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

Trying to work out what’s actually possible on a development site can be an absolute nightmare. So in this episode, we’re joined by Will Sullivan from PropCode to talk about how AI might be able to help. We dig into how tech is being used to speed up the research process, reduce the need to spend hours on council websites (or pay $250 an hour to a planner), and pull together planning rules that are otherwise hidden across PDFs, maps, and inconsistent formats.

We talk through how PropCode works, what it can do—and just as importantly, where it stops. It’s not replacing town planners or council staff, but it can give homeowners, investors, and developers a clearer sense of what they’re working with before diving in too deep or spending money on the wrong site.

We also unpack the major planning reforms in New South Wales and how they’re set to impact development potential around train stations and local centres. Will explains why not every site will benefit equally, and why developers still have to think hard about feasibility—because just being zoned for six stories doesn’t automatically mean a windfall.

If you’re buying, selling, renovating, or developing property in NSW, or just want to understand how AI fits into the planning space, this is a great one to tune in to. We’ve also included a link to PropCode’s free tool in the show notes—it’s worth checking out.

Episode Highlights:

00:00 - Introduction

01:04 - Who is Will Sullivan?

02:13 - What is the Mecone Mosaic planning tool, what does it do, and how is it being applied?

03:26 - What sparked the idea behind Propcode?

05:49 - Who Propcode is actually built for

07:22 - How PropCode deals with subjective elements like heritage and conservation areas

10:49 - Propcode’s limitations: An outline of what it can’t automate yet

17:01 - What happens when state policy overrides council rules?

18:52 - Are planning reforms making Propcode more essential than ever?

24:47 - How Propcode helps you understand development potential of neighbouring sites

29:10 - How Propcode surfaces hidden planning details you might miss

35:35 - What urban planners can learn from the insurance industry

41:45 - Can AI lead to smarter, more strategic urban planning?

49:50 - Is the planning process one of the major roadblocks to building more homes?

51:48 - Will Sullivan’s property dumbo

About Our Guest:

Will Sullivan is the CEO of PropCode, bringing a unique background that blends expertise in urban planning, data analysis, and natural hazards. With over seven years in the planning industry, including key work at Mecone Consulting where he developed the widely-used Mecone Mosaic mapping tool, Will has advised both government and private sector clients across Australia. His earlier experience in the insurance sector studying natural hazards informs his approach to the built environment, giving him a deep understanding of how environmental risks intersect with planning decisions.

Connect with Will Sullivan:

• LinkedIn https://www.linkedin.com/in/wtsullivan/?originalSubdomain=au
• Website https://propcode.com.au/

Resources mentioned in this episode:

• Propcode: Finding planning answers for your property https://app.propcode.com.au/title

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.alcove.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.

Melbourne’s property market has been through a lot lately — ups, downs, and now a bit of a bounce. Is this a genuine turnaround, or just a brief shift before more challenges arise? In this episode, we chat with Cate Bakos, a seasoned Melbourne property market specialist who knows the city’s market dynamics better than most.

Cate shares what she’s seeing at the coalface — from interstate investors jumping in to locals cautiously testing the waters. We dig into the impact of Melbourne’s massive infrastructure projects, the aftermath of the city’s harsh lockdowns, and why sentiment can sometimes outweigh the raw data. Cate also touches on the challenges investors are facing, like rising land taxes and stricter rental regulations. It’s a complicated picture, and there’s a lot to consider.

If you’ve been curious about whether Melbourne’s market has truly found its feet or if this is just a momentary shift, you should listen to this episode. Join us as we unpack what’s really happening on the ground, the signals that may hint at a lasting change, and the realities buyers, sellers, and investors need to navigate.

Episode Highlights:

00:00 - Introduction

01:05 - Who is Cate Bakos?

02:39 - What’s driving the surge in buyer activity across Melbourne?

09:29 - Has Melbourne’s mojo returned post-COVID?

