Negative gearing is often framed as a tax break for the wealthy. Accountant Nathan Hood points to ATO data suggesting the opposite: around 70% of negative gearing claims come from people with a single property, and two-thirds of those earn under $80,000 a year.

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Reece Beddall and Lachlan Delahunty bring accountant Nathan Hood back to the podcast to work through what the budget changes actually mean for how you structure and hold property. Nathan explains who the changes hurt most, why the days of simple property investing are over, and why getting the right advice now matters more than it used to.

They cover the property versus shares debate and why property has always been a debt game, where the real opportunities sit after the changes, across the main residence exemption, company structures and self-managed super, and why capital gains indexation replacing the 50% discount makes flipping property far less attractive. Nathan also explains why many investors will need a fresh valuation sooner rather than later, how a higher valuation can save tens of thousands in tax, and why the old buy-and-move-in strategy has given way to a retain-and-subdivide approach in blue chip suburbs.

This is general information, not personal, tax or financial advice, and reflects the guest's and hosts' views. Everyone's situation is different, so speak to a qualified professional about yours.

What we cover:
✅ Why the ATO data suggests negative gearing mostly benefits single-property owners
✅ Who the budget changes actually hurt most
✅ Property versus shares, the debt game, and how margin calls really work
✅ Where the opportunities are: main residence, company structures and super
✅ The new deductible versus non-deductible debt strategy
✅ Company and trust structures after the budget, and who they suit
✅ Why CGT indexation replacing the 50% discount makes flipping far less viable
✅ Why you may need a property valuation now, and how it saves tax
✅ The unintended SMSF shift the changes created
✅ The retain-and-subdivide strategy replacing the old approach

Timestamps:

00:00 Intro: returning guest Nathan Hood
04:14 The negative gearing myth: who really claims it
07:14 Property versus shares: the debt game
10:53 Margin calls and why property debt works differently
12:26 Where the opportunities are: main residence, company, super
17:14 The new debt strategy: deductible versus non-deductible
20:08 Company and trust structures after the budget
23:52 CGT indexation versus the 50% discount: why flipping is dead
26:07 Why you need a valuation now, and how to get it right
31:30 SMSF and the retain-and-subdivide strategy

Follow Nathan Hood:

LinkedIn: https://www.linkedin.com/in/nathanhoodperth/

Business: https://carbongroup.com.au/

About The Follio Property Podcast

Each week, Reece Beddall and Lachlan Delahunty break down the biggest conversations shaping Australian property. From market cycles to debt, strategy, data, and real-world insights — we make property simple, honest, and practical.

📍 Visit Our Website: https://follio.com.au/
📩 Contact Us: [email protected]

📲 Follow Us on Social:
Instagram: https://www.instagram.com/folliopropertypod/
TikTok: https://www.tiktok.com/@folliopropertypod
Spotify: https://open.spotify.com/show/4Akt4N53zsb4ldzFNlTwad?si=AFEgYOAiSh2QGbK8AfFLyw
Lachlan Delahunty: https://www.linkedin.com/in/lachlandelahunty/
Reece Beddall: https://www.linkedin.com/in/reece-beddall-294557b3/

Executive Producer: Jonathan Fernandes
https://www.linkedin.com/in/jonathan-fernandes-a75a991b2/

Disclaimer: This is for entertainment purposes - not financial advice. Speak to a qualified professional before making any financial or property decisions

Key Themes:
negative gearing Australia | capital gains tax indexation | property tax strategy | post budget property | company and trust structures | SMSF property | property valuation | property versus shares | Follio property podcast

#AustralianProperty #NegativeGearing #CapitalGainsTax #PropertyTax #PropertyInvesting #SMSF #PropertyStrategy #TaxStrategy #FollioPropertyPodcast

The Australian property market just shifted. This Pre-Budget vs Post-Budget breakdown reveals why real estate Australia prices are falling while affordability hits record lows, and what it means if you want to buy property in Australia.

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In this episode, we unpack the Labor May Budget impact on the Australian property market, including changes to negative gearing for investors, first home buyer demand, rents, and new build supply. If you follow real estate Australia, property investing, or the rental crisis Australia, this is the data-led review of what was promised pre-budget versus what happened post-budget, from negative equity to builder insolvencies to investor exit.

