The Elephant In The Room Property Podcast | Inside Australian Real Estate

What is hotspotting, really? In this episode, we sit down with Terry Ryder, the founder of Hotspotting, to explore what the term means and what it should mean for property investors. Terry has spent over four decades researching and writing about Australian residential property, and he’s here to share why chasing short-term predictions is not the way to go.

Terry walks us through his approach to identifying true hotspots—places with economic diversity, infrastructure investment, and long-term growth potential. He’s upfront about how the name “hotspotting” can sometimes create misconceptions, with people thinking it’s about quick, short-term wins.

As Terry explains, that’s the opposite of his philosophy. For him, it’s all about looking ahead and finding what he calls “second wind markets”—those overlooked locations that are set to thrive over time.

We also dive into the challenges of going against the herd mentality. Terry believes most investors make mistakes by following the crowd or reacting to media noise instead of having a solid, long-term strategy. He even shares personal stories about lessons learned from his own investments, including the times he wishes he hadn’t sold too soon.

This conversation is packed with Terry’s trademark honesty, practical insights, and a refreshing take on property investing. Whether you’re just starting out or looking to fine-tune your strategy, this episode is a must-listen.

Episode Highlights:

00:00 - Introduction

00:56 - Who is Terry Ryder?

01:52 - Terry’s thoughts on the popularity of the term “hotspotting” among buyers’ agents

03:42 - How frequently Terry addresses the misbelief that ‘hotspotting’ is about quick returns

05:07 - Determining time frames and benchmarks for market outperformance

14:30 - What Terry would do if he had to rebuild his portfolio from scratch

16:52 - The role of sales activity in Terry's investment methodology

19:40 - Can fair value outweigh location quality in long-term property investments?

22:06 - Is location more important than property details in your analysis?

28:45 - Are we seeing a shift toward apartments in high-growth locations?

31:03 - Do Terry’s previous hotspots align with market performance?

34:43 - Reports that get the most clicks on Hotspotting

36:19 - What Terry thinks about the rise of data-driven buyers’ agencies

37:39 - What happens after buyers get Terry's top suburb recommendations

44:04 - Terry Ryder’s property dumbo

About Our Guest:

Terry Ryder is a seasoned researcher and writer with over four decades of expertise in Australian residential property. He began his career as Property Editor at The Courier Mail in 1982, later holding roles at the Australian Financial Review. For 20 years, he ran Ryder Property Consulting, offering research and writing services to industry professionals, and authored four books on real estate. In 2006, he launched hotspotting.com.au, a platform providing insights for property investors on future high-performing markets. Terry has been a columnist for The Australian, Property Observer, Money Magazine, and Canstar, and is widely recognized for his expert commentary on TV, radio, and at industry events. His content, including broadcasts and podcasts, is followed by tens of thousands across Australia.

Connect with Terry Ryder:

• Website https://www.hotspotting.com.au/
• LinkedIn https://au.linkedin.com/in/terryryder

Resources:

• 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? https://www.flintgroup.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/3Ge1626dgnmK0RyKPcXjP0?si=26cde394fa854765

See omnystudio.com/listener for privacy information.

As we step into 2025, the property market is abuzz with questions about its trajectory after a challenging 2024. Is the shift towards a buyer's market inevitable, or are we simply seeing seasonal fluctuations?

In this episode, Eliza Owen from CoreLogic returns to share her insights on what’s ahead and what it all means for buyers, investors, and renters alike.

We start with a discussion on the ripple effects of rising unemployment and how it could influence the rental market and demand particularly in cities like Perth, Adelaide, and Brisbane, which saw impressive growth last year. Eliza unpacks affordability constraints and how they’re starting to affect buyer and investor activity. With high migration propping up some markets and affordability pulling others back, there’s a lot to consider as we move forward.

We also discuss construction challenges, including delays and how they’re affecting housing supply. Eliza gives us the real numbers on where we stand against ambitious government targets for new dwellings and what that means for the property market overall.

Finally, Eliza shares her take on intergenerational wealth and how the “bank of mum and dad” is influencing homeownership. With these trends shaping up to play a major role in 2025, this episode is packed with timely insights to help you make sense of what’s happening in property right now.