13:57 - Is the recent investor interest in Melbourne based on solid data—or just market bias?

17:05 - Cate weighs in on the narrative around high listing volumes in Melbourne

21:01 - What does Victoria’s $1 million daily interest bill mean for property?

26:42 - Buyer preferences are shifting again—are we back to wanting proximity over space?

31:20 - Do younger buyers still prefer the same suburbs and homes as older generations?

34:35 - Why some Melbourne apartments are struggling while others hold strong

38:10 - Has land tax made buyers think twice about purchasing a holiday home?

40:34 - What’s driving Melbourne’s tight rental market and rising yields?

45:38 - Are interstate investors replacing locals who’ve sold out of Melbourne?

46:23 - Cate explains who benefits most from Victoria’s Shared Equity scheme

49:41 - What will it take for upgraders and downsizers to re-enter the market?

51:11 - Cate Bakos’ property dumbo

About Our Guest:

Cate Bakos, with a Chemistry degree from Monash University, transitioned from a successful career in sales and marketing with Orica to becoming an award-winning real estate professional. After purchasing her first property at 21, she moved into Melbourne’s Bayside property market, later founding Cate Bakos Property in 2014. Cate has guided over 2,000 clients through property purchases and strategies, leveraging her expertise in lending policy and cashflow analysis. A regular media commentator, Cate co-hosts “The Property Trio” podcast and authored “Successful Property Investment.” She served as REBAA President from 2019 to 2023 and continues to mentor young industry professionals.

Connect with Cate Bakos:

• Website https://www.catebakos.com.au/
• LinkedIn https://www.linkedin.com/in/catherinebakos/
• Instagram https://www.instagram.com/cate_bakos_property/

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.alcove.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.

When it comes to buying property, many people think due diligence is just checking if the house looks nice or if the price feels right. But the reality is, it runs way deeper than that. In this episode, we take you through our 109-point due diligence checklist—yes, 109 points—and share what really goes into properly evaluating a property.

We dig into why so many buyers, and even some buyers’ agents, miss crucial details that can lead to expensive regrets. From spotting dodgy renovations and unapproved works to reading contracts carefully, we show that it’s not just about ticking boxes—it’s about genuinely understanding the risks and avoiding mistakes that could haunt you later.

If you think you can skip a few steps and still be fine, think again. We share real-world examples of how people have been burned by “hot market blindness” and the dangers of rushing through due diligence. Our goal is to help you buy with your eyes wide open, so you’re not left asking, “Why didn’t anyone tell me that?” down the track.

Episode Highlights:

00:00 - Introduction

02:07 - How to approach a property inspection when buyers are rushing from viewing to viewing

04:54 - Dealing with deal breakers even when the client loves the property

08:50 - Why Veronica insists on multiple property visits and internal collaboration

10:40 - Veronica explains when and how pricing considerations come into play

13:28 - Uncovering overlooked details in vendor disclosure documents

16:44 - Veronica breaks down the risks associated with unapproved modifications

18:09 - Getting client buy-in before diving deeper into due diligence

21:18 - Diving deep into legal due diligence

23:43 - Why due diligence for strata properties demands extra attention

34:33 - How Veronica manages pricing expectations while dealing with agents

45:37 - The importance of building and pest inspections — choosing the right inspectors

48:30 - How to approach properties with slim chances of success but significant potential

53:23 - Additional points from Veronica

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.alcove.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.

We hear it all the time—population growth drives property prices. But is that actually true, or just one of the many myths that get thrown around in real estate? In this episode, we sit down with Simon Pressley from Propertyology to break down what really moves property markets. Is it supply and demand? Is it economic conditions? Or are we just looking at all the wrong things?

Simon spent years studying Australian property history, and he’s got some strong opinions—like why people completely misunderstand the impact of population growth and why economic diversity is actually the real game-changer. We also get into the rise of AI in property research. Can data and algorithms actually predict the next boom, or is it just another overhyped tool that doesn’t account for the real drivers of price growth?

