Are you accidentally lying to yourself to make a property deal look good on paper? It is the most common, and most expensive, mistake new developers make.

In this episode of the Property Mastermind Podcast, Hilary Sacks and Bob Anderson dissect the "lies" developers tell themselves when running a feasibility study. From assuming you can negotiate a builder's quote down by $250k, to inflating future sale prices just to make the numbers stack, Bob explains why emotion is your worst enemy in development. They discuss the difference between a project being "profitable" versus "viable," why financiers will reject a deal even if it makes money, and why "luck" (like a booming post-COVID market) is not a sustainable business plan. If you want to learn how to crunch the numbers like a professional and ensure your next project gets funded, this episode is a must-listen.

Links

• Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo 
• Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call
• Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F
• Head on over to our website to find out more about our workshop and education options: Our Website
• Connect with handovers.com: https://handovers.com/

Episode Highlight:

01:07 – Bob’s Tip of the Week: Don't trust the weather forecast (or a bad feasibility study). A story about getting caught in the rain highlights the danger of relying on inaccurate information.
03:00 – The Biggest Issue: Bob reveals the #1 problem with new developers—they simply don't understand the numbers or what needs to be included in a feasibility study.
04:02 – The Danger of "Small" Errors: Why death by a thousand cuts applies to your feasibility. Leaving out small costs will ultimately destroy your profit margin. 
04:36 – The Build Cost Delusion: Why you cannot just assume you can "work a builder over" to shave $250k off a quote just to make your deal work.
06:55 – The GST Trap: A cautionary tale of a developer who agreed to a build price, only to discover the builder hadn't included GST—a massive 10% blowout before construction even started.
08:33 – Time is Money: Why being overly optimistic about your construction timeline in your feasibility is a lie that will erode your profits through daily interest charges.
10:53 – The Sale Price Lie: The temptation to inflate your estimated sale price based on what it might be worth in two years, and why the bank valuer will tear that assumption apart.
14:38 – Self-Sabotage: On the flip side, why being too conservative (overestimating costs and underestimating sales) will kill perfectly good deals.
18:14 – The Finance Reality Check: A story of a naive developer who thought he could fund a major student accommodation project with a 10% deposit and mortgage insurance.
23:22 – Profitability vs. Viability: Why a project that makes a $250k profit might still be rejected by a financier if the profit margin percentage is too low for the risk involved.
29:21 – The Right Tools: Why you cannot rely on a generic spreadsheet from a friend; you need a proper property development feasibility calculator that handles GST and compounding interest accurately.

See omnystudio.com/listener for privacy information.

When you look at a property development feasibility, you see a dollar profit figure. But is making a profit enough to make the project viable?

In this episode of the Property Mastermind Podcast, Hilary Sacks and Bob Anderson dive into the critical world of Property Development Margins. They debunk the myth that you always need a 20% margin to succeed, explaining how project size, complexity, and risk dictate the returns required by financiers. Bob shares a war story of a "skinny deal" where he had to value engineer every cost with his builder just to scrape over the line, and why he wishes he had built four townhouses instead of five. Whether you are aiming for a quick land subdivision or a complex apartment block, this episode reveals the numbers you really need to hit to get your project funded and profitable.

Links

• Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo 
• Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call
• Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F
• Head on over to our website to find out more about our workshop and education options: Our Website
• Connect with handovers.com: https://handovers.com/

Episode Highlight:
01:54 – Bob’s Tip of the Week: A painful lesson in sun safety—not all sunblocks (or property deals) are created equal!
03:07 – What is a Margin? Bob defines the "Developer's Margin" (Return on Cost) as profit expressed as a percentage of total costs.
05:27 – The 20% Myth: Why the old "golden rule" of a 20% margin doesn't apply to every project, and how smaller, lower-risk deals can succeed with less.
07:30 – Risk vs. Return: Why a complex 60-unit apartment block requires a much higher margin (buffer) than a simple 2-lot subdivision.
12:23 – Viability vs. Profitability: Just because a project makes a profit doesn't mean it's worth 2 years of your life. Is the juice worth the squeeze?
13:57 – The Financier's View: Why your project might be profitable for you but still get rejected by a bank if it doesn't meet their margin requirements (e.g., 17% vs 12%).
20:33 – Industrial Margins: A look at Bob and Hilary's current industrial project, aiming for a 25-30% margin due to the higher perceived risk of the asset class.
22:30 – Feasibility Evolution: How "estimates" become "actuals" throughout the project life cycle, refining your margin as you go.
24:32 – Bob’s "Skinny Deal": A candid story about a 5-townhouse project with a razor-thin margin that required intense value engineering to complete.
30:28 – The Lesson of Hindsight: Why Bob admits he should have built four better townhouses instead of squeezing five onto the block.