What We Cover In This Episode:

✅ Why real estate Australia prices are falling yet affordability is at record lows

✅ 20% to 25% drop in first home buyers Australia applications post-budget

✅ 50,000+ buyers in negative equity and who is most exposed

✅ Rental crisis Australia update: why rents will continue to rise

✅ Investor exodus and what it means for property investing

✅ Bathla Group collapse and insolvency risk for big builders

✅ Rental caps, supply myths, and the housing market crash debate

Timestamps:

00:00 Intro: reviewing the budget's property impact
06:03 Negative gearing to new builds: intent versus outcome
09:06 First home buyers, and why they were priced out again
12:05 Markets within markets: where investors moved
15:04 Renters, rising rents and the rental cap risk
19:27 Was the budget designed to cool prices?
20:09 The nuanced take: interest rates as the real driver
24:43 Predictions for the next three months
25:01 The 18.6-year property cycle debate
27:12 Wrap: rents, first home buyers and builders ahead

About The Follio Property Podcast

Each week, Reece Beddall and Lachlan Delahunty break down the biggest conversations shaping Australian property. From market cycles to debt, strategy, data, and real-world insights — we make property simple, honest, and practical.

📍 Visit Our Website: https://follio.com.au/
📩 Contact Us: [email protected]

📲 Follow Us on Social:
Instagram: https://www.instagram.com/folliopropertypod/
TikTok: https://www.tiktok.com/@folliopropertypod
Spotify: https://open.spotify.com/show/4Akt4N53zsb4ldzFNlTwad?si=AFEgYOAiSh2QGbK8AfFLyw
Lachlan Delahunty: https://www.linkedin.com/in/lachlandelahunty/
Reece Beddall: https://www.linkedin.com/in/reece-beddall-294557b3/

Executive Producer: Jonathan Fernandes
https://www.linkedin.com/in/jonathan-fernandes-a75a991b2/

Disclaimer: This is for entertainment purposes - not financial advice. Speak to a qualified professional before making any financial or property decisions

Key Themes:
Australian Property Market | First Home Buyers Australia | Rental Crisis Australia | Real Estate Australia | Property Investing | Housing Market Crash | Perth Property Market | Australian Federal Budget

Comment below: Are you buying, holding, or exiting right now?

#AustralianPropertyMarket #RealEstateAustralia #FirstHomeBuyersAustralia #RentalCrisisAustralia #PropertyInvesting #HousingMarketCrash #AustraliaProperty #NegativeGearing #PerthPropertyMarket #PropertyMarketAustralia #RentCrisis #HousingAffordability

The Australian property market just dropped 0.9% nationally as Sydney leads the decline. If you own real estate in Australia or plan to buy property Australia wide, this data changes where to invest next.

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This monthly wrap breaks down the Australian property market with verified capital city data. Sydney property fell 1.4% for the month, 4.7% for the quarter and 7.1% from peak with days on market up 70% to 51 days. Melbourne and Brisbane also fell 1.1% and 1%, while Perth property market slipped 0.8% but days on market blew out over 200% from 11 to 34 days. Darwin was the only city to grow at 0.6%. We cover why property investment Australia is splitting between houses and units, with Sydney units and Melbourne units holding value far better than houses, plus the rental squeeze with national vacancy at 1.9% and rents up 5.7% annually. For anyone researching where to buy property in Australia or comparing Brisbane property market vs Melbourne property market vs Perth property market, this gives you the investment grade view before you act.

What we cover in this episode:

✅ Why Sydney is down 7.1% from peak and why days on market jumped to 51 days

✅ Melbourne property market vs Brisbane property market: which is holding value better

✅ Perth property market update: 0.8% dip but 200% surge in days on market explained

✅ Houses vs units: why Melbourne units rated A and Sydney units rated B+ for property investing

✅ Mortgage stress at an 18 year high with 32.5% of borrowers stressed and lending falling

✅ Rental market tight at 1.9% vacancy, Darwin surges, and 92% chance of a November rate hike

Timestamps:

00:00 Intro and the national picture: every capital's fall
03:37 Houses versus units: where value is holding
05:40 Days on market: the early warning signal
10:00 Which markets have peaked, and how far they've fallen
13:00 The 5 and 10 year trends, and the underperformers
16:18 Interest rates: why Lachlan disagrees with a November hike
19:04 Rents and vacancy: the tailwind for investors
22:01 Lending, bank share and mortgage stress
25:52 The green shoots, and where the value is
30:50 Every capital graded, A to F

About The Follio Property Podcast

Each week, Reece Beddall and Lachlan Delahunty break down the biggest conversations shaping Australian property. From market cycles to debt, strategy, data, and real-world insights — we make property simple, honest, and practical.