If you want to cut through the noise and get a clearer picture of what actually makes property markets move, this episode is for you.

Episode Highlights:

00:00 - Introduction

01:39 - What are some of the big property myths we should debunk?

04:17 - Understanding the real drivers of property markets

08:57 - Is population growth needed for long-term sustainable price growth?

11:10 - The case for regional investing—why some areas outperform capital cities

17:05 - Choosing the right investment property: location, scarcity, and affordability

18:58 - Buy-and-hold vs. selling at the right time—when does it make sense to exit?

27:56 - Have Simon ever advised clients to exit a market due to economic downturns

31:55 - Is Darwin really the next big thing, or is the hype misleading?

33:49 - What drove Hobart’s property boom, and is it still a good investment?

38:08 - The trade-off between diversification and capital growth in property investing

43:47 - Key criteria that make a region unsuitable for investment

46:15 - Lessons learned from getting a property prediction wrong

50:41 - Simon's take on the rise of new buyer’s agents flooding the market

54:41 - AI in property investing—helpful tool or just another gimmick?

58:56 -  Could large-scale investor activity artificially inflate prices in certain markets?

1:05:18 - Simon Pressley’s property dumbo

About Our Guest:

Simon Pressley is the Managing Director and Head of Research at Propertyology, a Hall of Fame inductee of the Real Estate Institute of Australia, and a nationally recognised property market analyst. Known for challenging conventional wisdom, he has a proven track record of accurately forecasting market trends, including being the only expert to predict Australia’s post-COVID property boom. With extensive experience in property investment, finance, and buyer’s advocacy, Simon has helped everyday Australians invest across 23 cities and towns. A sought-after media commentator and keynote speaker, he brings deep insights into the complexities of real estate markets nationwide.

Connect with Simon Pressley:

• Website https://www.propertyology.com.au/
• LinkedIn https://www.linkedin.com/in/simon-pressley-9b936a95/

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.alcove.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.

We’re tackling some seriously meaty questions in this episode, covering everything from dodgy deals to buyer’s agent dilemmas. Should you buy a house near a mobile phone tower? How do you handle a seller who’s going solo without an agent? And what does it mean when a property keeps changing hands every few years—red flag or just a coincidence?

We also dig into what happens when you start losing confidence in your buyer’s agent. Do you keep going, or do you cut your losses and walk away? And what if you suspect you’ve got some dud properties in your portfolio—should you hold, or is it time to sell and reinvest in something better?

These are the kinds of questions that can make or break a property decision, and we’re unpacking them all in this episode. If you’ve ever second-guessed a purchase (or a buyer’s agent!), this one’s for you.

Episode Highlights:

00:00 - Introduction

01:08 - Should I buy a house near a mobile phone tower?

12:46 - How can a buyer manage negotiations with a private seller?

20:40 - How should a buyer present an offer?

28:03 - Is it a red flag if a property has changed hands every five years?

33:55 - What should you do if you realise your investment properties aren’t A-grade, even though they were bought with the help of buyer’s agents?

43:10 - What to do if you’re losing confidence in your buyer’s agent—keep going or walk away?

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.alcove.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.

Climate risk is no longer a distant concern—it’s already shaping how banks, insurers, and homeowners approach property. In this episode, we sit down with Philip Tapsell from XDI Systems, part of the Climate Risk Group, to explore how climate-related risks are being measured and factored into financial decisions. How close are banks to pricing in climate risk with mortgages? What happens when certain areas become uninsurable? And what can property owners do to safeguard their investments?

Philip breaks down the growing impact of extreme weather on property values and highlights the information gap between financial institutions and everyday buyers. We discuss the challenges of outdated flood maps, the shifting approach to risk assessment, and whether institutions are doing enough to prepare for future disasters.

We also touch on how other countries are responding—some taking proactive steps, others simply waiting for someone else to move first. If you’re a property owner or buyer, this conversation is a must-listen to understand what climate risk means for your biggest asset.

