The Mortgage Chat

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🏢 Are apartments becoming a better investment option than houses in today's property market?

Not all apartments are created equal.

While newer high-rise apartments with gyms, swimming pools and lifts can come with higher costs and weaker price performance, older red-brick apartments in smaller complexes could offer a different investment opportunity.

In this episode of The Mortgage Chat, Tony breaks down his apartment investment playbook and explains why he believes certain older apartments could be worth considering for both first-time and experienced investors.

We cover:

🏘 Why Tony prefers older red-brick apartments over many newer high-rise developments

 💰 Why affordability matters when comparing houses and apartments

 📊 How rental yields affect the overall investment strategy

 📈 Why two-bedroom apartments in the low-to-high $400Ks could offer value

 🌱 Why land ownership is an important factor when choosing an apartment

 🏢 The difference between smaller apartment complexes and large developments

 📍 Three Victorian suburbs appearing on the investment radar

 💵 Why Carlton's rental yield stands out in Tony's research

 ⚠️ The potential impact of future medium-density housing supply

 🔍 Why investors should look beyond the building and assess the land component

📍 Victorian Suburbs to Watch

Tony highlights three locations that have appeared in the team's property research:

• West Footscray: Discussed rental yields of approximately 6.5%.
• Flemington: Also highlighted for rental yields of approximately 6.5%.
• Carlton: Discussed as a standout, with a reported rental yield of approximately 8.5% for two-bedroom apartments.

These are figures mentioned in the episode, not guaranteed current returns. Actual yields depend on the individual property, purchase price, rental assessment and ongoing expenses.

💡 Why Does Land Ownership Matter?

Tony also explains the difference between owning an apartment in a small eight-unit complex and buying into a development with 100 apartments.

His example compares an eight-unit complex on 1,500 sqm of land with a 100-unit development on 3,000 sqm.

The difference in each owner's proportional land interest can be significant and it's one factor investors should consider before purchasing.

🏡 Who Should Watch This Episode?

Whether you're a first-time investor looking for an affordable entry point or an experienced investor searching for better rental yields, this episode explores why the right apartment could be worth considering.

The key takeaway? Don't just look at the apartment. Look at the land, location, rental yield and future supply.

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Tony Xia | The Mortgage Agency

📞 0423 718 612

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00:00 – The Apartment Playbook: Why Apartments Now?
00:21 – Why Tony Avoids Newer High-Rise Apartments
00:41 – Why Older Red-Brick Apartments Could Offer Better Value
01:01 – Houses vs Apartments: The Affordability Problem
01:23 – Rental Yield vs Interest Rates: The Cash Flow Gap
02:01 – Why $400K Two-Bedroom Apartments Stand Out
02:22 – Why Land Ownership Matters in Apartment Investing
03:00 – The 8-Unit vs 100-Unit Apartment Example
03:37 – Why Newer High-Rise Apartments Can Be Less Attractive
03:52 – Three Victorian Suburbs on the Radar
04:09 – Carlton: The Rental Yield Opportunity
04:27 – The Long-Term Strategy and Medium-Density Supply Risk
04:54 – Could More Townhouses and Villas Affect Apartment Growth?
05:07 – Why Sydney Has a Medium-Density Housing Shortage
05:20 – Final Thoughts: Why the Apartment Playbook Could Work

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🏥 Did you know different banks can calculate your income differently when assessing your home loan?

If you work in healthcare or an eligible not-for-profit organisation, your overtime, shift allowances and salary-sacrifice arrangements could make a difference to your borrowing power.

In this episode of The Mortgage Chat, Tony explains how lender policies can affect essential workers and why comparing the right lenders could help you borrow more for your first home.

We cover:

🏦 Why banks classify essential workers differently 
💰 How overtime and shift allowances affect borrowing power 
📊 Why some lenders may use 100% of eligible additional income while others use only 80% 
👩‍⚕️ What nurses and other healthcare workers should know 
🚑 How public-sector and private-sector employment may be assessed 
💵 How salary sacrifice can affect your borrowing capacity 
📈 A worked example comparing three hypothetical lenders 
🏡 How the right lender selection could make a difference when buying your first home

💡 What about the numbers?

Tony walks through an example involving a couple earning $100,000 each, plus $20,000 each in overtime or shift allowances.

