Australia knows it needs to build more homes. But if construction is already operating close to capacity, where will the extra housing actually come from?

HIA senior economist Tom Devitt joins Veronica and Chris to unpack the constraints holding the industry back and why simply calling for more supply misses the complexity of getting homes built. The conversation covers skilled labour shortages, planning and approvals, land and infrastructure costs, construction productivity, prefab housing and the shift towards medium-density development. Tom also explains why Sydney and Melbourne have struggled to recover, while WA, Queensland and South Australia have performed more strongly.

They also examine the fallout from changes to negative gearing and SMSF borrowing, including the risk that relatively small numbers of affected apartment sales could have a much larger impact on project financing. And with rental vacancy rates around 1%, Tom challenges the idea that investors are the problem, arguing that Australia needs more rental accommodation, not less.

From stamp duty and development feasibility to the difference between the real estate market and the underlying housing market, this conversation gets into the structural issues that will determine whether Australia can actually close its housing supply gap.

01:39 – Meet HIA Economist Tom Devitt

02:14 – Why Australia Still Can’t Build Enough Homes

04:13 – The Skilled Trades Shortage Holding Housing Back

07:01 – Why Construction Workers Are Being Pulled Elsewhere

10:35 – Prefab Won’t Solve the Housing Shortage Alone

13:08 – How the SMSF Ban Could Sink Entire Projects

17:03 – The Housing Finance Fallout From the SMSF Ban

19:36 – Are Buyers Losing Confidence in New Housing?

22:44 – Why Sydney and Melbourne Are Falling Behind

25:32 – Are We Really Measuring Construction Productivity?

30:46 – Why Builders Are Going Under Despite Strong Demand

34:17 – Why Some New Housing Simply Doesn’t Stack Up

36:59 – Why Medium-Density Housing Could Be the Sweet Spot

39:58 – The Housing Fundamentals That Eventually Win

41:44 – The Rental Crisis Needs More Investors, Not Fewer

Tom Devitt is a senior economist at the Housing Industry Association (HIA), where he works on the economic conditions shaping Australia’s residential construction industry. His work includes analysing housing construction forecasts, industry capacity, labour shortages, planning constraints and the impact of government policy on new housing.

Tom brings an industry-focused economic perspective to the housing supply debate, looking beyond headline targets to examine what actually determines whether a home gets built. In this episode, he discusses construction capacity, skilled trades shortages, development feasibility, planning reform, rental supply and the effects of recent policy changes affecting property investment and housing finance.

• LinkedIn | Tom Devitt
• LinkedIn | HIA

• Visit our website: https://www.theelephantintheroom.com.au
• If you have any questions or would like to be featured on our show, contact us at:
• The Elephant in the Room Property Podcast - [email protected]
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• Work with Veronica: https://www.veronicamorgan.com.au
• Looking for a Mortgage Broker? alcove.com.au
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Enjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!

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If you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey!

See you on the inside,

Veronica & Chris

The latest PIPA Annual Investor Survey reveals a significant shift in investor sentiment, with more investors considering selling amid changing tax settings, rising holding costs, interest rates and concerns about property values.

Chris Bates and buyer’s agent Cate Bakos unpack what the survey reveals about investor behaviour and why grandfathering existing tax arrangements may not be enough to keep investors in the market. They explore what happens when established rental properties are sold to owner-occupiers, and why replacing that stock with new investment properties isn’t as straightforward as policymakers might assume.

The conversation also examines rentvesting, the growing appeal of higher-yielding property, the risks of investors pivoting into commercial property without sufficient expertise, and whether build-to-rent can realistically address the gaps in Australia’s rental supply.

With investor behaviour changing and rental demand remaining strong, Chris and Cate question whether housing policy is accounting for the full consequences of pushing private investors out of the market.

01:28 – PIPA Survey: The Investor Shift Nobody Can Ignore

04:20 – Why Investors Are Selling Despite Being Grandfathered

08:38 – Why Investors Aren’t Switching to New Builds

13:00 – Why Long-Term Investors Are Reconsidering Property

18:53 – Where Investors Are Selling and Why

20:52 – Who Pays When Investors Leave the Market?