See omnystudio.com/listener for privacy information.

How many life-changing decisions do you avoid because you're simply too tired to make them? In property development, indecision isn't just frustrating—it's expensive. In this episode of the Property Mastermind Podcast, Hilary Sacks and Bob Anderson tackle the silent killer of success: Decision Fatigue. They explore why delaying choices clutters your mind (like a stage filled with monkeys on unicycles), why you should never make big decisions after 5pm, and the frameworks experienced developers use to act decisively. Bob shares a painful $900k mistake caused by procrastination, while Hilary explains how to "reverse engineer" your future self to overcome fear. Whether you're stuck in analysis paralysis or just need a push to start your first project, this episode will help you clear the mental clutter and take action.

Links

• Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo 
• Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call
• Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F
• Head on over to our website to find out more about our workshop and education options: Our Website
• Connect with handovers.com: https://handovers.com/

Episode Highlight:
01:43 – Bob’s Tip of the Week: "It ain't over 'til it's over." Why age is just a number in property development (featuring a UFC analogy).
04:09 – Taking Responsibility: Why your dreams are your responsibility, and waiting for the "perfect time" is a trap.
06:33 – Decision Fatigue Explained: How the sheer volume of decisions in a development project can wear you down, and why the "mental load" of unmade decisions clutters your brain. 09:47 – The "Stage" Analogy: Hilary explains David Rock's neuroscience concept: unmade decisions are like actors on a stage, distracting you from the main performance.
12:53 – The Elephant in the Room: How looking at the entire project at once (the elephant) causes paralysis, instead of focusing on the next small step.
14:14 – The $400k Question: Bob asks: "What would you be prepared to do for $400,000 profit?"
17:21 – The Cost of "Fluff": Why learning irrelevant information (from bad courses) clutters your decision-making process.
19:28 – The "No Brainer" Decision: Hilary shares her recent purchase of a childcare centre and why confidence comes from knowing your risk factors.
25:46 – The 5pm Rule: Why you should never make critical decisions late in the day (and the research on judges' parole decisions that proves it).
30:00 – Bob's $900k Regret: A painful story of missing out on a profitable site because he put off reviewing the feasibility for two weeks.
33:08 – Bob's Decision Framework: How to use "non-negotiables" (like profit margin) to remove emotion and make faster, safer decisions.

See omnystudio.com/listener for privacy information.

Life rarely goes according to plan. When Mary lost her husband Mike in 2021, she faced a crossroads: let grief consume her, or honour their shared dream and keep moving. In this deeply moving episode of the Property Mastermind Podcast, Hilary sits down with Mary to discuss a journey that is about so much more than bricks and mortar. Mary opens up about starting property development in her "nanna years," navigating the heavy fog of grief, and the critical role that community and mentorship played in rebuilding her confidence. From false starts and changing patches to standing proudly in front of her duplex project as the roof goes on, Mary’s story is a powerful testament to resilience. This episode proves that whether you are 25 or 75, it is never too late to reinvent yourself and build a legacy.

Links

• Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo 
• Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call
• Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F
• Head on over to our website to find out more about our workshop and education options: Our Website
• Connect with handovers.com: https://handovers.com/

Episode Highlight:
01:13 – The Decision to Continue: Mary shares why she chose to pursue property development shortly after losing her husband, rather than putting her dreams on hold.
04:15 – A Two-Pronged Support System: The importance of having both emotional support (to keep moving) and technical support (to ensure the numbers stack) during the early stages.
09:49 – The "Rescue" Moment: A behind-the-scenes look at how Hilary and Bob stepped in financially to help a student save a deal when the bank deadline loomed.
12:25 – The Power of Community: Why attending workshops and connecting with other students is vital for overcoming the isolation of being a solo developer.
19:44 – The Turning Point: How Mary recovered from a lost site by making the brave decision to change her "patch" and start fresh in a new area.
21:11 – Project Update: From a vacant block to a near-complete build—Mary walks us through the current status of her duplex project.
24:37 – The Confidence Shift: How mastering the language of property has changed how Mary speaks to brokers, accountants, and builders.
27:55 – Building a Legacy: Mary’s "Why"—creating multi-generational wealth and the ability to travel.
33:14 – The "Lazy Money" Realisation: One of Mary's biggest takeaways: you don't need your own money to start; you just need to find investors with "lazy money" looking for a return.