Episode Highlights:

00:00 - Introduction

01:00 - Who is Philip Tapsall?

02:10 - What made Philip leave the banks?

04:15 - Philip's major concerns when it comes to climate risk and property

06:55 - Why flood maps have been redone, and its impact on property buyers

11:33 - Are banks and insurers avoiding the reality of climate risk?

15:17 - Proactive or reactive: Are we handling climate risk the wrong way?

18:45 - Is climate risk hitting lower-income communities the hardest?

21:04 - What needs to change in the next decade to protect property from climate risk?

24:05 - Should we focus on protecting existing homes instead of restricting new builds?

26:43 - How property value, population, and location impact climate risk

30:48 - Are affluent nations taking action on climate risk, or still in denial?

40:06 - What climate risk ratings really mean for homeowners

47:47 - Climate risks beyond fire and flood homeowners should watch for

54:15 - Philip Tapsall’s property dumbo

About Our Guest:

Philip Tapsall is the Head of Corporate and Finance Sector Engagement at XDI Systems. He leads XDI’s engagement with regulators, corporates, and financial institutions, helping them assess climate risk. XDI, part of the Climate Risk Group, quantifies the cost of extreme weather on physical assets. He also serves as General Manager of Climate Valuation, which helps individuals and communities understand climate-related property risks. With over 20 years in finance, policy, and engineering, Philip has worked with ANZ, Westpac, HSBC, and WWF-India. He holds degrees in Commerce, Political Science (Hons), and Civil Engineering and is a graduate of the Australian Institute of Company Directors.

Connect with Philip Tapsall:

• LinkedIn https://au.linkedin.com/in/philiptapsall
• Website https://xdi.systems/

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.alcove.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.

Thousands of homes wiped out, entire neighborhoods gone—wildfires in Los Angeles have reached a terrifying new level. But could something like that happen here in Australia?

Former New South Wales Fire and Rescue Commissioner Greg Mullins joins us to break it all down—how bushfires are getting worse, why they’re becoming harder to fight, and what that means for people living near bushland.

Greg shares his firsthand experience working with fire agencies around the world and explains how bushfires are now turning into full-blown urban firestorms. We get into why hazard reduction burns are getting trickier, what building codes can (and can’t) do to protect homes, and the brutal reality that some fires just can’t be fought.

It’s a conversation that every homeowner—especially those in fire-prone areas—needs to hear. So what can we actually do about it? Greg’s got some straight-up advice, plus a few surprising facts that might change the way you think about bushfire risk.

Episode Highlights:

00:00 - Introduction

00:52 - Who is Greg Mullins?

02:17 - Did experts ever imagine wildfires could destroy a city like this?

04:06 - What is the meaning of urban conflagration?

06:32 - Could the Australian government have acted to avert the 2020 bushfires?

08:14 - Are authorities taking climate and fire warnings more seriously today?

09:13 - Could Australia face an urban fire like LA's, and what can we do to prevent it?

12:59 - Best way to unite fire services, councils, and property owners on fire prevention

18:43 - How is climate change making bushfires more extreme and unpredictable?

24:56 - How emergency services are gearing up for increasingly demanding fire events

28:22 - How is the insurance industry responding to rising bushfire threats?

32:40 - Can Australia’s construction sector keep up with rebuilding after bushfires?

34:39 - Is urban sprawl increasing fire and heat risks in Western Sydney?

38:44 - Best ways to fireproof homes in high-risk bushfire areas

43:48 - Should Australia strengthen its building codes for bushfire-prone areas?