22:32 – Why Qualified Property Advice Matters More Than Ever

27:09 – Are Property Falls as Bad as the Headlines Suggest?

30:58 – The Borrowing Capacity Squeeze on Investors

35:12 – Why Build-to-Rent Won’t Solve the Rental Shortage

38:07 – Chasing Yield: The Risk of Pivoting to Commercial

42:19 – PIPA’s Push for Better Investor Advice and Standards

44:41 – Outro: Submit Your Questions

Cate Bakos is a former President of the Real Estate Buyers Agents Association of Australia (REBAA) and is closely involved with the Property Investment Professionals of Australia (PIPA), where she advocates for investor education, consumer awareness and qualified property investment advice.

She is also the Owner and Buyer’s Agent at Cate Bakos Property, bringing extensive experience working directly with property buyers and investors across the Australian market. Her frontline perspective gives her a practical understanding of how investors respond to changing market conditions, tax settings and property values.

In this episode, Cate draws on that experience to unpack the latest PIPA Investor Survey, including why investors are selling, what happens to established rental stock when they exit, and why some investors are looking towards higher-yielding residential and commercial property. She also discusses the importance of qualified advice as investors navigate an increasingly complex property environment.

• Website | Cate Bakos Property
• Phone - 03 7000 6026
• Mobile - 0422 638 362
• Email - [email protected]
• Socials:
• LinkedIn | Catherine Bakos
• Instagram | Cate Bakos
• Facebook | Cate Bakos

• Visit our website: https://www.theelephantintheroom.com.au
• If you have any questions or would like to be featured on our show, contact us at:
• The Elephant in the Room Property Podcast - [email protected]
• Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au
• Work with Veronica: https://www.veronicamorgan.com.au
• Looking for a Mortgage Broker? alcove.com.au
• Work with Chris: [email protected]

Enjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!

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If you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey!

See you on the inside,

Veronica & Chris

Australia’s housing reforms aim to improve affordability and help more Australians buy homes. But could they unintentionally make it harder to build new housing?

In this episode, Richard Temlett, National Executive Director of Research at Charter Keck Cramer, explains the risks facing Australia’s property market. We discuss investor and SMSF changes, development feasibility, construction costs, planning delays and why approved projects don’t always become completed homes.

Richard also explores the potential impact on Melbourne and Brisbane apartments, the rise of build-to-rent and social housing, and why reducing investor demand doesn’t automatically create more affordable housing.

With Australia’s housing crisis driven by population growth, planning restrictions, taxation and limited social housing, Richard argues that there is no single solution. Addressing the crisis will require long-term coordination between governments, developers, financiers and the broader industry.

01:41 – Meet Richard Temlett: Inside Australia’s Housing Crisis

05:17 – Why SMSF Changes Could Hit New Housing Supply

08:18 – Why Housing Uncertainty Is Freezing Buyers

11:13 – Why Build-to-Rent Could Be a Housing Winner

18:11 –The Hidden Risks Developers Are Carrying

25:30 – Can Australia Actually Fix Its Housing Crisis?

27:03 – Why More Housing Supply Is So Hard to Deliver

31:50 – How Politics Is Reshaping Australia’s Housing Supply

37:12 – Why Investor Changes Could Reshape the Rental Market

39:31 – Why Australia’s Construction Industry Is So Unproductive

44:43 – Why Property Needs More Policy Certainty

48:02 – Why Politics and Property Run on Different Timelines

51:26 – The Case for a National Housing Reset

54:16 – The Housing Crisis: What Needs to Change Next?

Richard Temlett is the National Executive Director of Research at Charter Keck Cramer, where he specialises in data-driven, evidence-based research to guide property development and investment decisions across Australia.

With extensive experience analysing residential property markets, Richard works closely with developers, financiers and government to understand the economic, planning and market forces shaping Australia’s housing supply. His work focuses on turning complex market data into practical insights about development feasibility, housing demand and the factors influencing where and what gets built.

