50 Using Debt to Build a Bigger Asset Base

10:35 How Investing Can Help Pay Off Your Mortgage

12:35 Why the Right Investment Matters

13:28 Cash Flow Loss vs Capital Growth

14:09 Why Paying Tax Can Be a Good Thing

15:00 Understanding Property Growth Over Time

16:05 Breaking Free From the Golden Handcuffs

17:19 Should You Buy Your Dream Home First?

18:15 Using First Home Buyer Strategies Wisely

19:11 Why Your First Home Doesn't Need to Be Your Dream Home

20:37 Using Equity to Keep Building

21:58 Why Your Strategy Needs to Be Individualised

22:40 The Pressure to Buy in Sydney

23:41 The Hidden Cost of Buying at the Wrong Time

25:21 When Property Decisions Affect Your Lifestyle

26:10 The Difference Between Earning Money and Building Wealth

26:49 Why Holding Too Much Cash Can Cost You

28:27 Resetting Your Money Habits

29:59 The Biggest Financial Mistakes High Income Earners Make

31:17 How to Stop Feeling Behind

32:38 Slow Down and Have a Plan

32:57 High Income Gives You Opportunity, Strategy Turns It Into Wealth

If you could start your property journey all over again, what would you do differently?

In this episode of Future Proof Property, Dawn is joined by Aaron Christie-David to unpack the biggest lessons they’ve learned from years of building property portfolios  and what they would change if they were starting again today.

From choosing the right broker and structuring your portfolio properly to resisting the temptation to spend your entire borrowing capacity, Dawn and Aaron share the mistakes, strategies and mindset shifts that have shaped the way they invest today.

They explore why your borrowing capacity should be treated as a strategic weapon rather than a spending limit, why every property needs a clear purpose, and how the right sequencing of lenders, structures and purchases can help investors keep moving forward.

The conversation also dives into cash flow, market timing, when to sell, the danger of holding properties for too long, and why investors need to stay flexible as markets and lending conditions change.

Most importantly, the goal isn't to own the most properties.

It's to build enough wealth that your money gives you more freedom, more choice and more time.

In This Episode

• What Dawn and Aaron would do differently if they started investing again in 2026

• Why your property journey should start with a clear goal, not just borrowing capacity

• How to choose a broker who understands portfolio growth

• The three numbers every investor should understand before buying

• Why you shouldn't automatically spend everything the bank will lend you

• How ego can influence property investment decisions

• Why borrowing capacity is a weapon, not a spending limit

• The importance of asking, “If you buy this, what happens next?”

• Why investors should think strategically about cash flow

• How much cash flow buffer you may need to keep growing

• Why yield and capital growth both matter

• The danger of buying into a market at the wrong point in its cycle

• Why Dawn wishes they had sold some properties sooner

• How to choose and manage your professional investment team

• Why every property needs a clear purpose

• How equity can be used strategically to build a portfolio

• Why lender sequencing matters as you scale

• How to structure purchases while protecting future borrowing capacity

• The role of a ten-year plan in paying down your home loan

• Why investors need to adapt as markets and lending rules change

• The danger of hubris and overconfidence after early investment wins

• How procrastination can cost investors opportunities

• Why clarity and conviction matter when choosing your investment strategy

• Knowing what season of life you're in before making major investment decisions

Chapters

00:00 Buying Property Is Easy — Building Wealth Is Hard

01:16 What Aaron Would Do Differently If He Started Again

02:28 Choosing the Right Broker and Building Your Investment Team

03:49 Why You Need a Goal Before You Buy Your First Property

06:00 What Does Financial Freedom Actually Look Like?

07:01 The Mistakes Dawn Wouldn't Repeat

11:47 Why Borrowing Capacity Is a Weapon, Not a Spending Limit

15:23 Cash Flow Is the Oxygen of Your Portfolio

19:22 Timing the Market and Knowing When to Pivot

21:50 When Should You Sell an Investment Property?

23:18 How to Choose the Right Professional Team

25:18 Why Every Property Needs a Purpose

27:09 The Strategy Behind Paying Off Your Home Loan Faster

30:17 How to Build a Portfolio From a $2M Home and $300K Income

35:48 The Secret Weapon: Sequencing Your Lenders

38:06 What Constraint Will Stop You From Growing First?

39:40 The Ten-Year Plan to Reduce Your Home Loan

42:27 Five Things Aaron Wouldn't Do Again

45:13 The Danger of Hubris in Property Investing

46:04 Stay Humble, Stay Flexible and Keep Learning

46:34 When Procrastination Costs You Money

48:06 Staying on the Guardrails When Life Changes

49:05 Why Building Wealth Eventually Gets Boring

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