📍 Visit Our Website: https://follio.com.au/
📩 Contact Us: [email protected]

📲 Follow Us on Social:
Instagram: https://www.instagram.com/folliopropertypod/
TikTok: https://www.tiktok.com/@folliopropertypod
Spotify: https://open.spotify.com/show/4Akt4N53zsb4ldzFNlTwad?si=AFEgYOAiSh2QGbK8AfFLyw
Lachlan Delahunty: https://www.linkedin.com/in/lachlandelahunty/
Reece Beddall: https://www.linkedin.com/in/reece-beddall-294557b3/

Executive Producer: Jonathan Fernandes
https://www.linkedin.com/in/jonathan-fernandes-a75a991b2/

Disclaimer: This is for entertainment purposes - not financial advice. Speak to a qualified professional before making any financial or property decisions

Key Themes:
Australian property market update  | Sydney property market crash  | Melbourne property market analysis | Brisbane property market outlook  | Perth property market trends  |  property investment Australia strategy  |  real estate Australia investment grades  | where to buy property Australia

#AustralianPropertyMarket #RealEstateAustralia #PropertyInvestmentAustralia #SydneyPropertyMarket #MelbournePropertyMarket #BrisbanePropertyMarket #PerthPropertyMarket #PropertyInvesting #RealEstateInvesting #WhereToBuyPropertyAustralia #FirstHomeBuyer #AustraliaProperty #PropertyMarketUpdate

Is the Australian property market crashing or correcting and should you buy, sell or hold right now?

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🎙️ In this episode of the Follio Property Podcast, hosts Lachlan Delahunty and Reece Beddall break down what is really happening across the Housing market Australia 2026 and how to protect your Property portfolio Australia with data, not guesswork.

The Australian real estate market is splitting fast. Sydney, Melbourne, Brisbane, Canberra, Adelaide and many regional areas are seeing price falls, while Perth and Hobart are posting modest gains. Rising construction costs, shifting interest rate expectations and prestige markets coming off on the East Coast are creating both risk and opportunity. Lachlan and Rhys explain why knowing your numbers is critical before you make your next move and how sophisticated investors are using downturns to buy at a discount. You will also get a full walkthrough of PropStack, including Scenario Planner, Marketplace, Insights and Suburb Comparison Data, plus a real client case study on offloading underperforming assets in Armadale and Gladstone to improve cash flow and reposition into more resilient capital city markets.

What we cover in this episode:

✅ Why the Brisbane property market and Melbourne property market are falling while the Perth property market holds up

✅ Prestige vs affordability markets and why regional property is high risk right now

✅ How to use long term compounding growth and data to decide when to buy, sell or hold

✅ Inside PropStack: Scenario Planner, Marketplace, Insights and Suburb Comparison for every Australian suburb

✅ Real portfolio breakdown: How to restructure a Property investment Australia portfolio for cash flow and growth

✅ Construction costs, negative gearing and what Where to buy property Australia really means in a volatile market

Timestamps:
00:00 Intro: is it time to buy, sell or hold?
02:24 Selling into a softer market and reading sentiment
04:30 Where the buyers are: the affordability play
07:09 The regional investor belt that's been wiped out
08:08 PropStac and the new Scenario Planner
12:44 The weekly market insights data
15:22 Comparing suburbs side by side
17:09 A real portfolio: the buy, sell or hold call
18:40 Where this couple is overexposed, and what to sell
21:35 Buy under-performers, sell out-performers: the method

About The Follio Property Podcast

Each week, Reece Beddall and Lachlan Delahunty break down the biggest conversations shaping Australian property. From market cycles to debt, strategy, data, and real-world insights — we make property simple, honest, and practical.

📍 Visit Our Website: https://follio.com.au/
📩 Contact Us: [email protected]

📲 Follow Us on Social:
Instagram: https://www.instagram.com/folliopropertypod/
TikTok: https://www.tiktok.com/@folliopropertypod
Spotify: https://open.spotify.com/show/4Akt4N53zsb4ldzFNlTwad?si=AFEgYOAiSh2QGbK8AfFLyw
Lachlan Delahunty: https://www.linkedin.com/in/lachlandelahunty/
Reece Beddall: https://www.linkedin.com/in/reece-beddall-294557b3/

Executive Producer: Jonathan Fernandes
https://www.linkedin.com/in/jonathan-fernandes-a75a991b2/

Disclaimer: This is for entertainment purposes - not financial advice. Speak to a qualified professional before making any financial or property decisions

Key Themes:

Australian property market  |  property investment Australia  |  property portfolio Australia  |  housing market Australia 2026  | Perth property market  | Brisbane property market  | where to buy property Australia  | real estate Australia

#AustralianPropertyMarket #PropertyInvestmentAustralia #RealEstateAustralia #HousingMarketAustralia2026 #PerthPropertyMarket #BrisbanePropertyMarket #MelbournePropertyMarket #PropertyPortfolioAustralia #NegativeGearingAustralia #AustralianRealEstate #PropertyMarketCrashAustralia

A married couple came to us with six investment properties, a $5.5 million portfolio, and a buyer's agent telling them to buy three more. Our advice was the opposite: sell.