Richard is also the host of Precisely Property and a regular industry speaker, sharing his research and perspective on the challenges facing Australia’s property market. A former lawyer, he holds a Bachelor of Laws from Flinders University and a Master of Business from RMIT.

In this episode, Richard brings that research-driven perspective to one of Australia’s biggest challenges: how to increase housing supply without creating policies that unintentionally make new development harder to deliver.

• LinkedIn | Richard Temlett
• LinkedIn | Charter Keck Cramer
• Website | Charter Keck Cramer

• Visit our website: https://www.theelephantintheroom.com.au
• If you have any questions or would like to be featured on our show, contact us at:
• The Elephant in the Room Property Podcast - [email protected]
• Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au
• Work with Veronica: https://www.veronicamorgan.com.au
• Looking for a Mortgage Broker? alcove.com.au
• Work with Chris: [email protected]

Enjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!

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See you on the inside,

Veronica & Chris

For decades, the path to building wealth in Australia seemed relatively straightforward: buy your home, purchase an investment property, use negative gearing to help manage the cost, and eventually focus more heavily on superannuation.

But with changes to negative gearing, capital gains tax and investment structures on the horizon, that traditional strategy is becoming much harder to follow—especially for Australians starting from scratch. So what does financial advice look like now?

In this episode, James Wrigley from First Financial joins Veronica and Chris to unpack how the new tax environment is changing the way Australians build wealth. James explains why some clients in their 40s are now being encouraged to put substantially more money into superannuation than they would have previously, while still maintaining money outside super for flexibility.

The conversation goes well beyond property. We explore what higher capital gains tax means for shares and ETFs, why automatically rebalancing funds can create additional capital gains, how the proposed changes could affect family trusts and bucket companies, and why some investors may eventually move towards investment company structures instead. We also look at whether property still makes sense when negative gearing becomes less attractive—and why upgrading or renovating your own home could become a more compelling alternative.

For younger Australians, James also discusses the First Home Super Saver Scheme and why it could receive more attention as the investment landscape changes. For older Australians, the conversation turns to retirement, investment property sell-down strategies and the growing trend towards "giving while living" as wealth transfers between generations earlier. The message throughout is clear: higher taxes may change the maths, but they shouldn't become an excuse to stop investing altogether.

01:49 – How the Budget Changes Financial Advice

05:19 – Why Super Has Become Plan A

07:33 – Why Trusts Are Losing Their Appeal

10:09 – Division 296: What the $3M Super Rule Means

15:15 – Why CGT Makes Investing More Complicated

19:44 – Will Higher CGT Kill Investment Aspiration?

24:24 – Why Property Still Has a Contrarian Case

28:09 – Could Upgrading Your Home Beat Buying Property?

31:13 – Why Fear Could Keep Sellers Off the Market

36:24 – When Should Investors Sell Before Retirement?

38:08 – Why the First Home Super Saver Scheme Matters

44:38 – Why Parents Are Choosing to Give Wealth Earlier

46:58 – Are Trusts and Bucket Companies Dead?

48:13 – Why Investment Companies Could Replace Trusts

James Wrigley is a financial adviser at First Financial and the author of Retire Life Ready. He has worked in the superannuation and financial advice industry for more than 20 years, including more than a decade as a financial adviser. James is known for breaking down complex financial concepts into practical insights, with hundreds of thousands of Australians following his educational content online.

In this episode, James brings a practitioner's perspective to the latest tax changes, drawing on the real conversations he is having with clients across different stages of wealth creation—from people in their 40s who had planned to buy investment properties, to retirees reconsidering their property holdings and families looking at how to transfer wealth to the next generation.

• LinkedIn | James Wrigley
• LinkedIn | First Financial
• Website| First Financial

• Visit our website: https://www.theelephantintheroom.com.au
• If you have any questions or would like to be featured on our show, contact us at:
• The Elephant in the Room Property Podcast - [email protected]
• Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au
• Work with Veronica: https://www.veronicamorgan.com.au
• Looking for a Mortgage Broker? alcove.com.au
• Work with Chris: [email protected]

Enjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!

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If you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey!

See you on the inside,

Veronica & Chris

Will taxing property investors actually make housing more affordable—or simply change who owns the homes?

