Budget, Bricks & the Bottom Line: What Sydney's Property Market Really Looks Like Right Now

Bernadette sits down with Bernadette Summers, an 18-year real estate veteran and founder of Eastern Beaches Property, for an unfiltered cup of tea and a frank look at what the Federal Budget actually means for property investors and renovators in the current market.

With three rate rises, a war, Easter, and now a budget all landing in quick succession, it is fair to say Sydney's property market has had a rough few months. But as Bernadette Summers points out, she has seen this before, through the Banking Royal Commission and through COVID, when predictions of 40% price drops were followed by a 30% boom. Her message: stay calm, know your numbers, and pivot your strategy rather than your principles.

The good news for most listeners is that the principal place of residence came through the budget untouched, and as Bernadette Summers reminds us, the lesser-known six-year rule means you can rent out your family home and retain your CGT exemption, a powerful and underused wealth tool. For renovators weighing up their next move, the two of them dig into flipping inside a company structure, why discretionary trusts are under the microscope, and a micro-development strategy that can effectively deliver land at no cost.

This is not a "doom and gloom, wait it out" episode. It is a clear-headed, practical conversation for anyone who wants to understand the landscape before they act and to act wisely when they do.

If you have been sitting on a decision because the market feels uncertain, or wondering whether to flip, hold, rent, or redevelop, this episode cuts through the noise and gives you a framework for thinking it through.

Tune in for a real conversation between two women who have been around the property block and who know that the right strategy, in any market, always starts with knowing your numbers.

"It's very important that you don't panic. Nothing's been set in legislation yet, so we don't actually know what the final outcome will be."

EPISODE HIGHLIGHTS:

• 00:00 Welcome & Introducing Bernadette Summers
• 01:00 About Eastern Beaches Property: 18 Years in Sydney Real Estate
• 02:00 The Budget Reaction: Why Everyone Needs to Take a Breath
• 03:00 Market Lessons from COVID, Rate Rises & the Banking Royal Commission
• 05:00 The Big Win: Principal Place of Residence Left Untouched
• 05:45 The Six-Year Rule: How to Rent Your Home Without Losing Your CGT Exemption
• 07:00 Using a Money Tree or Short-Term Rental to Offset the Changes
• 08:30 Flipping in the Current Climate: What's Actually Changed
• 09:15 Company Structures, Tax Rates & Why You Must Know Your Numbers
• 11:00 How Cheeky Should You Be? Negotiating the Purchase Price
• 15:00 The Housing Shortage: Are We Actually That Far Behind?
• 18:30 Negative Gearing and the CGT Concession: What We Know So Far
• 20:30 Micro-Development: The Strategy That Gets You Land for Free
• 23:00 Sydney Market Right Now: Soft, But Resilient
• 24:30 Before You Sell: Why an Appraisal Is Your First Move
• 26:00 Presentation That Pays: Declutter, Street Appeal & Don't Shoot the Messenger
• 29:00 How to Reach Bernadette Summers & Where to Find Her Free Booklet

Bernadette sits down with renovator Carly to unpack a remarkable first year, one that began with bingeing this very podcast over the summer holidays and ended with two profitable projects and a completely changed sense of what's possible.

Just over twelve months ago, Carly was convinced that renovating for profit was for other people: people with more experience, more money, and more time. After joining the course in early 2025, she and her husband completed their first flip in under three months, a full-gut renovation that delivered just over $95,000 in profit.

From there, the strategy shifted. When the numbers on their second property pointed to long-term growth rather than a quick sale, Carly turned a coastal home an hour from Adelaide into a holiday rental, now a super host listing that has earned more than $50,000 in bookings and a wall of five-star reviews in its first two months on Airbnb.

But this is not a "list it and the money rolls in" story, and Carly is refreshingly honest about that. She and Bernadette dig into the real work behind short-term rental, the styling, the systems, the photography, and the cleaning saga — and why it is anything but passive income.

If you have ever told yourself it is too late to start, that you do not have enough experience, or that serious profit and money partners are for other people, this conversation shows what becomes possible when belief and a solid system finally line up.