The example demonstrates how differences in lender assessment policies can produce different borrowing outcomes. Tony also explains how eligible salary-sacrifice arrangements may be treated differently between lenders.

The central message? Your borrowing power isn't determined by your salary alone. How a lender assesses your income matters too.

If you're a nurse, healthcare worker, carer, cleaner, or an employee in an eligible not-for-profit organisation, it's worth understanding how lenders assess your particular income and employment circumstances.

🎯 Before applying for a home loan, compare lenders carefully and check how their current policies apply to your situation. Eligibility and borrowing amounts vary between lenders.

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Tony Xia | The Mortgage Agency

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00:00 – Healthcare Workers: A Borrowing Power Opportunity 
00:16 – The Lender Policy Change Explained 
00:34 – Why Essential Worker Classification Matters 
00:48 – Overtime & Shift Allowances: 100% vs 80% 
01:12 – How Income Assessment Can Affect Borrowing Power 
01:28 – Which Healthcare Workers Could Benefit? 
02:08 – Example: A Couple Earning $120K Each 
02:42 – Comparing Borrowing Power Across Three Banks 
03:18 – Salary Sacrifice and Its Impact on Borrowing 
03:53 – How Salary Sacrifice Changes the Numbers 
04:21 – Why Different Lender Policies Matter 
04:34 – How a Broker Can Help Identify Suitable Lenders 
04:51 – The Potential $60K–$100K Borrowing Difference 
05:04 – Why This Lender Policy Could Be a Game Changer 
05:20 – How to Get a Borrowing Power Assessment 
05:38 – Final Takeaways

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🏘 Trust structures can help investors structure property ownership but what happens when you have multiple trusts and your lending strategy changes?

In this episode of The Mortgage Chat, Tony breaks down the risks of investing through multiple trust structures, particularly when lenders change how they assess trust debt.

The biggest issue discussed in this episode is future flexibility.

Tony explains how lender changes can make it harder to:
🔄 Refinance existing loans
🏦 Restructure debt
📊 Maintain borrowing capacity
💰 Manage cash flow across multiple properties
⚠️ Sustain a large portfolio when tax benefits change
📋 Move between lenders when existing debts are already heavily leveraged

The episode also looks at the additional costs involved in maintaining multiple trust entities and why being able to buy more properties doesn't necessarily mean you can sustainably hold them.

Tony then walks through a real client scenario involving multiple trust structures, different lenders, an owner-occupied property and loans moving from interest-only to principal-and-interest repayments. The example illustrates how refinancing and cash-flow problems can develop when borrowing capacity becomes constrained.

We cover:
🏛 Why investors use trust structures
⚠️ Why lender policies around trust lending matter
🔄 Refinancing and restructuring risks
💵 The ongoing cost of maintaining multiple entities
📉 What happens when interest-only loans convert to principal & interest
📊 Why sustainability matters more than simply accumulating properties
🏠 A real-world client scenario

 💡 Questions investors should consider before expanding through multiple trusts

This episode is especially relevant for investors considering multiple properties, multiple trusts and complex lending structures.

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Tony Xia | The Mortgage Agency

📞 0423 718 612

📩 [email protected]

00:00 – The Risk Nobody Talks About With Trust Structures
00:29 – Why Investors Use Trust Structures
01:18 – Why Trust Structures Became More Attractive After the Budget
01:49 – How Lender Policies Have Changed
02:18 – The Problem With Multiple Trust Entities
03:02 – How Multiple Lenders Can Create a Lending Trap
03:37 – Why Refinancing Can Become More Difficult
04:18 – The Borrowing Capacity Problem
05:33 – Why Sustainability Matters More Than Property Count
06:00 – The Cost of Maintaining Multiple Trusts
07:26 – The Cash-Flow Risk of Multiple Properties
08:20 – Real Client Example: Three Trust Structures
09:21 – When Interest-Only Loans Become Principal & Interest
10:04 – Why Their Borrowing Power Became Maxed Out
10:24 – Refinancing & Cash-Flow Problems
11:05 – The Key Warning for Trust Investors
11:17 – Final Thoughts

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🏡 Could properties under $500K become the next big opportunity for investors?