Australia's housing affordability crisis is real, but the political response to it is anything but straightforward. In this episode of The Elephant in the Room, Veronica Morgan and Chris Bates sit down with Senator Andrew Bragg, Shadow Minister for Housing and Homelessness, for a robust discussion about Labor's changes to negative gearing, capital gains tax and property investment.

Andrew argues that Australia's biggest problem isn't simply who owns property or how much tax investors pay—it's that we're not building enough homes. The conversation digs into the unintended consequences of restricting investment, the impact on housing supply, the role of SMSFs, the 5% deposit scheme, migration and whether government policies are inadvertently pushing people towards different forms of leverage.

But criticism is only half the conversation. Veronica and Chris push Andrew on what should happen instead, exploring infrastructure funding, construction productivity, skilled migration, planning and regulation, the National Construction Code, tax incentives for new builds and ways to encourage more housing supply. Andrew also outlines three Coalition housing policies: an infrastructure fund, a housing and migration pledge, and a recalibration of the National Construction Code.

If you're an investor, homeowner or aspiring buyer trying to understand where Australia's housing market is heading, this is a conversation worth hearing. It cuts through the political slogans and asks the harder question: are we actually fixing the housing problem—or simply moving the pieces around?

01:34 – Why Andrew Bragg Thinks Housing Reform Is Backwards

04:13 – Will Taxing Investors Reduce Housing Supply?

08:48 – Why Andrew Bragg Opposes the SMSF Property Ban

12:13 – Is Superannuation Limiting Your Investment Choices?

17:54 – Andrew Bragg's Plan to Get More Homes Built

19:46 – Can Migration Keep Rising Without More Housing?

28:29 – Can Canberra Actually Force States to Build?

31:55 – Could Falling Property Sales Blow a Hole in State Budgets?

35:05 – Should Australia Open Up to Foreign Housing Investment?

38:51 – Could Tighter Lending Be Locking Buyers Out?

42:22 – Is Australia's Housing Crisis Fuelled by Bad Policy?

Senator Andrew Bragg is the Shadow Minister for Housing and Homelessness and a prominent voice in Australia's housing and economic policy debate. He has been deeply involved in scrutinising Labor's changes to negative gearing, capital gains tax and SMSF property investment, while also helping develop the Coalition's alternative housing agenda.

Before entering politics, Andrew worked at Ernst & Young, the Financial Services Council and the Business Council of Australia, giving him extensive experience across financial services, taxation and economic policy. He has also written about Australia's superannuation system, bringing a broader perspective on wealth creation, investment and retirement policy.

In this episode, Andrew brings that policy background to one of Australia's most contentious issues: how to improve housing affordability without undermining investment and supply. He makes the case for reducing construction costs and regulation, increasing building productivity, recalibrating migration and making housing development more economically viable.

• Andrew Bragg - Liberal Party of Australia
• Instagram | Andrew Bragg
• Website | Senator Andrew Bragg
• LinkedIn | Senator Andrew Bragg
• YouTube | Senator Andrew Bragg
• TikTok | Senator Andrew Bragg
• X (Formerly Twitter) | Senator Andrew Bragg
• Facebook | Senator Andrew Bragg

• Visit our website: https://www.theelephantintheroom.com.au
• If you have any questions or would like to be featured on our show, contact us at:
• The Elephant in the Room Property Podcast - [email protected]
• Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au
• Work with Veronica: https://www.veronicamorgan.com.au
• Looking for a Mortgage Broker? alcove.com.au
• Work with Chris: [email protected]

Enjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!

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If you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey!

See you on the inside,

Veronica & Chris

With the 2026 Federal Budget reshaping tax incentives and many investors questioning whether traditional buy-and-hold strategies still make sense, where should property investors be looking next?

In this episode, Veronica Morgan and Chris Bates are joined by property developer and educator Michael Tiemens to explore why small-scale property development is becoming an increasingly attractive strategy for investors seeking to build wealth through value creation rather than relying on market appreciation alone. Michael explains how subdivision and development can manufacture equity, while also highlighting the discipline, due diligence, and strategic thinking required to make these projects successful.