Episode Highlights:

00:00 - Introduction

01:13 - Who is Eliza Owen?

02:03 - Eliza's outlook for 2025

04:14 - Have Perth, Adelaide, and Brisbane passed their peak?

07:36 - What’s the connection between regional areas and state capitals in real estate?

09:29 - How Eliza interprets claims about increased property listings

12:48 - Insights on future listing trends

17:52 - If rate cuts happen soon, when will their impact be felt in real estate?

22:36 - The role of intergenerational wealth play in skewing market dynamics

28:41 - Is wealth transfer more impactful in Sydney compared to Brisbane?

29:44 - How could unemployment in 2025 affect wealth transfers and home buying?

31:08 - How might political pressures influence housing policies during the election?

35:29 - How does wealth flow from other assets into residential real estate?

38:53 - How is the construction sector responding to housing targets?

46:32 - Eliza Owen’s property dumbo

About Our Guest:

Eliza Owen is an experienced property data analyst with a background in economics. She has worked for Residex, Domain Group, and CoreLogic, specialising in descriptive and inferential data analysis, data visualisation, and framing data trends with broader economic concepts. Eliza is also a passionate communicator who explains economic concepts to diverse audiences. She has presented on the TEDX stage, written for prominent publications, and been a regular commentator on commercial radio and television. Eliza is a popular keynote speaker, having presented to audiences in real estate, construction, banking and finance, property development, and consumer markets.

Connect with Eliza Owen:

• Follow Eliza on LinkedIn: https://www.linkedin.com/in/eliza-owen-2554ab65/

• Visit their website: https://www.corelogic.com.au/

Resources:

• 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? https://www.flintgroup.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/3Ge1626dgnmK0RyKPcXjP0?si=26cde394fa854765

See omnystudio.com/listener for privacy information.

Why are so many residential investors making the leap into commercial real estate? That’s the big question we unpack in this episode with Vanessa Rader from Ray White Research. With over 25 years of experience across residential, commercial, and niche property markets, Vanessa offers an expert perspective on this growing trend and its implications for investors.

One of the standout moments in our chat is how Vanessa highlights the key distinctions between residential and commercial investments. While residential decisions often hinge on emotion, commercial real estate is all about strategy and crunching the numbers. It’s no wonder smaller commercial investments are becoming a go-to option for residential investors seeking higher returns or a more hands-off experience.

We also dig into the performance of various commercial sectors. Industrial spaces are leading the charge, fueled by booming demand from logistics and e-commerce. Retail, surprisingly, is holding steady in prime areas, while office spaces continue to grapple with shifting workplace trends.

Of course, it’s not without its challenges. We talk about the risks, such as the critical importance of securing reliable tenants and navigating market fluctuations. While the potential returns are tempting, this episode is a reminder that success in commercial property requires knowledge, preparation, and a clear strategy.

Episode Highlights:

00:00 - Introduction

00:57 - Who is Vanessa Rader?

01:52 - What is it about the commercial real estate sector that lights Vanessa up

03:25 - Overview of the different sectors and price points in commercial real estate

08:11 - Which areas of commercial real estate are particularly strong at the moment?

15:49 - Which areas of commercial real estate are underperforming

17:08 - How is the office space sector evolving, and what’s next?

23:58 - Is there a reimagining or repurposing of office spaces occurring?

28:15 - What was the catalyst for the shift in leasing preferences for office spaces?

30:44 - What trends are emerging in the owner-occupied commercial space?

34:06 - Are investors leaving residential for commercial, or exiting property altogether?

43:32 - Are there emerging sectors in the smaller market we’ve overlooked?

47:08 - Vanessa Rader’s property dumbo

About Our Guest:

Vanessa Rader, Head of Research at Ray White Group, is a leading Australian property expert with over 25 years of experience across commercial, residential, and niche markets. Known for her in-depth analysis and media commentary, she regularly appears in national and international outlets like Australian Financial Review and Sydney Morning Herald and speaks at industry events. Vanessa is actively involved with the Australian Property Institute and Property Council of Australia and has received multiple awards for her contributions. With expertise in economic and political impacts on real estate, she is a trusted voice in the property sector.