See omnystudio.com/listener for privacy information.

In property development, the old saying "time is money" isn't just a cliché—it is the difference between a profitable project and a financial disaster. With holding costs accumulating every single day, how do you ensure your project stays on track, or better yet, finishes early?

In this episode of the Property Mastermind Podcast, Hilary Sacks and Bob Anderson dive deep into the critical topic of timeframes. They unpack the most common causes of project delays—from the "procrastination phase" before you even start, to the unpredictability of council approvals. Bob shares his strategies for managing consultants, explaining why choosing the cheapest surveyor might actually cost you more in the long run, and why you should treat your project management with the urgency of burning $50 notes. Whether you are battling council bottlenecks or managing frustrated investors, this episode provides the blueprint for keeping the ball rolling every single day.

Links

• Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo 
• Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call
• Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F
• Head on over to our website to find out more about our workshop and education options: Our Website
• Connect with handovers.com: https://handovers.com/

 

Episode Highlight:
01:17 - Bob's Tip of the Week: Why the only thing faster than your Council approval is your expectation of it. 
02:28 - The #1 cause of delays before you even start: How "fence-sitting" and the "I'll do it when..." mindset kills projects.
03:49 - The golden rule of project management: "Keep the ball rolling every day."
07:56 - Price vs. Speed: Why paying a consultant slightly more for immediate availability is smarter than waiting weeks for the cheaper option.
11:44 - Managing Council: How submitting compliant applications and using well-connected town planners can speed up the "uncontrollable" approval process.
14:54 - The "hidden" timeframe: Why you must account for the 1–2 months it takes just to prepare your application before lodging.
16:07 - Fast-tracking strategies: Using Complying Development Certificates (CDC) and RiskSmart to bypass standard council queues.
24:21 - The "Simultaneous" Strategy: How to wear multiple hats (finance, marketing, construction) at once to slash holding costs.
25:37 - A critical mistake: Why waiting until construction ends to apply for titles burns money needlessly.
32:44 - The visual cost of delay: Imagine taking cash out of your wallet and burning it to understand the true cost of daily interest.

See omnystudio.com/listener for privacy information.

It's a new year and a new opportunity to build your property development future, but are you already making the critical mistakes that could cost you thousands?

In this episode of the Property Mastermind Podcast, Hilary Sacks and Bob Anderson reveal the "Top 5 Mistakes Developers Make" (and how to avoid them in 2026). From the dangerous "DIY mentality" to the subtle errors in feasibility studies that can turn a profitable deal into a loss, they unpack the pitfalls that catch out even experienced investors. Bob shares a real-life horror story of a developer who nearly bought a site based on a plumber's casual build estimate, and why taking advice from the wrong people—including well-meaning friends on Facebook—can be the fastest way to lose your money. If you want to ensure your next project is a success, this episode is your essential checklist.

Links

• Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo 
• Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call
• Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F
• Head on over to our website to find out more about our workshop and education options: Our Website
• Connect with handovers.com: https://handovers.com/

 

Episode Highlight:
01:54 – Bob’s Tip of the Week: Not all sunscreens are created equal! A painful lesson in choosing the right protection (much like choosing the right consultants).
04:38 – Mistake #1: Lack of Knowledge: Why you wouldn't fix a steam engine without knowing how it works, yet people jump into property development "on the hop."
08:11 – Bob’s Early Mistake: Thinking the market never changes. How Bob's first boom-time success led to overconfidence and a harsh lesson when the Gold Coast market turned.
12:14 – Mistake #2: Overconfidence & DIY: The danger of "luck" masquerading as a business plan, especially post-COVID, and why doing it all yourself is a trap.
14:11 – Mistake #3: Feasibility Errors: The "Big Three" numbers you must get right (Sale Price, Land Cost, Build Cost).
17:21 – The GFA Trap: How one developer's misunderstanding of "Gross Floor Area" (measuring from inside walls vs outside) and forgetting garages led to a massive budget blowout.
21:08 – Mistake #4: Lack of Results (Insanity): Doing the same thing over and over and expecting a different result. If you can't find a site, something needs to change.
24:12 – Mistake #5: Taking Wrong Advice: The story of a workshop attendee who was days away from buying a site based on his plumber mate's "guestimate" build cost (which was 20% too low).
27:29 – Facebook "Deals": Why you should never trust a deal pitched on social media without doing your own rigorous due diligence.