Together, they unpack the realities behind successful development—from identifying the right sites and understanding buyer demand to conducting rigorous feasibility studies and managing finance, planning, construction, and market risks. They also challenge one of the biggest misconceptions in property investing: that tax benefits should drive investment decisions. Instead, the conversation focuses on building resilient investment strategies based on sound fundamentals, long-term thinking, and careful risk management.

Whether you're an experienced investor looking to adapt to Australia's changing tax landscape or you're considering your first development project, this episode offers practical insights into how small-scale development can fit within a smarter, more sustainable property investment strategy. Tune in to discover why creating value—not simply waiting for capital growth—could be the key to building long-term wealth.

01:28 – The Budget Changes the Property Investment Game

05:59 – Why Tax Shouldn't Drive Your Investment Strategy

13:03 – What Happens When a Development Goes Off Track?

18:58 – Buy Low, Create Value, Sell Smart

21:15 – How to Negotiate a Better Development Deal

23:56 – Build What Buyers Actually Want

25:36 – The Battleaxe Block Objections Developers Face

26:58 – Why Backyard Living Could Drive Buyer Demand

28:59 – Why Property Fundamentals Matter More Than Tax

32:20 – Can Partnering With Landowners Make Development Easier?

36:27 – The Risks Developers Need to Spot Before Buying

40:36 – Why Patience Could Be a Developer's Biggest Advantage

43:08 – How to De-Risk a Property Development Project

50:20 – Designing Developments Around Real Buyer Demand

Michael Tiemens is a property developer, educator, and founder of Develop Coach, where he helps aspiring and experienced investors navigate the complexities of small-scale property development. After building his own portfolio through subdivision and development projects, Michael has dedicated his career to teaching investors how to create wealth by manufacturing equity rather than relying solely on market appreciation.

Drawing on years of hands-on experience, Michael specialises in development feasibility, site selection, subdivision strategy, and risk management. He is passionate about helping investors understand the commercial realities of development, equipping them with practical frameworks to assess opportunities, avoid costly mistakes, and make informed investment decisions in an evolving property market.

Through his coaching, education, and real-world project experience, Michael has helped hundreds of investors develop the knowledge and confidence to approach small-scale property development with greater discipline, clarity, and long-term strategic thinking.

• Instagram | Michael Tiemens
• LinkedIn | Michael Tiemens
• Website | H.CO

• Visit our website: https://www.theelephantintheroom.com.au
• If you have any questions or would like to be featured on our show, contact us at:
• The Elephant in the Room Property Podcast - [email protected]
• Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au
• Work with Veronica: https://www.veronicamorgan.com.au
• Looking for a Mortgage Broker? alcove.com.au
• Work with Chris: [email protected]

Enjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!

• Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcast
• Subscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719
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If you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey!

See you on the inside,

Veronica & Chris

The buyer’s agent industry has exploded in popularity, attracting new clients and new operators alike. But rapid growth has exposed a deeper problem: experience takes years to build, while a buyer’s agent business can be launched much faster.

In this episode, Bryce Holdaway joins Veronica and Chris to unpack the growing standards problem facing buyer’s agents. They explore the experience gap among new entrants, the risks of borderless investing without genuine local expertise, and what happens when marketing skills outpace due diligence and property-buying skills.

They also challenge the industry’s obsession with “off-market” opportunities and silver-bullet strategies. Bryce argues that parts of the buyer’s agent industry may have contributed to recent government intervention, while Veronica reflects on how poor practices have damaged the trust the profession once enjoyed.

So what actually makes a good buyer’s agent, and how does the industry rebuild consumer trust?

This conversation is a candid look at where buyer’s agency is heading, what needs to change, and why the next generation of professionals needs to get serious about the craft—not just the marketing.

02:04 — Why Did Bryce and Veronica Join Forces Again?

06:43 — Can Regulation Really Fix Buyer’s Agency?

09:14 — Is Marketing Getting Ahead of the Craft?

11:22 — Why You Can’t Fake Local Market Expertise

16:09 — Who Pays When Buyer’s Agents Lack Experience?