46:13 - The dangers and long-term health effects of bushfire smoke

49:46 - Greg Mullins’ property dumbo

About Our Guest:

Greg Mullins AO, AFSM, is a veteran firefighter, climate advocate, and leader in emergency management. Serving nearly 14 years as Commissioner of Fire & Rescue NSW, he was the first to rise from the ranks to lead the agency, becoming its longest-serving chief in over a century. His expertise spans international bushfire management, emergency response coordination, and strategic leadership, including roles as President of the peak fire and emergency services council for Australia and New Zealand. After retiring in 2017, he rejoined the Rural Fire Service and was on the frontlines during the 2019–2020 Black Summer. Concerned about worsening climate-driven disasters, he founded Emergency Leaders for Climate Action, rallying former fire chiefs to push for urgent policy change. He continues to serve as a Climate Councillor and holds advisory roles shaping bushfire and emergency response strategies. His book, Firestorm, offers a firefighter’s perspective on the growing impact of climate change on natural disasters.

Connect with Greg Mullins:

• LinkedIn https://au.linkedin.com/in/greg-mullins-ao-afsm-72095043
• Website https://emergencyleadersforclimateaction.org.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.alcove.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.

Most people assume long-term thinking is the key to success in property—but what if it’s actually holding you back? In this episode, we break down whether having a long-term property strategy is always the smartest move—or if it could actually be working against you. We take you through how we each approach property strategy, why some plans are set up to fail from the start, and how to tell if the advice you’re getting is truly in your best interest or just a well-packaged sales pitch.

Chris shares how his strategy sessions with clients unfold, the key questions that reveal what really matters, and why understanding your next move—not just the one in front of you—is so critical. Veronica talks through the biggest mistakes she sees people make, why so many investors end up stuck with properties that don’t serve them, and how to avoid locking yourself into a plan that doesn’t adapt to real life.

We also get into the risks of relying too much on spreadsheets and formulas, why property strategy isn’t just about numbers, and how the best decisions come from asking the right questions. If you’re thinking about your next property move, this episode will give you a fresh perspective on how to approach it.

Episode Highlights:

00:00 - Introduction

01:14 - How Chris initiates and conducts property strategy discussions with clients

04:05 - Do property strategy sessions ever change a buyer’s mind?

08:59 - Does Chris charge for his strategy sessions?

12:18 - Does Chris encounter recurring or common property strategy scenarios?

16:37 - The different types of clients who seek strategy sessions and the key issues they face

22:04 - Are property strategy plans too focused on numbers instead of real-life goals?

27:04 - Explaining the power of compounding in real estate through the lily pad analogy

31:51 - What happens when couples have conflicting property goals?

37:09 - How to realistically assess the right timing for property decisions

39:44 - Taking a holistic approach to property strategy sessions

49:13 - The role of data and/or local knowledge in helping investors pick good properties

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.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/3Ge1626dgnmK0RyKPcXjP0?si=26cde394fa854765

See omnystudio.com/listener for privacy information.

Tax planning in property isn’t just a technical detail—it’s a game changer. In this episode, we explore why getting the right advice early can be the difference between wealth creation and costly mistakes. From uncovering myths about negative gearing to breaking down the hidden ways investors lose money, our conversation with Catherine Simons talks about what really matters when it comes to structuring your investments wisely.

We discuss common traps, like rushing into property trusts or ignoring the impact of selling in unfavourable tax years. Catherine shares practical advice on pre-purchase consultations, highlighting why your accountant’s input is crucial long before signing on the dotted line. And for those navigating property inside super funds, she doesn’t hold back on the risks and benefits, making sure you know what to avoid.

This episode is packed with actionable insights on structuring, tax strategies, and long-term planning. So don't miss it! Let's get started.

Episode Highlights:

00:00 - Introduction

00:55 - Who is Catherine Simons?

02:07 - What came first—Catherine's profession or her love of property?

03:34 - Key lessons or myths Catherine has debunked when working with property investors

05:23 - Common ways people can lose money on property investments

07:04 - What are the most common tax rules or misconceptions committed by most people?

10:47 - Deciding the best ownership structure for a property investor (from an accountant)

12:06 - At what point should a property investor engage an accountant?