Connect with Vanessa Rader:

• Ray White Research https://www.raywhite.com/

• LinkedIn https://www.linkedin.com/in/vanessa-rader/

Resources:

• 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? https://www.flintgroup.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/3Ge1626dgnmK0RyKPcXjP0?si=26cde394fa854765

See omnystudio.com/listener for privacy information.

What drives us to bid at auctions? In this episode, we throw it back to where it all began, revisiting our very first episode that set the stage for everything we’ve explored since. Behavioural biases—those sneaky little tricks your brain plays—are at the heart of this conversation, and we talk about all 12 of them, plus a few extras that make auctions the fascinating psychological arenas they are.

Simon Russell, a behavioural scientist, joins us to break down the surprising ways our subconscious minds react under pressure. From something as simple as a free coffee outside an auction to the auctioneer’s clever use of anchoring, scarcity, and loss aversion, Simon explains how these cues shape our decisions. The reciprocity effect alone—a cup of coffee making you feel like you owe the auctioneer something—might have you rethinking the next time you pick up a bidder’s paddle.

We also get into the emotional rollercoaster that happens when the stakes are high. The auctioneer’s job as a kind of circus master becomes clear when Simon talks about their subtle tactics, like smiling and nodding to encourage bids or creating a sense of urgency with phrases like, “First, second, third…” It’s all designed to keep you—and your wallet—engaged.

Looking back, this conversation with Simon didn’t just lay the foundation for the podcast; it opened our eyes to how much of our behaviour at auctions (and in life) is guided by things we don’t even notice. And while the episode may be nearly seven years old, these lessons are just as relevant today. So, if you’re a seasoned bidder or just curious about what’s going on in your own head, this is one you’ll want to hear—or hear again.

Episode Highlights:

00:00 - Introduction

01:43 - How the podcast came about

05:36 - Who is Simon Russell?

06:30 - What behavioural patterns did you observe at the auction?

07:24 - First bias: Reciprocity effect

10:43 - Does awareness of these biases help mitigate their impact?

11:45 - Second bias: Scarcity effect

16:24 - Third bias: Anchoring

24:46 - Fourth bias: Loss aversion

29:22 - Fifth bias: Framing effect

32:22 - Sixth bias: Sunk cost fallacy

33:36 - Seventh bias: Commitment and consistency effect

39:01 - Eighth bias: Social proof: Herd mentality

43:54 - Ninth bias: Recency effect

48:17 - Tenth bias: Mental accounting

51:31 - Eleventh bias: Overconfidence

54:45 - Twelfth bias: Disposition effect

About Our Guest:

Simon Russell is the founder and Director of Behavioural Finance Australia (BFA). At BFA he provides specialist behavioural finance training & consulting. His services are designed to  improve financial decision-making, communication and engagement. He mostly works with fund managers, major super funds, financial advisers and other financial services professionals.

Connect with Simon Russell:

• Website https://www.behaviouralfinanceaustralia.com.au/

• LinkedIn https://au.linkedin.com/in/simonrussellaustralia

Resources:

• 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? https://www.flintgroup.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/3Ge1626dgnmK0RyKPcXjP0?si=26cde394fa854765

See omnystudio.com/listener for privacy information.

In this episode, we’re taking a look ahead at what might shape the property market in 2025. No, we’re not here to predict the future or pull out a crystal ball, but we are diving into the key factors that could have an impact—things like interest rates, immigration, intergenerational wealth, and stock levels. Whether you’re planning to buy or sell, we’ve got some thoughts on what you might want to keep in mind.

We kick things off by reflecting on what’s surprised us in 2024. For Veronica, it’s been Sydney’s stability—a balanced market for the first time in over a decade. For Chris, it’s been the sheer scale of intergenerational wealth propping up buyers. We chat about how that’s shaping the market and what it means for affordability, especially as borrowing capacities remain constrained.

There’s also a lot to unpack when it comes to investors. Some are still bailing out of the market, while others—especially first-time investors—are jumping in. And with zoning changes, rising rental pressures, and even some quirky local issues like mozzie-prone suburbs, buying property isn’t as straightforward as it used to be. It’s a reminder that doing your homework (or working with someone who really knows the area) is more important than ever.