19:12 — Could the Budget Be Good for Buyer’s Agency?

24:15 — Stop Copying Others: Find Your Own Differentiation

27:41 — Why More Information Isn’t the Answer

30:19 — Why Good Buyer’s Agents Need to Say No

33:42 — Why Community and Accountability Matter

35:14 — Where Are You: Start, Grow or Scale?

38:12 — The Skills Buyer’s Agents Will Need Next

43:30 — Is “Snake Oil” Damaging Buyer’s Agency?

47:42 — Rebuilding Trust in the Buyer’s Agent Industry

51:36 — What Needs to Change From Here?

Bryce Holdaway is a buyer’s agent, property expert, author, speaker, television presenter and business executive with decades of experience in Australia’s property industry. Originally trained as an accountant in Perth, Bryce discovered an interest in property while working with investment property clients before making the move into buyer’s advocacy and building a career focused on helping Australians make better property decisions.

Over his career, Bryce has built significant experience across property investment, buyer’s advocacy and business growth, including building a business with more than 130 staff and over $25 million in revenue. His experience spans investor-focused and owner-occupier property buying, interstate markets, team development and the systems required to build a sustainable property business.

Bryce has now reunited professionally with Veronica through Buyer’s Agent Mastery, an initiative focused on helping buyer’s agents strengthen their skills, businesses and client outcomes. Their aim is to bring greater leadership and professional standards to a rapidly growing industry while helping the next generation of buyer’s agents learn from the experience of those who have already built long-term careers in the field.

• LinkedIn
• Facebook
• Instagram
• Website

• Visit our website: https://www.theelephantintheroom.com.au
• If you have any questions or would like to be featured on our show, contact us at:
• The Elephant in the Room Property Podcast - [email protected]
• Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au
• Work with Veronica: https://www.veronicamorgan.com.au
• Looking for a Mortgage Broker? alcove.com.au
• Work with Chris: [email protected]

Enjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!

• Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcast
• Subscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719
• Subscribe on Spotify: https://open.spotify.com/show/3r0nnJrLUu3t1GpO7X3j6E

If you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey!

See you on the inside,

Veronica & Chris

Selling a property in a slower market is less about timing the market and more about understanding where your property truly sits within it.

In this episode, Veronica and Chris unpack why so many sellers fall short of their expectations, from unrealistic price hopes to choosing the wrong approach when it comes time to sell. They explore how quickly conditions can shift, and why clarity around your property’s position is one of the most important steps in achieving a strong result.

The conversation dives into what separates A-grade properties from those that struggle when buyer demand softens, and why emotional decision-making can quietly cost vendors thousands. Veronica and Chris also discuss the importance of independent advice, and how it can help homeowners avoid common traps that show up during the selling process. From there, they look at the realities of upgrading in today’s market—whether it’s better to buy first or sell first, and how to manage the risks when you’re trying to do both.

They also break down practical considerations like pricing strategy, owner-occupier demand, renovation potential, and why some properties consistently hold their appeal across different market cycles. A key theme throughout is the importance of thinking ahead—understanding resale value and buyer perception long before a property ever hits the market.

Whether you're preparing to sell, planning your next move, or reviewing your long-term property strategy, this episode is packed with grounded, real-world insights to help you make more confident decisions. Hit play to learn why smart planning—not market timing—is what really drives better property outcomes.

03:45 – The Sale That Cost More Than Expected

08:29 – Why Property Flaws Matter More in a Slow Market

14:20 – The Buyer–Seller Standoff Slowing the Market

24:50 – Should You Sell First or Buy First?

29:07 – How to Reduce Lending Risk When Upgrading

32:04 – Why Pressure Leads to Expensive Property Mistakes

38:31 – The 'Frog in the Pot' Trap for Property Sellers

43:28 – When Bad Auction Advice Costs You Thousands

53:45 – Knowing When to Walk Away From a Sale

56:35 – Why More Investors Are Selling Interstate Properties

Veronica Morgan is one of Australia’s most respected property experts, with decades of experience spanning property investment, buyer advocacy, market analysis, and consumer education. As the co-host of The Elephant in the Room and co-founder of Homebuyer Academy, Veronica is known for her evidence-based approach to property investing and her ability to cut through industry hype with clear, strategic insights. Having worked through multiple property cycles, she specialises in helping buyers understand the long-term drivers of capital growth, asset selection, and risk management in an increasingly complex housing market.