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In this property investment strategy session, Reece Beddall and Lachlan Delahunty walk through two real client portfolios and the exact moves they would make. From slashing a dangerous debt to income ratio to turning a cash flow drain into a self-funded asset, this episode shows how sophisticated investors reposition for long-term capital growth.

Lachlan breaks down the numbers behind two very different investors: a six-property portfolio bleeding cash on regional assets, and a young Sydney couple trying to upgrade their family home. He explains how to read a debt to income ratio, when negative gearing stops making sense, and why he would pull equity out of Brisbane and Adelaide blue-chip assets to reposition into the Melbourne property market. If you are weighing capital growth against cash flow, this is the framework to make the call.

What you'll learn:

✅ Why a 3% cash buffer and a 5.8x debt to income ratio is a danger zone, and how to fix it

✅ When to divest regional properties and which blue-chip assets to keep

✅ How a Melbourne unit complex delivered a 6.5% yield and a $600k equity uplift on day one

✅ The case for selling everything to upgrade a Sydney family home, and when to hold instead

✅ How to push your portfolio harder with a bigger cash buffer and higher cash flow

Timestamps:
00:00 Intro: a strategy episode for experienced investors
02:48 Scenario one: reviewing a $5.5 million portfolio
05:24 The warning signs: debt-to-income and cash buffers
08:20 Why the advice was to sell the regionals
13:34 The Melbourne unit complex: $600K equity from day one
16:39 Cash flow forecasting and retirement income
18:00 Scenario two: a young Sydney family's portfolio
19:23 Sell everything and upgrade in Sydney now
22:55 The alternative strategy if you're not upgrading
27:01 Is this portfolio enough to retire on?

About The Follio Property Podcast

Each week, Reece Beddall and Lachlan Delahunty break down the biggest conversations shaping Australian property. From market cycles to debt, strategy, data, and real-world insights — we make property simple, honest, and practical.

📍 Visit Our Website: https://follio.com.au/
📩 Contact Us: [email protected]

📲 Follow Us on Social:
Instagram: https://www.instagram.com/folliopropertypod/
TikTok: https://www.tiktok.com/@folliopropertypod
Spotify: https://open.spotify.com/show/4Akt4N53zsb4ldzFNlTwad?si=AFEgYOAiSh2QGbK8AfFLyw
Lachlan Delahunty: https://www.linkedin.com/in/lachlandelahunty/
Reece Beddall: https://www.linkedin.com/in/reece-beddall-294557b3/

Executive Producer: Jonathan Fernandes
https://www.linkedin.com/in/jonathan-fernandes-a75a991b2/

Disclaimer: This is for entertainment purposes - not financial advice. Speak to a qualified professional before making any financial or property decisions

Key Themes:

Property Investment Strategy | Debt To Income Ratio | Melbourne Property Market | Sydney Property Market | Negative Gearing

#PropertyInvestmentStrategy #AustralianProperty #MelbournePropertyMarket #SydneyPropertyMarket #PropertyInvesting #InvestmentProperty #RealEstateAustralia #NegativeGearing #PropertyPortfolio #CashFlowProperty #BuyPropertyAustralia #PropertyMarket #FollioPropertyPodcast

Several buyer's agencies have collapsed in the past few weeks, and more are likely to follow. Lachlan Delahunty explains why it's happening, what separates the firms going under from the ones that will survive, and how to tell the difference before you hand anyone your money.

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Reece Beddall and Lachlan Delahunty open with the state of the buyer's agency industry, why a wave of firms built on short-term and speculative strategies is failing in the post-budget market, and why Lachlan sees it as a necessary reset, much like the one financial planning went through. They talk through what actually makes a buyer's agency worth trusting, and why strategy matters far more than sales.