Post-Budget changes have affected borrowing power for many investors, with Tony explaining that some lenders are no longer factoring negative gearing into their calculations. This can significantly reduce the amount investors are able to borrow. 

That creates an interesting shift in the market.

Instead of competing for $700K–$800K properties, some investors may increasingly look towards $400K–$600K properties with stronger rental yields and manageable cash flow. 

In this episode of The Mortgage Chat, Tony breaks down why he believes the under-$500K segment could become increasingly attractive, particularly for first-time investors.

We cover:

💰 Why borrowing power has changed post-Budget
 📉 How reduced borrowing capacity can change investor behaviour
 🏘 Why investors may move towards lower-priced properties
 📈 The importance of rental yield and cash flow
 💵 Why 4.5–5%+ rental yields could become more attractive
 🌏 Why regional properties are being considered
 🏠 Townhouses, villas and small unit complexes
 🌱 Why the land component matters when buying property
 📊 How investor borrowing power can influence future prices
 🔥 Why buying before competition returns could create an opportunity
 📍 How to analyse an area's income, affordability and purchase-price range

Tony also explains why investors should look beyond simply finding a cheap property. The goal is to find an affordable asset with strong rental fundamentals, a good location and potential for future demand. 

📌 The key idea: if more investors are forced into a lower price bracket, properties within that bracket could see increased competition when confidence returns to the market.

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Tony Xia | The Mortgage Agency

📞 0423 718 612

📩 [email protected]

00:00 – Why Under $500K Could Be the Next Big Thing
00:19 – How the Budget Changed Investor Borrowing Power
01:53 – Why Lower-Priced Properties Could Benefit
02:15 – A Realistic First-Time Investor Example
02:37 – When Borrowing Power Falls to $500K
03:18 – Why Investors May Chase Higher Rental Yields
03:42 – The Appeal of $400K–$600K Properties
04:20 – Why First-Time Investors May Move Into This Price Range
04:52 – The Potential Six-Month Opportunity
05:05 – Why Buying When Confidence Is Low Can Matter
05:39 – Regional Properties Under $600K
05:57 – The Importance of 4.5–5%+ Rental Yield
06:16 – Regional Houses Around $500K
06:28 – Townhouses, Villas & Small Unit Complexes
06:54 – Why the Land Component Matters
07:08 – Understanding Land Ownership in Unit Complexes
07:40 – How to Assess Land Value
08:12 – Why Investors Are Waiting on Negative Gearing Changes
09:12 – Why Sub-$500K Assets Are Attractive Right Now
09:23 – Cash Flow at Higher Interest Rates
09:53 – Planning for a 7% Interest Rate Environment
10:24 – The Potential Transition: Lower Rates & Higher Yields
10:53 – How Properties Could Become Positively Geared
11:10 – Why the $500K–$550K Range Could Matter
11:47 – How Competition Can Push Prices Higher
12:06 – Townsville Example: How Prices Can Move
12:50 – What Investors Should Analyse Before Buying
13:21 – Why Certain $500K Properties Could Boom
13:36 – Final Takeaways

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🧭 The property investment strategy may be changing.

With the proposed changes to negative gearing and capital gains tax, investors may need to think differently about borrowing power, rental yield and the real cost of holding an investment property.

In this episode of The Mortgage Chat, Tony compares a client's pre-Budget and post-Budget scenarios to show how the numbers can change — and why some investors may need to focus more heavily on cash flow.

We cover:

📉 How the changes could affect borrowing power
💰 A real pre-Budget vs post-Budget client comparison
🏦 Why borrowing power could fall significantly
🏘 Why higher-yield properties may become more attractive
📊 How rental income affects the cost of holding an investment
💵 The difference between gross and net rental yield
🧮 How cash flow changes when negative gearing benefits are removed
📈 Why investors may need to rethink capital growth vs rental yield
⚠️ Why affordability and cash flow matter more than ever

Tony walks through an example where borrowing power changes from around $640,000 pre-Budget to $505,000 post-Budget, while showing how a higher-yield property could reduce the ongoing cash shortfall.

The key takeaway?

You can still invest — but the strategy may need to change.

⚠️ Note: This episode discusses proposed/policy-related changes and Tony's personal views and strategy. Always seek independent tax, legal and financial advice before making investment decisions.