Chris Bates is the founder and CEO of Alcove, an award-winning mortgage broking and property advisory firm that helps Australians make smarter financial and property decisions. With deep expertise in lending strategy, borrowing capacity, debt structuring, and cash flow management, Chris works closely with first-home buyers, owner-occupiers, and investors navigating changing market conditions. He is widely recognised for his analytical approach to property and finance, as well as his willingness to challenge conventional wisdom and hype-driven investment narratives.

Together, Veronica and Chris bring a rare combination of on-the-ground property expertise and real-world lending insight. Their conversations blend macroeconomic analysis with practical strategy, helping listeners better understand not just what is happening in the Australian property market—but why it matters and how to respond intelligently.

• Visit our website: https://www.theelephantintheroom.com.au
• If you have any questions or would like to be featured on our show, contact us at:
• The Elephant in the Room Property Podcast - [email protected]
• Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au
• Work with Veronica: https://www.veronicamorgan.com.au
• Looking for a Mortgage Broker? alcove.com.au
• Work with Chris: [email protected]

Enjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!

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If you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey!

See you on the inside,

Veronica & Chris

Australia's latest housing policies are designed to make home ownership more accessible—but are they creating unintended consequences for investors, renters, and the broader property market?

In this episode, property data expert Kent Lardner returns to examine what the numbers are already revealing about investor behaviour following the Federal Budget, and why the government's expectations may not match reality.

Drawing on decades of experience analysing suburb-level property data, Kent explains why many investors are unlikely to rush into newly built properties despite generous tax incentives. Instead, many may simply sit on the sidelines, waiting for political uncertainty to settle, while established investment properties gradually disappear from the rental pool. The conversation explores why cash flow alone rarely drives successful investing, how inventory levels tell a very different story from headline listings data, and why inner-ring suburbs across Sydney and Melbourne may prove far more resilient than many expect.

The discussion also dives into the changing behaviour of buyer's agents, the rise of "spreadsheet investing," Brisbane's slowing momentum, and the lessons Australia may be able to learn from New Zealand's recent property market correction. Along the way, Veronica, Chris, and Kent challenge some of the biggest assumptions currently dominating the housing debate—including whether encouraging investors into new developments will actually improve affordability.

Whether you're an investor, buyer's agent, homeowner or simply trying to understand where Australia's property market is heading next, this episode offers a data-driven perspective that cuts through the political headlines and focuses on what the numbers are really saying.

02:20 Will the Budget Really Change Investor Behaviour?

05:37 The Supply Problem Nobody's Talking About

07:03 Are Buyer's Agents Chasing the Wrong Strategy?

12:13 What Happens When Investors Leave the Market?

25:42 Why Listings Don't Tell the Whole Market Story

30:54 The Truth About Investor Demand Right Now

33:02 Why Buyers Disappear in Falling Markets

35:32 Why New Builds Aren't Winning Investors Over

41:21 Which Cities Still Offer the Best Opportunities?

45:21 Where Investor Demand Could Create Future Risks

47:43 Final Thoughts & Your Property Questions Answered

Kent Lardner is one of Australia's most respected property data analysts, bringing more than three decades of experience interpreting housing market trends at both macro and suburb level. Best known for helping investors, researchers and property professionals understand what lies beneath headline statistics, Kent has built a career transforming complex data into practical market intelligence.

Throughout his career, Kent has contributed to some of Australia's most influential property data platforms, including CoreLogic, and has become widely recognised for his expertise in market cycles, housing supply, inventory analysis, rental trends and statistical modelling. His work has helped shape how property professionals assess investment opportunities beyond median prices and broad market averages.

Today, Kent continues his research through Founded, where he analyses housing market dynamics, investor behaviour and emerging trends across Australia. His evidence-based approach and ability to challenge conventional wisdom have made him a trusted voice for anyone seeking a deeper understanding of the property market.