Tune in to discover how one woman went from podcast listener to confident, profitable renovator in a single year, and what she would tell anyone still waiting for the "right time" to begin.

"Twelve months ago, I would have said this wasn't possible for someone without much experience. Now my eyes have been opened, of course, it's possible. You just have to believe in yourself."

EPISODE HIGHLIGHTS:

• 00:00 – Welcome & Carly's Renovating Journey So Far
• 01:30 – From Bingeing the Podcast to Buying Within Months
• 03:30 – The Fundamentals That Built Her Confidence
• 04:30 – Giving Yourself the Authority to Start
• 05:00 – Inside the First Flip: $95K Profit in Under Three Months
• 06:30 – Why Project Two Became a Holiday Rental, Not a Flip
• 08:00 – Two Months In: $60K in Bookings, Superhost & Five-Star Reviews
• 09:30 – The Buy: Why Untouched Kitchens and Bathrooms Were the Win
• 11:00 – Designing for Demand: A Pickleball Court, Kids' Wing & Beds for 14
• 13:00 – The Budget: $110K, Black Friday and the Marketplace Goldmine
• 14:30 – Bernadette's Advice: Build Your Own Database & Beware Booking.com
• 16:30 – The Honest Truth: Why Short-Term Rental Isn't Passive
• 21:30 – What's Next: Refinancing, Money Partners and the Belief Shift

Resources:

The School Of Renovating: https://www.theschoolofrenovating.com

She Renovates Podcast: https://www.theschoolofrenovating.com/podcasts-page/

Connect with The School of Renovating:

Book a FREE Reno Strategy Audit: https://member.theschoolofrenovating.com/10-min-strategy-call-page

ASK BERNADETTE: https://sherenovates.com.au/podcast/ 

Subscribe to She Renovates Apple Podcast: https://apple.co/3faoWlT

Subscribe to YouTube: https://www.youtube.com/c/TheSchoolOfRenovating

Follow us on Facebook: https://www.facebook.com/theschoolofrenovating

Follow us on Instagram: https://www.instagram.com/the_school_of_renovating

Follow us on TikTok: https://www.tiktok.com/@she_renovates_bernadette

Dive into this powerful episode of the She Renovates Podcast!

Bernadette sits down with money mindset mentor Denise Duffield-Thomas to explore one of the most underestimated drivers of financial success for renovators, the beliefs we hold about money.

While many aspiring renovators focus on strategy, feasibility, and profit margins, Denise reveals that the real barrier to wealth is often invisible… the unconscious money stories formed long before the first deal is ever done.

In this conversation, Bernadette and Denise unpack how childhood experiences, cultural conditioning, and social expectations shape the way women think about earning, charging, investing, and building wealth.

From undercharging and guilt about wanting more, to the impact of tall poppy syndrome and the pressure to be “nice”, this episode shines a light on the hidden forces that can quietly sabotage financial success.

If you’ve ever hesitated to charge what you’re worth, felt uncomfortable wanting more financial independence, or wondered why confidence sometimes lags behind capability, this episode will help you understand why and what to do about it.

Tune in to discover how shifting your money mindset can unlock greater confidence, clearer decision-making, and the freedom to create income through renovating.

“You can have the best strategy in the world, but if your mindset doesn’t support success, you will unconsciously hold yourself back.”

– Bernadette Janson

EPISODE HIGHLIGHTS:

00:00 – Welcome & Why Money Mindset Matters in Renovating

02:30 – The Hidden Money Stories Women Carry

05:00 – How Childhood Experiences Shape Financial Confidence

08:30 – Why Women Often Undercharge for Their Skills

11:00 – The Impact of Tall Poppy Syndrome & Wanting to Be Liked

14:30 – Why There Is No Perfect Time to Start

17:00 – Confidence Comes From Action, Not Before It

20:30 – The Role of Community in Normalising Wealth Creation

23:00 – “I Serve, I Deserve” – Balancing Value & Profit

26:00 – Pattern Interrupts: Changing Your Financial Story

29:00 – Why It Has Never Been a Better Time for Women to Build Wealth

32:00 – How Renovating Builds Confidence and Independence

Resources

The School Of Renovating: https://www.theschoolofrenovating.com

She Renovates Podcast: https://www.theschoolofrenovating.com/podcasts-page/

Connect with The School of Renovating

ASK BERNADETTE: https://sherenovates.com.au/podcast/ 

Subscribe to She Renovates Apple Podcast: https://apple.co/3faoWlT

Subscribe to YouTube: https://www.youtube.com/c/TheSchoolOfRenovating

Follow us on Facebook: https://www.facebook.com/theschoolofrenovating

Follow us on Instagram: https://www.instagram.com/the_school_of_renovating

Follow us on TikTok: https://www.tiktok.com/@she_renovates_bernadette

Dive into this eye-opening episode of the She Renovates Podcast!

Where Bernadette sits down with experienced real estate agent Con to unpack one of the most overlooked deal-makers (and deal-breakers) in renovating for profit the strata report.

While many renovators focus on kitchens, bathrooms, and styling, buyers often make their decision long before auction day, quietly judging a property based on what’s inside a document they may never talk about out loud.

In this episode, Bernadette and Con reveal how strata reports influence buyer psychology, property value, financing, and renovation profitability sometimes overriding even the most beautiful renovation.

From hidden red flags and special levies to why “clean strata” beats cosmetic upgrades every time, this conversation delivers real, on-the-ground insights from the coalface of selling strata properties.

💡 If you’ve ever wondered why a stunning renovation struggled to sell or how to spot strata risks before you buy this episode is essential listening.

Tune in to learn how understanding strata reports can protect your profit, shape smarter buying decisions, and help you renovate with confidence.

“You can have the best renovation in the world, but at some point the strata report will come out and unless the buyer is emotionally attached, that document usually wins.”

-Bernadette Janson

EPISODE HIGHLIGHTS:

00:00 – Welcome & Why Strata Reports Matter More Than You Think

02:00 – What Buyers Really Judge First (Before Renovations)

04:30 – Levies, Sinking Funds & Buyer Red Flags

07:00 – Why ‘Clean Strata’ Sells Faster

09:30 – Special Levies, Unknown Costs & Renovation Risk

12:00 – Developer vs Builder: What Actually Matters

14:30 – Can a Great Renovation Beat a Weak Strata Report?

17:00 – What Renovators Must Check Before Buying to Flip

20:00 – Practical Strategies to Protect Your Exit Price

Resources

The School Of Renovating: https://www.theschoolofrenovating.com

She Renovates Podcast: https://www.theschoolofrenovating.com/podcasts-page/

Connect with The School of Renovating

ASK BERNADETTE: https://sherenovates.com.au/podcast/ 

Subscribe to She Renovates Apple Podcast: https://apple.co/3faoWlT

Subscribe to Youtube: https://www.youtube.com/c/TheSchoolOfRenovating

Follow on Twitter: https://twitter.com/renovatingsc

Follow on Instagram: https://www.instagram.com/the_school_of_renovating

Episode 271

10 Tips for Clearer Trade Communication

Dive into the latest She Renovates podcast episode!

Ever come home from a renovation trip to find something very different from what you imagined?

That’s exactly what happened to Bernadette, a tiling mix-up that left one of her bathrooms looking nothing like the plan. 😱

In this candid episode, she shares what went wrong, what it cost, and the practical systems she’s now built to make trade communication foolproof, even when renovating remotely.

From WhatsApp groups to the “Single Source of Truth” document, you’ll learn the simple tools that can save your sanity (and your tiles).