As we look ahead, the upcoming federal election and potential shifts in policy—like APRA changing serviceability buffers—are going to play a huge role. We talk about how these kinds of changes could inject urgency into the market, especially as buyers try to get ahead of the herd. But as always, we caution against trying to time the market and instead focus on making decisions based on your own goals and readiness.

And yes, we touch on climate change too, because the landscape there is evolving. New flood maps, shifting risks—these are things we’ll all need to consider going forward. If 2025 brings anything, it’ll be the unexpected, but don’t worry—we’ll be here to help you make sense of it all. So tune in and get a clearer picture of what might be on the horizon.

Episode Highlights:

00:00 - Introduction

01:04 - What was surprising about the property market in 2024

04:56 - Regional market dynamics

07:46 - Investor behaviour and market inequalities

12:54 - Will interest rates be the biggest driver of prices?

13:55 - Urban planning and zoning issues

20:20 - How market cycles, interest rates & consumer confidence shape investment decisions

26:29 - How regional moves and remote work trends are changing this coming year

33:18 - How rental pressures are evolving, and what they mean for 2025

40:00 - What might the upcoming federal election mean for the property market in 2025?

44:42 - Consumer sentiment

51:07 - What role will climate change and new flood maps play in property decisions?

Resources:

• 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? https://www.flintgroup.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/3Ge1626dgnmK0RyKPcXjP0?si=26cde394fa854765

See omnystudio.com/listener for privacy information.

In this episode, we dive deep into the Perth property market with Damian Collins, who knows the ins and outs of this unique city. Exploring the cycles that define the city’s real estate, the hotspots and danger zones investors should consider, and the key drivers behind its growth. With over three decades of experience, Damian shares invaluable insights, and together, we unpack what’s shaping Perth’s property landscape.

We break down Perth’s strong ties to the mining industry, its growing population, and how infrastructure development is influencing property values. Together, we highlight suburbs that might look promising but come with hidden risks, especially in areas with high concentrations of investors. For those thinking long-term, we discuss the potential for gentrification and pinpoint areas where future opportunities could emerge.

The conversation also covers strategies for building wealth through property. We examine the pros and cons of commercial investments, how to identify properties with future development potential, and the importance of sticking to solid fundamentals. Plus, we talk about avoiding FOMO and making smarter decisions.

If you’re curious about what makes Perth’s property market tick or want a fresh perspective on making the most of this region’s opportunities, this episode is for you. With Damian’s expertise and our shared insights, we deliver a straightforward guide to better property decisions. Don’t miss it!

Episode Highlights:

00:00 - Introduction

01:05 - Who is Damian Collins?

02:12 - How has the Perth property market changed since 2020, and what’s next?

04:10 - How do locals feel about property prices, and are they facing affordability restraints?

05:56 - Have any parts of Perth surprised you with their growth over the last few years?

09:41 - What areas of Perth would you caution against, and what are some danger zones?

12:53 - Lessons from Perth’s 12-year flat property market that investors should consider now

16:09 - How have rents and yields shifted in response to the changing market dynamics?

22:00 - What dynamics influence homeowners’ decisions to upgrade?

29:13 - Is Perth’s commercial property still locally preferred or attracting outsiders?

32:09 - What risks and opportunities exist for small-scale commercial investors?

35:16 - What’s the best long-term growth asset for Perth property investors?

38:07 - What Perth people value most in their homes and their deal-breakers

41:08 - Is Perth’s population growth driven by interstate or international migration?

42:52 - Is Perth’s economy still vulnerable to mining industry shifts, or has it diversified?

47:01 - What are the best residential investment strategies for Perth right now?

50:06 - Are investors likely to sell underperforming assets if the property market slows?

53:37 - Damian Collins’ property dumbo

About Our Guest:

Damian Collins is the founder and Managing Director of residential property advisory, Momentum Wealth, and Chairman of Australian property funds management company, Westbridge Funds Management. Damian is the author of the Amazon Number 1 Best Seller, Property Investing Roadmap: How to Build an Income from Property for Life and is a well-known advocate across Australia’s real estate industry. He served as President of the Real Estate Institute of WA (REIWA) from 2018 to 2022 and as a Director of the Real Estate Institute of Australia. Having been an active property investor himself for over 30 years, Damian continues to apply his extensive experience to help fellow investors grow wealth through direct and syndicated property investments.