Then into the seven-day market update across every capital. Sydney has now fallen for 14 consecutive weeks and is on track to approach the sharpest annual decline in 40 years, though the severity is starting to moderate and auction clearance rates are quietly recovering. Melbourne is falling more slowly, with its sub one million dollar market posting positive movement even as the top end drops. Brisbane's decline is accelerating into a wave of new supply, Adelaide is picking up pace against a backdrop of outbound migration, and Perth is still up strongly for the year despite its first back-to-back weekly falls. The episode closes on why the two-speed market is becoming a six or seven-speed one, and why knowing your local market has never mattered more.

✅ Why several buyer's agencies have collapsed and more are expected to
✅ The difference between a sales-led agency and a strategy-led one
✅ Why Lachlan sees an industry reset as overdue and healthy
✅ How to choose a buyer's agency you can actually trust
✅ Why both doomsayers and optimists think Follio is biased, and what that says
✅ Sydney's 14 straight weekly falls and the 40-year record it's approaching
✅ Why Melbourne's sub one million dollar market is holding up
✅ Brisbane's accelerating decline and the oversupply building behind it
✅ Adelaide, migration and the affordability ceiling
✅ Why the two-speed market is becoming a six-speed one

Timestamps:

00:00 Intro: industry news and the weekly market update
01:38 Doomsayers versus optimists: why we get both
03:15 Markets within markets
07:34 Buying conditions: when is the right time to buy
10:42 The buyer's agency shakeout and how to pick one
16:41 Why the industry needs a reset
19:08 Market update: Sydney's 14th straight weekly fall
22:08 Melbourne, and the sub one million dollar market
24:46 Brisbane, and the oversupply building behind it
27:19 Perth, plus Adelaide and the six-speed outlook
29:15 Why the market is fracturing into many speeds

About The Follio Property Podcast

Each week, Reece Beddall and Lachlan Delahunty break down the biggest conversations shaping Australian property. From market cycles to debt, strategy, data, and real-world insights — we make property simple, honest, and practical.

📍 Visit Our Website: https://follio.com.au/
📩 Contact Us: [email protected]

📲 Follow Us on Social:
Instagram: https://www.instagram.com/folliopropertypod/
TikTok: https://www.tiktok.com/@folliopropertypod
Spotify: https://open.spotify.com/show/4Akt4N53zsb4ldzFNlTwad?si=AFEgYOAiSh2QGbK8AfFLyw
Lachlan Delahunty: https://www.linkedin.com/in/lachlandelahunty/
Reece Beddall: https://www.linkedin.com/in/reece-beddall-294557b3/

Executive Producer: Jonathan Fernandes
https://www.linkedin.com/in/jonathan-fernandes-a75a991b2/

Disclaimer: This is for entertainment purposes - not financial advice. Speak to a qualified professional before making any financial or property decisions


Key Themes:
buyers agency Australia | Australian property market update | Sydney property market | Melbourne property market | Brisbane property oversupply | Perth property market | property market downturn 2026 | how to choose a buyers agent | Follio property podcast

#AustralianProperty #BuyersAgent #PropertyMarketUpdate #SydneyProperty #MelbourneProperty #BrisbaneProperty #PerthProperty #PropertyInvesting #PropertyMarket2026 #FollioPropertyPodcast

The Big Four banks just published their 2027 property forecasts, and they don't agree. ANZ is tipping falls across the board while CBA and Westpac are forecasting growth, a spread of nearly 10% on the same market.

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The Big Four banks can't agree on Australia's 2027 property market, and the gap is staggering. One bank predicts a national house price crash while another forecasts solid growth. In this episode of the Follio Property Podcast, Reece Beddall and Lachlan Delahunty break down every major bank forecast for Sydney, Melbourne, Brisbane and Perth, and reveal which prediction the data actually supports.

Lachlan and Reece go beyond the headlines to expose why bank forecasts keep getting it wrong. They unpack the supply and demand dynamics driving each capital city, why interest rate cuts could trigger an instant rebound, and the real truth behind automated valuation models that could be overvaluing your property by up to 10%.

What we cover in this video
✅ The complete 2027 forecasts from ANZ, NAB, CBA and Westpac, city by city
✅ Why there's a 10% gap between the most bearish and most bullish bank
✅ The interest rate trigger that could spark an immediate Sydney and Melbourne recovery
✅ Why automated valuations from banks and realestate.com.au are 5 to 10% overinflated
✅ The truth about negative equity and the 5% deposit scheme
✅ What the new SMSF lending restrictions mean for your property strategy

Timestamps:

00:00 Intro: the banks warn of more price falls
01:48 ANZ: the only major forecasting falls across 2027
05:21 NAB, CBA and Westpac: a 10% spread in forecasts
06:30 Lachlan's call: why the worst may be behind us
10:37 The 5% deposit scheme and negative equity
11:09 Why the property valuations you see online are wrong
17:06 The Perth "price falls" article, fact-checked
21:10 How subdivision and new supply drag the median
23:33 Why new apartments don't always lower your value
25:27 The SMSF lending changes and the strategy pivot

About The Follio Property Podcast

Each week, Reece Beddall and Lachlan Delahunty break down the biggest conversations shaping Australian property. From market cycles to debt, strategy, data, and real-world insights — we make property simple, honest, and practical.