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Tony Xia | The Mortgage Agency
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📩 [email protected]

00:00 – Intro: Negative Gearing Changes
00:20 – Why Investors Need a New Strategy
01:09 – Can You Still Invest in Existing Properties?
01:38 – Pre vs Post Budget: A Real Client Example
02:06 – Borrowing Power Before the Budget
02:38 – Borrowing Power After the Budget
03:04 – Why Borrowing Power Could Fall
03:27 – The Original Investment Property Scenario
03:45 – Why Rental Yields Matter More Now
04:14 – The Shift Towards Higher-Yield Properties
04:53 – Calculating the Real Cost of Holding the Property
05:20 – Pre vs Post Budget Cash Flow
05:47 – How Higher Rental Yield Reduces the Shortfall
06:18 – Why Investment Strategy Is Changing
06:50 – The Impact on Capital Growth Strategy
07:13 – The New Game Plan for Investors
07:36 – Final Advice: Watch Your Cash Flow

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🔄 The Budget has changed the game for property investors.

With proposed changes around negative gearing and capital gains tax, investors may need to rethink how they structure and select their next investment property.

In this episode of The Mortgage Chat, Tony breaks down the strategies his clients are considering after the Budget — particularly when cash flow becomes a bigger consideration.

We cover:

📉 How changes to negative gearing could affect investors
💰 The potential impact of capital gains tax changes
📊 A real client scenario involving a $675K investment property
💵 Why cash flow becomes increasingly important
🏘 Why high-rental-yield properties could become more attractive
🏗 The potential role of off-the-plan properties, townhouses and house & land
⚠️ Why tax benefits shouldn't be the only reason you buy an investment property
📈 How investors may need to adapt their strategy depending on income and disposable cash flow

Tony also walks through different approaches depending on an investor's financial position — from higher-income investors who can comfortably carry negative cash flow to investors who may need a more cash-flow-focused property strategy.

⚠️ Note: This episode discusses proposed/policy-related changes and Tony's personal views and strategy. Always seek independent tax, legal and financial advice before making investment decisions.

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Tony Xia | The Mortgage Agency
📞 0423 718 612
📩 [email protected]

00:00 – Budget Changes: Why Investors Need to Pay Attention
00:16 – Negative Gearing Changes Explained
01:10 – The Grandfathering Rules & New Properties
01:35 – Proposed Capital Gains Tax Changes
02:00 – What the Changes Could Mean for Asset Owners
02:20 – Political Context Behind the Changes
03:35 – What Tony Is Doing for Clients Now
04:20 – Real Client Example: $675K Investment Property
05:15 – Rental Income, Expenses & Negative Gearing
06:00 – The Tax Refund & True Holding Cost
06:45 – Why Investors Need to Change Strategy
07:25 – Strategy #1: Higher Income + Long-Term Growth
08:35 – Strategy #2: Focus on High Rental Yield
09:05 – Example: 6.32% Rental Yield Property
09:55 – How Lower Rates Could Change Cash Flow
10:25 – Strategy #3: Off-the-Plan & New Properties
10:55 – House & Land Packages: The Trade-Off
11:40 – Final Strategies & What Investors Should Consider

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🏡 The Federal Budget has been announced—but what does it actually mean for house and land buyers?

Many Australians are wondering whether now is the right time to build, buy, or wait.

In this episode of The Mortgage Chat, Tony explains how the latest Budget measures may influence the house and land market, borrowing conditions, and opportunities for first-home buyers and investors.

We cover:

🏘 How the Budget impacts house and land packages
💰 Government incentives and what they could mean
📈 Market conditions after the Budget announcement
🏦 Financing considerations for buyers
⚠️ Common mistakes to avoid before signing a contract

Whether you're building your first home or planning your next investment, understanding how policy changes affect the market can help you make more informed decisions.

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Tony Xia | The Mortgage Agency
📞 0423 718 612
📩 [email protected]

00:00 Budget changes explained
00:21 Introduction
00:29 What changed with negative gearing & CGT
00:50 Why investors are looking at new builds
01:22 Are house & land packages worth it?
01:42 Real investment examples
02:23 Why house & land can still make sense
02:44 Construction loans explained
03:19 Buying land before construction
04:32 Progress payments explained
06:07 Understanding your total loan
06:20 How long construction really takes
06:53 Cash flow during construction
07:23 Key takeaways before investing
07:43 Final thoughts

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🏘 Thinking about buying property through your Self-Managed Super Fund (SMSF)?