Connect with Damian Collins:

• Website (Damian Collins) https://damiancollins.com.au/

• Website (Momentum Wealth) https://momentumwealth.com.au/

• Website (Westbridge Funds Management) https://westbridgefunds.com.au/

• LinkedIn https://au.linkedin.com/in/audamiancollins

Resources:

• 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? https://www.flintgroup.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/3Ge1626dgnmK0RyKPcXjP0?si=26cde394fa854765

See omnystudio.com/listener for privacy information.

Are 10,000 property investors all making the same mistake? In today’s episode, we have a chat with Redom Syed from Confidence Finance about something that’s affecting a lot of property investors today: groupthink. We talk about what happens when investors all start following the same trends and whether that’s helping or hurting them in the long run. Redom shares his take on the risks of this kind of herd mentality, especially when buyers’ agents are driving up demand in certain areas.

We also take a closer look at how investor behaviour has shifted over the years, and why focusing solely on areas with momentum might not always be the smartest play. What happens when rental yields start to fall, or when the market slows down? How do investors shift their focus without getting caught up in the crowd? Redom talks about why local knowledge in places like North Queensland or Perth is so critical and how it can make a huge difference when it comes to finding the right investment opportunities.

We don’t just talk about the risks, though. We also offer solid advice on how to capitalise on groupthink without falling victim to it. From leveraging rezoning opportunities to structuring your credit smartly to maximise borrowing capacity, Redom shares strategies that go beyond just following the herd.

In the end, Redom’s biggest tip for anyone in the property game is simple: don’t just go with the flow because everyone else is. There’s a smarter way to go about the property market, and this conversation is full of ideas on how you can do just that.

Episode Highlights:

00:00 - Introduction

01:08 - Who is Redom Syed?

03:18 - How Redom got into exploring groupthink in property investment

05:38 - What are the risks of buyer’s agents driving up demand in specific areas?

08:10 - What if investors shift focus due to falling rental yields?

10:29 - For North Queensland or Perth purchases, is local expertise on property essential?

17:07 - How has investor behaviour evolved in the property market over 10 years?

25:42 - Redom’s biggest tip on capitalising on groupthink in real estate

28:04 - Redom’s top investment strategies beyond momentum investing

40:06 - Where are the best opportunities under Sydney’s medium density housing code?

43:06 - Strategy to leverage rezoning opportunities or planning changes for property investment

45:46 - How to maximise your borrowing capacity through smart credit structuring

48:47 - Redom’s insights about valuations and borrowing capacity for new investors

53:36 - Redom’s biggest advice for everyone about property

About Our Guest:

Redom Syed is a 7x MPA Magazine Top 100 Mortgage Broker in Australia and the founder of Confidence Finance. Raised in a loving family, his life took a turn when both of his parents lost their jobs, leading to the repossession of their family home. This experience sparked a drive in Redom to take control of his future and finances. Starting as a first-home investor at 22, Redom has now built a sizable property portfolio, having bought and sold dozens of properties. His mission is to help everyday Australians make better financial decisions, empowering them to take control of their futures. Through his YouTube channel and podcast, Australian Property Talk, Redom continues to educate property investors and inspire others to achieve financial freedom.

Connect with Redom Syed:

• LinkedIn https://au.linkedin.com/in/investmentfinance

• Instagram https://www.instagram.com/redom__australianproperty/

• Website https://confidencefinance.com.au/

Resources:

• 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? https://www.flintgroup.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/3Ge1626dgnmK0RyKPcXjP0?si=26cde394fa854765

See omnystudio.com/listener for privacy information.

Ever wondered if changing jobs or working overseas could throw a wrench in your plans to buy a home? In this episode, we dive into some of the most common questions we hear from homebuyers. How long do you need to stay in a new job before applying for a loan? What’s the deal with borrowing as an expat? And does timing your property purchase around a career change make sense? There’s a lot to unpack here, and the answers might surprise you.