• LinkedIn | Kent Lardner
• Website | Suburbtrends
• Instagram | Kent Lardner

• Visit our website: https://www.theelephantintheroom.com.au
• If you have any questions or would like to be featured on our show, contact us at:
• The Elephant in the Room Property Podcast - [email protected]
• Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au
• Work with Veronica: https://www.veronicamorgan.com.au
• Looking for a Mortgage Broker? alcove.com.au
• Work with Chris: [email protected]

Enjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!

• Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcast
• Subscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719
• Subscribe on Spotify: https://open.spotify.com/show/3r0nnJrLUu3t1GpO7X3j6E

If you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey!

See you on the inside,

Veronica & Chris

Negative gearing is one of the most divisive topics in Australian property—and few people are willing to have a genuine conversation about it.

In this episode, Chris Bates and Veronica Morgan sit down with renowned economist Saul Eslake to explore one of the biggest policy debates in housing, challenging long-held assumptions on all sides of the argument.

Rather than debating who's right or wrong, the conversation unpacks the economic principles behind negative gearing, the capital gains tax discount, and why tax policy shapes where Australians choose to invest. Saul explains why he believes a more neutral tax system would create a fairer economy, while Chris and Veronica question what the proposed reforms could mean for housing supply, investor behaviour, rents, and affordability.

The discussion extends well beyond property tax. They examine Australia's reliance on mum-and-dad investors, the role of institutional investment and social housing, why encouraging new housing supply matters, and whether Australia has become too dependent on property as a wealth-building vehicle. Along the way, they tackle productivity, government policy, and the difficult trade-offs involved in creating a housing system that works for both investors and aspiring homeowners.

Whether you agree with Saul's views or not, this episode offers a rare opportunity to hear a respectful, evidence-based discussion between people who don't always see eye to eye. If you've ever wondered whether negative gearing really solves—or contributes to—Australia's housing challenges, this conversation will give you plenty to think about.

01:34 – Meet Saul Eslake

05:30 – Why Property Beats Startups on Tax

10:56 – The CGT Discount Explained

14:45 – Challenging the Case for Tax Reform

16:42 – Does Negative Gearing Increase Supply?

18:12 – Do Tax Incentives Really Build More Homes?

23:07 – Who Wins, Who Loses Under Tax Reform?

28:56 – The Unintended Consequences of Reform

31:46 – Has Australia Become Addicted to Property?

34:44 – Why Social Housing Keeps Falling Short

38:32 – What Happens If Investors Leave?

41:24 – Can Supply Incentives Really Work?

45:36 – Why Cheap Apartments Are Disappearing

49:06 – Is Australia's Tax System Really Fair?

54:02 – What's Behind Australia's Productivity Slump?

59:04 – Why Higher Inflation May Be Here to Stay

Saul Eslake is one of Australia's most respected independent economists, with decades of experience analysing the Australian economy, public policy, housing markets and taxation. Throughout his career, he has served as Chief Economist for ANZ Bank and Bank of America Merrill Lynch Australia, while also advising governments, businesses and industry organisations on economic policy and reform.

Known for his evidence-based approach and willingness to challenge conventional thinking, Saul is a leading voice on issues including housing affordability, taxation, productivity and Australia's long-term economic future. His commentary regularly appears across Australia's major media outlets, where he helps translate complex economic issues into practical insights.

• LinkedIn | Saul Eslake
• Website | Saul Eslake
• YouTube | Saul Eslake

• Visit our website: https://www.theelephantintheroom.com.au
• If you have any questions or would like to be featured on our show, contact us at:
• The Elephant in the Room Property Podcast - [email protected]
• Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au
• Work with Veronica: https://www.veronicamorgan.com.au
• Looking for a Mortgage Broker? alcove.com.au
• Work with Chris: [email protected]

Enjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!

• Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcast
• Subscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719
• Subscribe on Spotify: https://open.spotify.com/show/3r0nnJrLUu3t1GpO7X3j6E

If you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey!

See you on the inside,

Veronica & Chris