Understanding the rules is one thing but seeing a real-world scenario makes the strategy much easier to understand.

In this episode of The Mortgage Chat, Tony walks through a practical SMSF example, explaining how the numbers work, who the strategy may suit, and the important factors investors should consider before taking the next step.

We cover:

📊 A practical SMSF investment scenario

 💰 How property can be purchased through an SMSF

 🏦 Borrowing and lending considerations

 📈 Potential long-term wealth-building opportunities

 ⚠️ Risks, responsibilities, and common misconceptions

 An SMSF can be a powerful investment vehicle when it's structured correctly but it's important to understand both the opportunities and the obligations before making any decisions.

If you're considering using your super to invest in property, this episode provides a practical framework to help you better understand the strategy.

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 Tony Xia | The Mortgage Agency

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00:00 – Intro: A Real SMSF Scenario

00:35 – Why This Example Matters

01:25 – Understanding the Investor's Situation

02:40 – How the SMSF Purchase Works

04:10 – Borrowing Through an SMSF

05:35 – Cash Flow & Contribution Considerations

07:00 – Potential Benefits Over Time

08:20 – Risks & Compliance Requirements

09:45 – Who This Strategy May Suit

11:00 – Key Lessons from the Scenario

12:10 – Final Takeaways

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🚆 Sydney Metro is transforming the city but does that automatically mean property prices will rise?

Many buyers assume that purchasing near a new Metro station guarantees strong capital growth. The reality can be much more complex.

In this episode of The Mortgage Chat, Tony explains how the Sydney Metro could affect house prices, apartment values, and investment opportunities, while highlighting some common mistakes buyers should avoid.

We cover:

🚆 How Sydney Metro changes local property markets
 🏢 Why apartments and houses may perform differently
 📈 What infrastructure projects can (and can't) do for prices
 ⚠️ Common sales tactics buyers should be aware of
 💡 What to consider before buying near a Metro station

Infrastructure can create opportunity but buying solely because a Metro line is nearby isn't always the best investment strategy.

If you're considering purchasing around Sydney Metro developments, this episode will help you make a more informed decision.

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Tony Xia | The Mortgage Agency

📞 0423 718 612

📩 [email protected]

00:00 – Intro: Sydney Metro – Watch Out!
00:18 – Why Everyone Is Talking About the Metro
01:10 – Does New Infrastructure Increase Property Prices?
02:35 – Houses vs Apartments Near Metro Stations
04:05 – The Sales Pitch Buyers Often Hear
05:30 – Why First-Home Buyers Should Be Careful
07:00 – The Supply Problem Around Metro Developments
08:30 – What Actually Drives Long-Term Growth
10:00 – Smarter Buying Strategies
11:20 – Final Takeaways

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🏘 Many investors hear the same advice:

"Just buy it in a trust."

But is a trust structure always the best option?

In this episode of The Mortgage Chat, Tony breaks down when trust structures may not be the right solution, the costs involved, and the trade-offs investors often overlook.

We cover:

📊 What a trust structure actually does
 💰 Potential tax and asset protection benefits
 ⚠️ The disadvantages many investors don't consider
 🏘 How trusts can affect lending and borrowing capacity
 📈 When personal ownership may be the better option

Trusts can be powerful tools when used correctly — but they aren't a one-size-fits-all strategy.

If you're considering buying property, building wealth, or restructuring your portfolio, this episode explains the key factors you should understand before making a decision.

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📅 Book a quick call ⬇️

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Tony Xia | The Mortgage Agency

📞 0423 718 612

📩 [email protected]

00:00 – Intro: Are Trusts Always Better?
00:40 – What Is a Trust Structure?
01:35 – Why Investors Use Trusts
02:45 – Common Benefits Explained
04:00 – The Hidden Costs of Trusts
05:20 – Lending Challenges & Borrowing Capacity
06:40 – Tax Considerations Investors Miss
08:00 – When a Trust May Not Be Suitable
09:20 – Real Investor Examples
10:40 – Trust vs Personal Ownership
12:00 – Final Takeaways