See omnystudio.com/listener for privacy information.

As we kick off a brand new year, the biggest hurdle for most aspiring developers isn't finance or finding a site—it is the battle going on between their ears. How do you build the confidence to take that very first step, or the next big leap, in property development?

In this episode of the Property Mastermind Podcast, Hilary and Bob dive deep into the psychology of success. Bob shares his personal origin story, revealing how a life-altering car accident at age 22 forced him into property and why starting "fearless" (and perhaps a little naive) was his greatest asset. Hilary introduces a powerful "Eulogy Exercise" to help you reverse-engineer your life goals and defeat imposter syndrome. Whether you are battling analysis paralysis or just need a push to start looking at sites, this episode provides the mental building blocks you need to make 2026 your best year yet.

Links

• Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo 
• Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call
• Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F
• Head on over to our website to find out more about our workshop and education options: Our Website
• Connect with handovers.com: https://handovers.com/

 

Episode Highlight:
01:36 – Bob’s Tip of the Week: Confidence is like a building—it is built one brick at a time. Every small action lays a foundation for the next. 
05:30 – Bob’s Origin Story: How a serious car accident at 22 left Bob bedridden but financially desperate, forcing him to take action and enter the property market. 
06:33 – The "Fearless" Advantage: Why not knowing what could go wrong gave Bob the "ten-foot tall and bulletproof" confidence to land his first deal.
12:14 – Recognising Small Wins: Why we often forget our achievements and how listing them can cure "imposter syndrome."
14:27 – The 3:1 Ratio: Research shows it takes three positive thoughts to cancel out one negative thought—why you must actively manage your mindset.
16:01 – Behaving as Your Future Self: You cannot just visualise success; you have to start acting like the person you want to become today.
17:33 – Actionable Steps: How to start building confidence immediately, driving past sites, and walking through open homes.
25:03 – The Eulogy Exercise: Hilary’s powerful strategy: write your own eulogy at age 120, define the life you lived, and then work backwards to make it happen.
27:57 – The Inertia Trap: You are just one decision away from a different life. Overcoming the initial inertia is the hardest part.

See omnystudio.com/listener for privacy information.

Happy New Year and welcome to 2026! As we kick off a brand new year, the question on every property developer's mind is: "How do we make money in this market?"

In this episode of the Property Mastermind Podcast, Hilary and Bob look ahead to the opportunities and challenges facing developers in 2026. They dissect the "Big Three" factors that impact your bottom line: interest rates, build costs, and supply and demand. Bob explains why interest rate fluctuations matter less to developers than you might think (and why 23% rates didn't stop him making a profit in the past), while Hilary explores the critical role of public sentiment and confidence. Whether you are worried about rising construction costs or wondering if Victoria is about to bounce back, this episode gives you the insights to stay ahead of the curve.

Links

• Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo 
• Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call
• Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F
• Head on over to our website to find out more about our workshop and education options: Our Website
• Connect with handovers.com: https://handovers.com/

Episode Highlights
01:36 – Bob’s Tip of the Week: A painful lesson in sun safety—when you think you've put on enough zinc, put on some more! 
04:36 – The Market Movers: Bob identifies the three biggest factors impacting developers: Supply and Demand, Build Costs, and Interest Rates.
06:28 – Macro Impact: How the mining boom (and bust) in Western Australia proved that local economic drivers can override national trends.
12:14 – The "Double Whammy": Reflecting on the tough period where rising interest rates collided with skyrocketing post-COVID build costs—and why 2026 looks different.
13:10 – Interest Rate Reality: Why a 1-2% interest rate rise has a minimal impact on a short-term development feasibility compared to the massive impact of sale price growth.
17:54 – Feasibility Rules: Bob’s golden rule: Do your feasibility on today’s numbers, not on what you hope the market will do tomorrow.
22:51 – Finance Outlook: Why there is plenty of money available in the commercial non-bank sector for profitable deals, even if retail banks are tight.
26:22 – 2026 Predictions: Bob predicts a "better than average" year, with stable build cost growth (approx. 4%) and strong opportunities in Victoria and South East Queensland.
28:33 – The Oversupply Myth: Why buying in an oversupplied market can actually be a smart move—because by the time you finish building in two years, the supply will likely have dried up.

See omnystudio.com/listener for privacy information.

Building a successful property development is like conducting an orchestra—you don't need to play every instrument, but you do need to know who the best musicians are. The wrong architect, a slow town planner, or a builder with a bad attitude can turn a profitable project into a nightmare.