00:00 – When grouting goes wrong: the story behind the bathroom disaster

02:45 – Why remote renovating is not for the faint-hearted

04:10 – How scattered messages caused a costly misunderstanding

06:30 – Creating one clear communication channel

08:15 – Introducing the “Single Source of Truth” spec doc

10:40 – Visuals that save you from lost-in-translation moments

13:00 – Keeping trades aligned with WhatsApp and project schedules

15:30 – How to debrief and learn from every project

17:00 – Download Bernadette’s Trade Spec Template + 10-Point Checklist

Resources

The School Of Renovating

https://www.theschoolofrenovating.com

She Renovates Podcast

https://www.theschoolofrenovating.com/podcasts-page/

Connect with The School of Renovating

ASK BERNADETTE:

https://sherenovates.com.au/podcast/ 

Subscribe to She Renovates Apple Podcast:

https://apple.co/3faoWlT

Subscribe to YouTube: https://www.youtube.com/c/TheSchoolOfRenovating

Follow on Twitter:

https://twitter.com/renovatingsc

Follow on Instagram: https://www.instagram.com/the_school_of_renovating

Episode 270

Dive into the latest She Renovates podcast episode!

After five unforgettable years of running She Renovates Live, Bernadette is facing a big question: Should it return in 2026?

In this heartfelt episode (recorded from a forest in Croatia 🌲), she opens up about the highs, heartbreaks, and hard-won lessons behind last year’s event, including a near-disaster with an event manager that almost derailed the entire thing.

Now, Bernadette is turning the tables and asking YOU, the renovating community, to decide whether She Renovates Live 2026 should go ahead.

Discover the story behind the new 24-hour “proof test,” why it matters, and how you can help shape the future of this much-loved event.

00:00 – Welcome from Croatia 🇭🇷 — sailing, forests, and reflection

02:00 – Why She Renovates Live is Bernadette’s favorite event of the year

04:00 – Storytime: how 2024’s event almost didn’t happen

06:00 – The event manager experiment that failed spectacularly

08:30 – How a free-ticket sprint filled the room in 10 days

10:00 – The aftermath: pride, scars, and lessons learned

11:30 – Why 2025 was skipped — and the plan for 2026

13:00 – The new validation experiment: a 24-hour “proof test”

15:00 – How it works: 50 tickets in 24 hours = She Renovates Live 2026 is ON

16:30 – Why it’s like running feasibility on a renovation deal

18:00 – How this process honours the community’s voice

19:00 – The psychology behind the waitlist and VIP members

20:00 – How to join the waitlist and shape the future of She Renovates Live

21:00 – Final words: “You get to decide whether this dream lives on.”

✨ Join the Waitlist: https://member.theschoolofrenovating.com/event-page

Because just like any renovation project — profit (and purpose) starts with proof.

Resources

The School Of Renovating

https://www.theschoolofrenovating.com

She Renovates Podcast

https://www.theschoolofrenovating.com/podcasts-page/

Connect with The School of Renovating

ASK BERNADETTE:

https://sherenovates.com.au/podcast/ 

Subscribe to She Renovates Apple Podcast:

https://apple.co/3faoWlT

Subscribe to YouTube: https://www.youtube.com/c/TheSchoolOfRenovating

Follow on Twitter:

https://twitter.com/renovatingsc

Follow on Instagram: https://www.instagram.com/the_school_of_renovating

Episode 263

Mortgage Freedom Before 35: Lessons from Maddie’s Reno Journey

Introduction

Dive into the latest She Renovates podcast episode!

Most 30-somethings are staring down decades of repayments—Maddie and her husband flipped that script and became mortgage-free by 32. On modest incomes (dental assistant + storeman), they used smart buys, tight budgets, and two well-timed renos to unlock freedom—without giving up family life or joy.

From choosing the “doer-upper” in a great suburb to selling at the right moment, resisting the big-house trap, and learning when DIY helps (and when it hurts), this episode shows how ordinary choices—made consistently—create extraordinary results.

You’ll hear how they navigated rising interest rates, why they sold the dream house to buy their freedom, and the money habits that turned equity into options. Plus, what mortgage-free feels like—and how it’s changed the way they parent, plan, and play.

If you’ve ever wondered whether renovating can change your life on a normal income, this is your proof.

“We didn’t stop living—we got smart. Every dollar asked: will this make us money later?”

