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.

Are you a new property developer trying to figure out where to start? The biggest mistake most beginners make is trying to retire on their very first deal by taking on a project that is simply too big and too complex.

In this episode of the Property Mastermind Podcast, Bob and Hilary strip back the confusion to reveal the best entry-level strategies for aspiring developers. They unpack why "starting small" isn't just a safety net—it's the smartest way to build confidence and competence. Bob explains the difference between cosmetic renovations and true development (creating new titles), debates the pros and cons of 1-into-2 subdivisions versus duplexes, and answers the burning question: "Can I quit my day job to do this full time?" If you want to choose a strategy that fits your budget, personality, and risk profile, this episode is your roadmap.

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
01:04 - Bob’s Tip of the Week: There are many ways to build a house, but only one great way to make a fortune.
03:02 - The absolute beginner’s strategy: Why a simple two-lot subdivision is the safest place to start.
03:59 - Renovation vs. Development: Why adding a room isn't development until you create a new title.
04:48 - The "Retire Early" Trap: Why trying to quit your job off your very first project is a flawed business plan.
11:14 - The Learning Curve: Why doing 10 townhouses teaches you the exact same lessons as doing 3 (but with significantly higher risk).
12:44 - The $600k Dilemma: Should you do one deal alone or joint venture on two? Bob reveals the path of least resistance.
16:22 - To quit or not to quit? The strategic advantage of keeping your day job for bank serviceability.
18:25 - How to cure analysis paralysis by asking one simple question: "Can I live with the worst-case scenario?"
22:32 - Why a "lukewarm" attitude is a death sentence in property development.
31:32 - The Duplex Boom: How state government density targets are opening up new opportunities for small developers.
34:27 - Cash flow flexibility: Why building on a subdivision one at a time can be financially safer than a duplex build.

See omnystudio.com/listener for privacy information.

The holiday season is fast approaching, and for property developers, this isn't just about presents and pudding—it's a critical danger zone for your projects. With builders, councils, and solicitors shutting down for weeks, a lack of preparation can lead to costly delays or stressful holidays.

In this episode of the Property Mastermind Podcast, Bob and Hilary unpack the "Property Developer’s Christmas Checklist." Whether you are listening in December or planning for a mid-year break, this episode is your guide to getting organised. You’ll learn how to manage critical milestones before the industry shuts down, why you need to be thinking about 2026 right now, and how to handle the mental load so you can switch off without guilt. Bob also shares a horror story about a Boxing Day settlement that will make you double-check your calendar immediately.

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:
01:46 - Book Giveaway: Why property development is the "pinnacle" of all property strategies.
02:30 - The "Christmas Shutdown" Reality: How to prepare when lenders, lawyers, and builders all disappear at the same time.
04:28 - The Boxing Day Nightmare: Bob shares a cautionary tale of a multi-million dollar settlement scheduled for December 26th.
05:27 - The "Brain Dump" Method: How to get the chaos out of your head and onto paper so you can prioritise effectively.
08:58 - The Bag of Guilt: Why you need to make a firm decision to be either 100% "on" or 100% "off" during your break.
10:00 - Projecting into the Future: Why developers are already planning for mid-2026 and 2027.
13:15 - Keeping the Team Happy: Why a bottle of wine for your accountant goes a long way.
17:22 - The Reset: How Hilary uses the break for intention setting and audiobooks, while Bob heads for the golf course and camping.
23:12 - Fun Fact: Do you know what "Stress" spelled backwards is? (Hint: It’s delicious).

See omnystudio.com/listener for privacy information.

Have you ever hesitated on a property deal, only to watch someone else snap it up and make a fortune? It’s a sinking feeling every developer knows. But in property development, dwelling on what you missed can cost you the next big win.

In this episode of the Property Mastermind Podcast, Bob and Hilary tackle the topic of "Lost Opportunities." Bob shares a painful personal story of a project that got away—a simple, high-profit apartment site he missed because he was too distracted by a nightmare project involving a complex gully and a suspended slab.

You’ll learn why experienced developers don't suffer from FOMO, the expensive trap of "over-engineering," and why the next deal is always just around the corner if you remain consistent. If you’ve been beating yourself up over a missed site, this episode will help you reset, refocus, and get ready to grab the next opportunity by the throat.

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

01:09 - The "Three Wines In" Confidence: Bob discusses his recent book awards and the mindset needed to move forward.
04:31 - The One That Got Away: Bob recounts missing a simple, high-profit site because he was bogged down by a complex "gully" project.
05:42 - The Trap of Over-Engineering: Why some structural engineers design slabs that could hold a ten-storey building for a simple townhouse project.
10:34 - Dealing with Regret: Why Bob almost got a "No Regrets" tattoo and how to mentally move on from a lost deal.
13:15 - The Experience Gap: Why new developers are devastated by missed deals, while pros know another is always around the corner.
16:45 - "Smelling the Deal": How to develop a sixth sense for profitable sites before you even run the full feasibility numbers.
23:05 - Creating Your Own Luck: Why consistency and building relationships with local agents beat waiting for a lottery win.
26:20 - The $800,000 Lesson: "If opportunity knocks, don't complain about the noise"—a tough lesson on decisiveness.

See omnystudio.com/listener for privacy information.