In this episode of the Property Mastermind Podcast, Hilary and Bob guide you through building your "Dream Team." They unpack the essential roles you need to fill—from the finance broker who sets your budget to the real estate agent who sells your vision. You'll discover why you are the most critical member of the team, how to vet consultants effectively, and why Bob's golden rule of hiring is "hire slowly, fire fast." Whether you are looking for a mentor to guide you or a builder to execute your plans, this episode provides the blueprint for assembling a squad that delivers results.

Links

• Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo 
• Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call
• Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F
• Head on over to our website to find out more about our workshop and education options: Our Website
• Connect with handovers.com: https://handovers.com/

Episode Highlights
01:36 – Bob’s Tip of the Week: "Hire slowly, fire fast." Take your time to choose the right people, but don't hesitate to move them on if they aren't performing.
02:44 – The Orchestra Analogy: You are the conductor. Your job is to bring together specialists (architects, engineers, etc.) to create a masterpiece.
05:05 – The Most Important Team Member: Spoiler: It's the Mentor. Having someone who has "been there, done that" to guide you through the entire process is invaluable.
08:44 – The Captain: Why you (the developer) are the second most important person. Your mindset, leadership, and belief in the project determine its success.
12:14 – The Finance Broker: The first person to hire. You need to know your borrowing capacity before you can even look at a site.
16:02 – Consultant Red Flags: How to spot the warning signs early—lack of responsiveness, poor communication, or being "too busy" to prioritise your project.
23:01 – The Real Estate Agent: Why you need to build a relationship with agents early (even if you have to chase them at first) to get access to the best sites.
28:30 – The "Dream Team" Roll Call: A walkthrough of the key consultants: Lawyer, Surveyor, Town Planner, Architect, Landscape Architect, and Civil Engineer.
34:58 – Gut Feeling: Why trusting your instincts when choosing between two qualified consultants can save you headaches down the road.
38:34 – The Builder: Often the biggest cost in your project. How to assess a builder's communication style during the tender process to predict future performance.

See omnystudio.com/listener for privacy information.

Finding the right people to fund your projects is one of the biggest hurdles for aspiring developers. Whether you are looking for a "boots on the ground" partner or a silent investor, choosing the wrong person can sink a deal faster than a bad build.

In this episode of the Property Mastermind Podcast, Hilary and Bob look ahead to 2026, unpacking the strategies you need now to attract high-quality Joint Venture (JV) partners. They break down the critical difference between an Equity Partner (who shares the risk and profit) and a Loan Partner (who acts as the bank), and why knowing the difference is vital for your legal structure and profit margins.

Bob shares his "horror story" of a design-by-committee disaster where investors fought over bathroom tiles for four weeks, while Hilary reveals how a casual chat at the hairdresser turned into a potential business deal. From mastering the "two ears, one mouth" rule of networking to spotting the red flags of indecisive investors, this episode is your guide to building a capital-raising database that actually converts.

Links

• Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo 
• Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call
• Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F
• Head on over to our website to find out more about our workshop and education options: Our Website
• Connect with handovers.com: https://handovers.com/

Episode Highlights

01:36 – Bob’s Tip of the Week: Why choosing a JV partner is like getting married—you need to choose wisely and communicate often (because most business "marriages" don't even last two years).
02:50 – The Definition: Unpacking the difference between an Equity Partner (on title, in the deal) and a Loan Partner (lends money for a return, not on title).
06:07 – The Golden Rule: Bob shares advice from an old Italian developer: "You never go broke making a profit." Don't be greedy; sometimes it's better to pay interest than share 50% of the upside.
17:31 – Finding Partners: How to build a database of investors before you even find a site so you aren't scrambling for cash later.
22:42 – The Networking Ratio: Why you have "two ears and one mouth"—the secret to attracting partners is listening twice as much as you speak.
29:13 – The Hairdresser Strategy: Hilary shares a real-life example of how a casual conversation in a salon chair turned into a lead by finding common ground.
34:41 – The "Hobby" Mindset: Why you need to talk about property development with the same casual enthusiasm as golf or fishing to normalise it and peak interest.
49:44 – The Money Question: The one question you must ask early to weed out time-wasters (and why avoiding it is a red flag).
52:42 – Bob’s Horror Story: The 5-storey apartment project where 6 investors had design input, leading to a $20,000, four-week argument over bathroom tiles.

See omnystudio.com/listener for privacy information.