📍 Visit Our Website: https://follio.com.au/
📩 Contact Us: [email protected]

📲 Follow Us on Social:
Instagram: https://www.instagram.com/folliopropertypod/
TikTok: https://www.tiktok.com/@folliopropertypod
Spotify: https://open.spotify.com/show/4Akt4N53zsb4ldzFNlTwad?si=AFEgYOAiSh2QGbK8AfFLyw
Lachlan Delahunty: https://www.linkedin.com/in/lachlandelahunty/
Reece Beddall: https://www.linkedin.com/in/reece-beddall-294557b3/

Executive Producer: Jonathan Fernandes
https://www.linkedin.com/in/jonathan-fernandes-a75a991b2/

Disclaimer: This is for entertainment purposes - not financial advice. Speak to a qualified professional before making any financial or property decisions

Key Themes:

Australian property market forecast | property investment Australia | house price predictions | real estate Australia | Perth property market | Brisbane property market 

#AustralianProperty #PropertyMarket #RealEstateAustralia #PropertyInvestment #HousePrices #PerthProperty #BrisbaneProperty #SydneyProperty #MelbourneProperty #HousingMarket #FirstHomeBuyer #PropertyForecast #BankForecasts #AustralianRealEstate #PropertyPodcast

Last week was the worst week for the Australian property market in all of 2026, with Sydney alone down almost half a percent in seven days. But the more useful question is how far each market actually falls from here, and Lachlan Delahunty has the data to answer it.

Real Estate Agent Callout 👉: [email protected]

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In the first of the new weekly market update, Reece Beddall and Lachlan Delahunty break down seven days of Cotality data across every capital city. They walk through Sydney's worst weekly fall on record this year, why prestige suburbs are being hit far harder than the affordable end, and why Melbourne's sub one million dollar market is running hot even as the median keeps sliding.

The core of the episode is the affordability index, the share of the average wage consumed by the average mortgage, and how it predicts when a market tops out and how far it corrects. On today's numbers, Sydney sits well above its historical ceiling and would need to fall around 12% to return to it, while Melbourne sits well below its ceiling with real runway left. Lachlan also explains why Brisbane's run may be ending, why the end of the SMSF lending window may have driven this particular week, why he believes you shouldn't be selling into a falling market without a reason, and where the next cycle is likely to begin.

What we cover:

✅ Why last week was the worst week for property in 2026
✅ What Lachlan meant by "the worst is behind us," and what he now stands corrected on
✅ Sydney's worst weekly fall on record this year and why prestige is hurting most
✅ Why Melbourne's sub one million dollar market is one of the hottest in the country
✅ Brisbane hitting its affordability ceiling and the oversupply risk building
✅ Adelaide and Perth, and how the SMSF deadline may have shaped the week
✅ How the affordability index predicts exactly how far each market falls
✅ Why Sydney may need to fall around 12% while Melbourne has runway left
✅ The widening gap between house and unit prices and the opportunity it creates
✅ Why Melbourne may lead the next cycle, and why Follio stays cautious on Darwin

Timestamps:

00:00 Intro: the worst week for Australian property in 2026
03:21 What "the worst is behind us" actually meant
05:49 Sydney: the worst weekly fall on record this year
07:28 Why the prestige markets are hurting most
08:44 Melbourne: why the sub one million dollar market runs hot
11:40 Brisbane: the wheels come off and the oversupply risk
13:09 Adelaide, Perth and the SMSF deadline effect
18:00 The affordability index: how far each market can fall
30:32 The cycle: why Melbourne may lead the next decade
33:46 Darwin: why Follio stays cautious

About The Follio Property Podcast

Each week, Reece Beddall and Lachlan Delahunty break down the biggest conversations shaping Australian property. From market cycles to debt, strategy, data, and real-world insights — we make property simple, honest, and practical.