We also dig into a tricky one: Should you push your borrowing capacity to get a better-quality property but miss out on the first-home buyer grants? Or is it better to take advantage of those grants and settle for a slightly lower-tier asset? It’s not always an easy decision, but we break down the pros and cons to help you weigh it up.

If you’ve ever thought about renting out rooms to help you afford a better property or buying an investment property you plan to live in later, this episode will get you thinking. These ideas can work, but they come with their own set of challenges—like tax headaches and cash flow risks—that you’ll want to understand before jumping in.

We also talk about the importance of buffers and why lenders' mortgage insurance can sometimes be a good thing, even if it feels counterintuitive. For first-home buyers especially, having a bit of breathing room in your finances can make all the difference.

This episode is packed with real-world advice and examples, so if you’re in the thick of buying your first home or even your next one, you’ll want to tune in for this one.

Episode Highlights:

00:00 - Introduction

01:57 - How long should I work at my new job to qualify for a first-time home loan?

06:28 - How much of a disadvantage is it to apply for a mortgage as an expat?

11:21 - What’s the smarter choice: higher borrowing power or first-home incentives?

16:39 - Does renting out spare rooms help increase loan capacity?

23:55 - Is it better to buy a house now or after finishing my career change?

37:59 - Chris Bates’ property dumbo

Resources:

• 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? https://www.flintgroup.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/3Ge1626dgnmK0RyKPcXjP0?si=26cde394fa854765

See omnystudio.com/listener for privacy information.

How do you know if your strata manager is doing a good job? Amanda Farmer – the owner of Lawyers Chambers, is back with us to share her thoughts on the current state of strata management, especially after the recent media attention that’s put the industry under fire.

We talk about what’s happening behind the scenes, why these issues have surfaced, and whether new legislation will actually make a difference—or just create more paperwork.

We talk about real concerns regarding commissions, conflicts of interest, and how strata managers can sometimes act without proper instructions. Amanda also gives us some tips on the kinds of questions owners should be asking their managers to make sure they’re getting a fair deal. Plus, we hear about the kinds of practices that make her ranty—and why she’s calling for bigger changes across the industry.

If you’re in a strata building, or thinking about buying into one, this episode is a must-listen. Amanda’s insights will help you spot red flags, ask the right questions, and better understand what good management should actually look like.

Episode Highlights:

00:00 - Introduction

01:01 - Who is Amanda Farmer?

02:04 - What’s got Amanda hot under the collar about strata?

04:29 - How widespread are unethical practices in strata management across Australia?

06:11 - What reforms are needed to address strata management ethics?

09:24 - Are strata management fees really comparable?

10:56 - What is the overall health of the strata management industry?

15:01 - Are top strata practitioners willing to shape the future or are they going to walk away?

18:45 - Is fear of a strata manager exodus shaping government policy on commissions?

22:53 - How does somebody become a strata manager?

24:18 - How can owners assess if their strata manager is good or bad?

27:20 - Are more people choosing to self-manage their strata properties?

29:20 - Options for replacing a bad strata manager and choosing a better one

32:27 - Has buyer understanding of strata improved, or is it still a barrier to due diligence?

34:25 - Will we ever see national oversight in strata management to address state gaps?

36:54 - What do strata managers need to learn beyond their basic training?

39:17 - Are people misunderstanding the purpose of the sinking fund in strata management?

41:22 - Are investors more likely to run properties into the ground to avoid strata costs?

51:17 - Amanda Farmer’s property dumbo

About Our Guest:

Amanda Farmer is a lawyer and the owner of Lawyers Chambers, a strata-focussed legal practice in Sydney. She is also the host of the long-running podcast Your Strata Property, the world’s only podcast dedicated to explaining the legal complexities of strata-titled properties. With over 20 years' experience in the strata legal sector, Amanda is both a Fellow and Council Member of the Australian College of Strata Lawyers, and she is also the founder of Women in Strata, a networking group for women working in strata management. An increasingly in-demand speaker and educator, Amanda has been educating strata managers, apartment owners and residents for many years, through round table workshops, webinars, seminars and keynote presentations.