15:32 - What are some common tax-related mistakes property investors make

22:32 - Common misconceptions people have about negative gearing and positive cash flow

25:26 - What makes a great property asset based on Catherine's client experience

27:52 - Insights Catherine gained from clients engaged in flipping or property development

31:20 - Foundational tax principles evolving, and key trends for 2025 and beyond

34:47 - What’s the impact of tax and super changes on company vs. trust structures?

36;35 - What makes liquidity a common issue when buying property within an SMSF?

44:54 - Where owner-occupiers go wrong with tax when renting out their home short term

48:39 - Catherine Simons’ property dumbo

About Our Guest:

Catherine Simons is the Managing Director of WSC Group, bringing over 19 years of expertise in public practice accounting. Specialising in rental property investment and advising small to medium-sized businesses, Catherine is dedicated to helping clients build wealth and achieve financial growth through strategic business advisory and taxation services. She also oversees continuous improvement initiatives within WSC Group, ensuring operational excellence. A sought-after speaker and expert, Catherine shares insights on key financial topics and enjoys balancing her professional life with family time and personal interests in podcasts focused on finance, pop culture, and health.

Connect with Catherine Simons:

• WSC Group https://wscgroup.com.au/
• LinkedIn https://au.linkedin.com/in/catherine-simons-59766b89

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 energy-efficient homes are the next big thing in real estate? Or is the industry still lagging on this?

In this episode, we're diving into how sustainability is shaking up the property game, and we've got Jacob Caine, president of the Real Estate Institute of Victoria, to give us the inside scoop. Jacob was at the 2024 UN Climate Change Conference, representing Australian real estate, so he knows what's up.

We're talking about how climate change – from crazy weather events to skyrocketing energy bills – is changing what buyers want and how much homes are worth. Will houses with bad energy ratings become impossible to sell or get a loan for? We're also looking at how banks are getting involved, new rating systems, and how energy-efficient features are becoming more than just a nice-to-have – they're protecting your investment.

But there's also the practical stuff: what can homeowners and investors do right now to stay ahead of the curve? Jacob's got tips on everything from solar panels to minimum rental standards, and how these changes will affect everyday decisions about property.

So, if you're curious about how property, climate, and money all fit together, this episode is packed with info you won't want to miss.

Episode Highlights:

00:00 - Introduction

01:11 - Who is Jacob Caine?

02:04 - What motivated Jacob's attendance at COP 29, and what were his key goals?

03:33 - How important is Australia’s contribution to the global sustainability movement?

08:21 - How reliable is CoreLogic’s analysis without a rating system for existing homes?

14:18 - How soon will energy ratings become a key factor in property markets?

21:05 - Will banks require property upgrades to approve financing?

25:11 - What does resilience mean in the context of property?

27:41 - Do home builders have a valid point about energy efficiency standards raising costs?

36:53 - How quickly can we transition to renewable energy according to the model?

41:58 - Energy ratings or home renovations: which one is responsible for price increases?

48:46 - Do you agree that property managers are getting overwhelmed by new requirements?

52:54 - Should energy efficiency efforts prioritise apartments over individual houses?

59:03 - Jacob Caine’s property dumbo

About Our Guest:

Jacob Caine is the CEO of Ray White CRE and is serving his second term as President of the Real Estate Institute of Victoria, with directorship roles at the Real Estate Institute of Australia and View.com.au. A licensed estate agent with extensive leadership experience, he has an impressive academic background, holding a Bachelor’s degree from Melbourne University, an MBA from Monash, and a Master’s in International Relations from Harvard, where he graduated on the Dean’s List. Currently pursuing a PhD at the National Security College (ANU), Jacob’s research focuses on the evolution of cyberattacks. His professional credentials include certificates in leadership, negotiation, and international security from Harvard, among others.

Connect with Jacob Caine: 

• Ray White CRE https://raywhitecre.com.au/
• Website https://view.com.au/
• LinkedIn https://au.linkedin.com/in/jacob-caine-30195647

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.