— Maddie

EPISODE HIGHLIGHTS:

00:00 – Welcome & why Maddie’s story matters

01:30 – The first buy: choosing a “doer-upper” in a great suburb

04:00 – Reno #1 realities: young, hands-on, and learning fast

06:30 – Trading up (too far): the beautiful big house during rate rises

09:00 – Hard call: sell the dream to buy freedom

12:30 – Reno #2: finishing well, timing the sale, and agent vs DIY selling

15:30 – Numbers that moved the needle: equity, savings, and living on less

18:00 – DIY truths: when to stop tiling and hire the pro

20:30 – Motherhood & money: sharper risk decisions with kids in the mix

23:00 – Mortgage-free moments: sunsets, yellow, and breathing room

25:00 – New conversations: income plans, splurge rules, and what freedom funds

28:00 – What she’d tell her younger self (and any 20-something listening)

30:00 – Next steps: a flip outside the family home—and holding in the future

Resources

The School Of Renovating

https://www.theschoolofrenovating.com

She Renovates Podcast

https://www.theschoolofrenovating.com/podcasts-page/

Connect with The School of Renovating

ASK BERNADETTE:

https://sherenovates.com.au/podcast/ 

Subscribe to She Renovates Apple Podcast:

https://apple.co/3faoWlT

Subscribe to Youtube: https://www.youtube.com/c/TheSchoolOfRenovating

Follow on Twitter:

https://twitter.com/renovatingsc

Follow on Instagram: https://www.instagram.com/the_school_of_renovating

Episode 263

Starting Over at 60: Why Jane Proves Age Is No Barrier

Introduction

🎙️ Dive into the latest She Renovates podcast episode!

When most people are thinking about slowing down, Jane Lynch decided to speed up. Kicking off her seventh decade with a brand-new business, Jane embodies resilience, reinvention, and the courage to start fresh at any age.

From navigating life as a single mum and rebuilding after a stroke, to creating wealth through renovating, flipping, and running Airbnbs, Jane’s story proves that it’s never too late to design a life you love.

You’ll hear how she faced health challenges head-on, why tough financial choices with her kids became a gift, and how property gave her freedom, stability, and a legacy.

Plus, Jane reveals why women in their 50s and beyond are perfectly placed to launch powerful second-act businesses.

💡 If you’ve ever wondered whether it’s “too late” to start again, Jane’s story is your reminder that the best chapters are often written after a reinvention.

“I don’t want to be a burden to my kids. That means taking care of my health, my finances, and building a life I love.”

— Jane Lynch

EPISODE HIGHLIGHTS:

00:00 – Welcome & Why Jane’s Story Matters

02:00 – Facing an Autoimmune Diagnosis in Her 40s

05:00 – Becoming a Single Mum & First Steps in Property

08:30 – Teaching Kids Sacrifice and Financial Savvy

12:00 – The Stroke That Changed Everything

15:00 – Building a Digital Business Without a Voice

18:30 – Flipping 16 Properties & Finding Renovation Freedom

22:00 – Launching a Property Styling Business

25:00 – The Power of Community in Wonder Women Renovators

28:00 – From Airbnb to New Ventures: Not Plain Jane

32:00 – Why It’s Never Too Late to Reinvent Yourself

36:00 – Advice for Women in Their 50s, 60s & Beyond

Resources

The School Of Renovating

https://www.theschoolofrenovating.com

She Renovates Podcast

https://www.theschoolofrenovating.com/podcasts-page/

Connect with The School of Renovating

ASK BERNADETTE:

https://sherenovates.com.au/podcast/ 

Subscribe to She Renovates Apple Podcast:

https://apple.co/3faoWlT

Subscribe to Youtube: https://www.youtube.com/c/TheSchoolOfRenovating

Follow on Twitter:

https://twitter.com/renovatingsc

Follow on Instagram: https://www.instagram.com/the_school_of_renovating

Episode 263

 How Suzanne Built a Renovation Empire in Just One Year

Introduction

🎙️ Dive into the latest She Renovates podcast episode!

Meet Suzanne, a Diamond Wonder Woman Renovator who went from funeral director to full-time property renovator—and achieved more in 12 months than most do in a decade.