📍 Visit Our Website: https://follio.com.au/
📩 Contact Us: [email protected]

📲 Follow Us on Social:
Instagram: https://www.instagram.com/folliopropertypod/
TikTok: https://www.tiktok.com/@folliopropertypod
Spotify: https://open.spotify.com/show/4Akt4N53zsb4ldzFNlTwad?si=AFEgYOAiSh2QGbK8AfFLyw
Lachlan Delahunty: https://www.linkedin.com/in/lachlandelahunty/
Reece Beddall: https://www.linkedin.com/in/reece-beddall-294557b3/

Executive Producer: Jonathan Fernandes
https://www.linkedin.com/in/jonathan-fernandes-a75a991b2/

Disclaimer: This is for entertainment purposes - not financial advice. Speak to a qualified professional before making any financial or property decisions

Key Themes:
Australian property market update | affordability index | Sydney property market | Melbourne property market | Brisbane property market | Perth property market | house prices falling 2026 | units versus houses | property market cycle | Follio property podcast

#AustralianProperty #PropertyMarketUpdate #PropertyInvesting #HousePrices #AffordabilityIndex #SydneyProperty #MelbourneProperty #BrisbaneProperty #PerthProperty #PropertyMarket2026 #RealEstateAustralia #CotalityData #PropertyCycle #FollioPropertyPodcast

New lending figures show investor activity down 8.6% and first home buyers still falling, and yet the more surprising story is where the price falls are actually landing: the most expensive suburbs, not the affordable ones.

Join the PropStac Waitlist 👉: https://follio.com.au/propstac-waitlist/?utm_source=ep&utm_medium=92&utm_campaign=propstac

Start you investment journery 👉: https://follio.com.au/contact-us/?utm_source=ep&utm_medium=92&utm_campaign=contact_us

Three major data sets landed on the same day, and Reece Beddall and Lachlan Delahunty break all three down live. They start with the ABS lending figures to June, why the post-budget drop is smaller than expected but only captures half a month of the fallout, and why the next quarter will likely be far more significant. Lachlan also explains why banks losing volume could make debt easier to access over the next six to twelve months.

From there they turn to the migration data, where permanent arrivals rose while short-term arrivals fell, and what a shift toward skilled migration means for housing and the economy. Then into the Cotality figures: how far each capital would fall in a downturn scenario, why Melbourne may be closer to its floor than any other market, and why the prestige end is taking a far bigger hit than the affordable end. They close on investor share by state, including Victoria at 41% and Tasmania at a striking 73%, and the case building around Melbourne heading into the Victorian election.

What we cover:

✅ ABS lending data: investor activity down 8.6% and why the next quarter will be worse
✅ The RBA hold, easing US inflation, and the odds of one more rate rise this year
✅ Why banks losing market share could make borrowing easier soon
✅ Migration data: permanent arrivals up 7.8% while short-term arrivals fall
✅ Cotality peak prices and how far each capital would fall in a 20% downturn
✅ Why Melbourne may be near its floor and set to rebound fastest
✅ The two-speed economy across Adelaide, Brisbane and Perth
✅ Why prestige suburbs are falling four to five times faster than affordable ones
✅ Investor share by state: Victoria at 41% and Tasmania at 73%
✅ The Melbourne outlook heading into the Victorian election

Timestamps:
00:00 Intro: three data releases in one day
01:02 ABS lending data: investor activity down 8.6%
03:40 The RBA hold, US inflation and the rate outlook
06:36 Migration data: permanent arrivals up, short-term down
09:48 Cotality: peak prices and the downturn scenarios
11:21 Why Melbourne may be near its floor
14:17 The two-speed economy: Adelaide, Brisbane, Perth
16:40 Why the prestige markets are falling fastest
21:18 Investor share by state: Victoria 41%, Tasmania 73%
22:12 The Melbourne outlook and the Victorian election

About The Follio Property Podcast

Each week, Reece Beddall and Lachlan Delahunty break down the biggest conversations shaping Australian property. From market cycles to debt, strategy, data, and real-world insights — we make property simple, honest, and practical.

📍 Visit Our Website: https://follio.com.au/
📩 Contact Us: [email protected]

📲 Follow Us on Social:
Instagram: https://www.instagram.com/folliopropertypod/
TikTok: https://www.tiktok.com/@folliopropertypod
Spotify: https://open.spotify.com/show/4Akt4N53zsb4ldzFNlTwad?si=AFEgYOAiSh2QGbK8AfFLyw
Lachlan Delahunty: https://www.linkedin.com/in/lachlandelahunty/
Reece Beddall: https://www.linkedin.com/in/reece-beddall-294557b3/

Executive Producer: Jonathan Fernandes
https://www.linkedin.com/in/jonathan-fernandes-a75a991b2/