Connect with Amanda Farmer:

• LinkedIn: https://www.linkedin.com/in/amandafarmerlaw/

• Facebook: https://www.facebook.com/yourstrataproperty/

• Instagram: https://www.instagram.com/yourstrataproperty/

• Visit their website: https://yourstrataproperty.com.au/

• Lawyers Chambers on LinkedIn: https://www.linkedin.com/company/lawyers-chambers-on-riley-pty-ltd

Resources mentioned in this episode:

• 20 Questions to Ask Your Strata Manager https://yourstrataproperty.com.au/questions/

Resources:

• 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? https://www.flintgroup.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/3Ge1626dgnmK0RyKPcXjP0?si=26cde394fa854765

See omnystudio.com/listener for privacy information.

What makes auctions so tough for buyers? That’s the question we dive into in this episode. Auctions are often praised for their transparency, but is that really enough to give buyers a fair shot? With seasoned professionals like Justin Nickerson running the show, how can an everyday buyer hope to compete?

In this episode, we sit down and have a chat with Justin Nickerson, one of Australia’s most awarded auctioneers, to uncover the secrets behind the auction process. Justin reveals to us why auctions can be so daunting for buyers and shares how his experience—honed over years of practice and thousands of auctions—helps sellers secure the best results. He pulls back the curtain on the techniques auctioneers use to foster competition and keep the momentum going, often leaving buyers struggling to keep up.

This conversation doesn’t just highlight the challenges; we also talk about practical advice to help buyers work through the auction landscape. From knowing when to start bidding to maintaining confidence and managing limits, these tips are certainly a game-changer. We also debunk some of the myths around bidding tactics, like waiting until the end to make a move, and explain why they usually don’t work as planned.

This episode is indeed full of eye-opening insights and strategies that will surely help buyers feel more confident and in control at auctions. If you’ve ever felt outmatched or uncertain during the bidding process, we provide a fresh perspective to help you approach your next auction with clarity and purpose. It’s a must-listen for anyone looking to improve their auction game and turn the odds in their favour.

Episode Highlights:

00:00 - Introduction

01:07 - Who is Justin Nickerson?

01:46 - Justin's perspective on why auctioning is the best way to transact in Brisbane

09:29 - Is it better for agents when auctions have no price guide?

11:18 - Does providing no price guide create transparency or confusion?

13:11 - How do price guide strategies differ between New South Wales and Queensland?

14:53 - Does having no price guide benefit or hinder auctioneers?

18:31 - How to identify dummy bidders

22:17 - What’s the go-to strategy for bidding at auction with minimal data?

25:16 - What tactics can auctioneers use to spice up the bidding and get better results?

27:00 - How do auctioneers manage bidders who are unsure about walking away?

28:57 - What’s your go-to bidding strategy if you can’t use a sniper approach?

33:25 - How important is the skill of an auctioneer in guiding inexperienced bidders?

34:36 - What’s the auctioneer’s role in driving momentum during a competitive auction?

36:23 - How much of an auctioneer's skills are innate versus learned?

40:55 - How much practice is required each week for an average auctioneer?

42:18 - How do auctioneers use buyer profiling to secure the highest bid?

44:45 - Do behavioural factors affect bidding outcomes?

49:01 - Justin Nickerson’s property dumbo

About Our Guest:

Justin Nickerson, recognized as Australasia's leading auctioneer, has won the prestigious Australasian Auctioneer of the Year award three times and the REIQ Auctioneer of the Year five times. As a highly regarded trainer and speaker, he has presented at major industry events like the AREC conference. A five-time winner of the REIQ Auctioneer of the Year, Justin also triumphed in the inaugural Australasian auctioneering competition at AREC in 2018. His deep understanding and passion for auctioneering fuel his work with top real estate businesses and inform his dynamic training and speaking engagements.

Connect with Justin Nickerson:

• LinkedIn https://au.linkedin.com/in/justin-nickerson-82713bba

• Website https://apolloauctions.com.au/

• Facebook https://www.facebook.com/justin.d.nickerson/

Resources:

• 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? https://www.flintgroup.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/3Ge1626dgnmK0RyKPcXjP0?si=26cde394fa854765

See omnystudio.com/listener for privacy information.