From surviving toxic workplaces and personal tragedy to negotiating off-market deals, staging unfinished bathrooms, and building a trusted team of investors, Suzanne’s journey is raw, inspiring, and proof that resourcefulness is a renovator’s greatest superpower.

You’ll discover how she turned setbacks like a house fire, financial hurdles, and even trashed properties into six-figure equity wins and a future pipeline of projects, including a creative regional subdivision.

If you’ve ever wondered what it really takes to walk away from a job and back yourself in renovating full-time, this episode is your roadmap to courage, creativity, and financial transformation.

“I wouldn’t recommend giving up your job cold turkey. But if you’ve got six months of living expenses and a money partner, you can make the leap.”

— Suzanne

00:00 – Welcome & Why Suzanne’s Story Matters

01:30 – From Funeral Director to Renovator: The Turning Point

04:00 – Christmas Day House Fire & The First Reno That Changed Everything

07:00 – Landing a $140K-Under-Market Deal in Hot Perth

11:00 – Creative Staging: Fooling the Valuer & Adding $300K in Equity

15:00 – Regional Dream vs Harsh Reality: From Heritage Reno to Subdivision Opportunity

20:00 – Investor Deals, Trust, and Building a Money Team

24:00 – Distressed Sales, Delays & Glass-Smashing Tenants: A Renovator’s Worst Nightmare

30:00 – Settlement Drama & Why Resourcefulness Wins Every Time

34:00 – How to Leave a Job (Without Losing Financial Security)

38:00 – Suzanne’s Advice for Anyone Feeling “Stuck”

41:00 – Reflections on Growth, Grit & Gratitude

Resources

The School Of Renovating

https://www.theschoolofrenovating.com

She Renovates Podcast

https://www.theschoolofrenovating.com/podcasts-page/

Connect with The School of Renovating

ASK BERNADETTE:

https://sherenovates.com.au/podcast/ 

Subscribe to She Renovates Apple Podcast:

https://apple.co/3faoWlT

Subscribe to Youtube: https://www.youtube.com/c/TheSchoolOfRenovating

Follow on Twitter:

https://twitter.com/renovatingsc

Follow on Instagram: https://www.instagram.com/the_school_of_renovating

Introduction:

Dive into the latest She Renovates podcast episode!

Join Bernadette as she shares the real story behind the Melbourne Class Project—where careful planning met unexpected challenges, and powerful lessons emerged.

From navigating builder setbacks to dealing with benchtop disasters and the realities of remote project management, this episode reveals the unfiltered highs and lows of flipping a property with a team.

You’ll discover why tight oversight, strong trades, and timing can make or break a renovation—and how these lessons are reshaping the blueprint for the upcoming Sydney Class Project.

💡 If you’ve ever wondered what really happens when theory meets reality in renovating for profit, this episode is your inside look

Tune in now and learn how setbacks can fuel smarter strategies—and why the next project is set to be our biggest yet.

If you’re going to renovate remotely without an onsite project manager, you need to have very low standards—because even good trades, if not supervised, will cut corners

-Bernadette Janson

EPISODE HIGHLIGHTS: 

00:00 – Welcome & Why Class Projects Exist

01:30 – Melbourne: Plan vs Reality

03:00 – Remote Management Pitfalls

05:00 – Trade Troubles & Wins

07:00 – Benchtop & Sale Contract Setbacks

09:30 – Auction Outcome & Lessons

11:00 – The Personal & Business Toll

13:00 – Silver Linings & Student Outcomes

15:00 – Rethinking the Model

17:00 – Sydney Project: New Rules & Invitation

Resources

The School Of Renovating

https://www.theschoolofrenovating.com

She Renovates Podcast

https://www.theschoolofrenovating.com/podcasts-page/

Connect with The School of Renovating

ASK BERNADETTE:

https://sherenovates.com.au/podcast/ 

Subscribe to She Renovates Apple Podcast:

https://apple.co/3faoWlT

Subscribe to Youtube: https://www.youtube.com/c/TheSchoolOfRenovating

Follow on Twitter:

https://twitter.com/renovatingsc

Follow on Instagram: https://www.instagram.com/the_school_of_renovating