Disclaimer: This is for entertainment purposes - not financial advice. Speak to a qualified professional before making any financial or property decisions

Key Themes:
Australian property market update 2026 | abs lending data | investor lending Australia | migration data Australia | Cotality property data | Melbourne property market | prestige property market | two speed property market | Tasmania investor share | Follio property podcast

#AustralianProperty #PropertyMarketUpdate #PropertyInvesting #ABSData #InvestorLending #FirstHomeBuyers #Migration #CotalityData #MelbourneProperty #SydneyProperty #PrestigeProperty #TwoSpeedMarket #RBA #InterestRates #FollioPropertyPodcast

Every capital city is now flat or falling, some markets by more than 1.5% a month, and yet Lachlan Delahunty just put an offer on a unit complex in Melbourne. This episode is about why the two things aren't a contradiction.

Get in touch 👉: https://follio.com.au/contact-us/?utm_source=ep&utm_medium=91&utm_campaign=contact_us

Join the PropStac Waitlist 👉: https://follio.com.au/propstac-waitlist/?utm_source=ep&utm_medium=91&utm_campaign=contact_us

Back in the studio together, Reece Beddall and Lachlan Delahunty work through the questions clients ask most often. They start with the big one: is now actually a good time to buy? Lachlan makes the case that the market is running at five different speeds, why buying into heavily falling markets is a mistake even when everyone is quoting "be greedy when others are fearful," and why a softer market is exactly where a disciplined buyer finds undervalued assets.

From there they cover the real risk in investing outside your home state, and why the cost of doing so is usually dwarfed by the upside of buying in the right market. They break down the post-budget question of whether to upgrade your home or buy your first investment property, why units and townhouses have become far more compelling since the negative gearing changes, and what the latest KPMG forecast says about unit price growth. The episode closes on how couples with very different risk appetites can align on a single strategy.

What we cover:
✅ Is now a good time to buy, and why "markets within markets" changes the answer
✅ Why buying into a falling market is different from buying selectively in a soft one
✅ The real risk of investing interstate, and why a $50K cost can be worth a far larger upside
✅ Why you don't invest to save tax or reduce your land tax bill
✅ Upgrading your home versus buying your first investment property after the budget
✅ Why units and townhouses have become more compelling since the negative gearing changes
✅ What the KPMG forecast predicts for unit price growth versus houses next year
✅ How replacement cost and undersupply support the case for units
✅ How couples with mismatched risk appetites can align using cash buffers and worst-case planning

Timestamps:
00:00 Intro: client FAQs and the state of the market
02:50 Is now a good time to buy?
03:59 Why buying into falling markets is a mistake
05:54 The opportunity in a softer market: being selective
07:00 Interstate and cross-state investing risk
14:53 Upgrading your home versus your first investment property
19:48 Units and townhouses versus houses
21:48 The KPMG forecast: units to outperform houses next year
24:36 Aligning couples with different risk appetites

About The Follio Property Podcast

Each week, Reece Beddall and Lachlan Delahunty break down the biggest conversations shaping Australian property. From market cycles to debt, strategy, data, and real-world insights — we make property simple, honest, and practical.

📍 Visit Our Website: https://follio.com.au/
📩 Contact Us: [email protected]

📲 Follow Us on Social:
Instagram: https://www.instagram.com/folliopropertypod/
TikTok: https://www.tiktok.com/@folliopropertypod
Spotify: https://open.spotify.com/show/4Akt4N53zsb4ldzFNlTwad?si=AFEgYOAiSh2QGbK8AfFLyw
Lachlan Delahunty: https://www.linkedin.com/in/lachlandelahunty/
Reece Beddall: https://www.linkedin.com/in/reece-beddall-294557b3/

Executive Producer: Jonathan Fernandes
https://www.linkedin.com/in/jonathan-fernandes-a75a991b2/

Disclaimer: This is for entertainment purposes - not financial advice. Speak to a qualified professional before making any financial or property decisions

Key Themes: 

Australian property market 2026 | Australian housing market | property investment australia | real estate Australia | capital growth vs cash flow | first home buyer strategy | interstate property investing | units vs houses | PPOR vs investment property | negative gearing changes Australia

#AustralianPropertyMarket #PropertyInvestment #RealEstateAustralia #AustralianHousingMarket #PropertyInvesting #FirstHomeBuyer #InvestmentProperty #CapitalGrowth #CashFlow #InterstateInvesting #UnitsVsHouses #NegativeGearing #FolioPropertyPodcast #AustralianRealEstate #PropertyMarket2026