The Mortgage Chat

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🏦 Trust lending has changed — and many investors are feeling it.

In this episode of The Mortgage Chat, Tony breaks down the recent changes to Macquarie Bank’s trust lending policies and why this is creating challenges for property investors using trust structures.

We cover:
 📉 What has changed with Mac Bank trust lending
 📄 Why trust structures are under more scrutiny
 💰 How serviceability is being assessed now
 🏠 What this means for property investors moving forward
 ⚠️ Common mistakes investors are making after the changes

If you’re using a trust structure or planning to invest through one, this episode will help you understand how lending rules are shifting and what strategies still work in 2025.

🎧 LISTEN TO THE PODCAST
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📍 FIND US HERE
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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: Trust Lending Changes Explained  
00:35 – What Happened With Macquarie Bank  
01:40 – Why Trust Lending Is Tightening  
03:05 – How Serviceability Is Being Assessed  
04:40 – Impact on Property Investors  
06:10 – What No Longer Works  
07:45 – Common Investor Mistakes  
09:20 – Alternative Lending Strategies  
11:00 – What Investors Should Do Next  
12:30 – Final Thoughts

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📈 Rental yield is one of the most misunderstood parts of property investing.

 Most Aussies focus only on capital growth, but yield can make or break your cash flow — especially in a high-rate environment. 

 In this episode of The Mortgage Chat, I break down:

🔥 Gross yield vs net yield

 🔥 How much yield you actually need in 2025

 🔥 What high-yield properties REALLY look like

 🔥 How yield helps balance a negatively geared portfolio

 🔥 Why some investors get stuck because they ignore rental income

 If you’re trying to build a strong, sustainable property portfolio, understanding yield is non-negotiable. I’ll walk you through the numbers in a simple, no-BS way so you can make smarter decisions and boost your cash flow.

💬 Have a question about yield? Comment “YIELD” below and I’ll reply personally.

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Tony Xia | The Mortgage Agency

 📞 0423 718 612

 📩 [email protected]

00:00 – Intro: Why yield matters in 2025

 00:24 – Gross yield explained

 01:10 – Net yield and real-world expenses

 02:05 – What’s considered a good yield in Australia

 03:00 – High-yield property examples

 04:15 – Using yield to balance negative gearing

 05:20 – Yield vs capital growth strategy

 06:30 – How yield affects borrowing power

 07:10 – Tips to boost rental yield

 08:05 – Final thoughts for investors

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⚠️ Did you just get a MASSIVE bonus or commission check? Don't let the ATO take 45% of it! 

This Aussie tax strategy could save you tens of thousands.

In this episode of The Mortgage Chat, I break down a powerful, but often misunderstood, strategy that helped my client reduce his tax liability by over $43,000 on a one-off commission. 

If you're a high-income earner, especially in sales or a commission-based role, and you've had an unexpectedly large payday this financial year (a 'first-world problem' we all wish we had!), this video is a must-watch.

The strategy? 

Using an Interest in Advance Loan on an investment property. 

This allows you to prepay the next financial year's tax-deductible interest this financial year. By paying $97,200 of 2026's interest in 2025, my client was able to significantly reduce his taxable income, pushing a large chunk of his one-off commission out of the 45% tax bracket. We dive into the specific numbers, showing you how $150,000 in income exposure was reduced to just $52,800, leading to a huge tax saving.

Important Caveats: 

This strategy is primarily for investors who expect a high-income year followed by a lower-income year. I also discuss the main downfall—the risk of paying a higher interest rate if rates drop in the following year. As always, this is not tax advice; you must consult with your Australian Accountant before proceeding.

Watch the video to understand how this advanced strategy works and determine if it's the right move for your investment portfolio in Australia. Don't leave money on the table for the tax man!

🎧 LISTEN TO THE PODCAST

Spotify: https://open.spotify.com/show/0ey99ngIhSFhO1TfRAMcqG
YouTube: https://www.youtube.com/@themortgageagency

📍 FIND US HERE
LinkedIn: https://www.linkedin.com/in/tony-xia-12a7b596
Instagram: https://www.instagram.com/tonyxia_themortgageagency/

Chapters

0:00 Introduction & The $45,000 Tax-Saving Story
1:17 Who is at risk of the 45% tax bracket in Australia?
2:52 What is an Interest in Advance Loan?
3:56 How a $150,000 bonus created a tax killer
4:41 The Interest in Advance Loan Strategy: The Numbers
5:20 The 'Negative Gearing' Concept Explained
5:34 The Tax-Saving Result: How we saved over $43,000
6:58 The Biggest Downfall of an Interest in Advance Loan
7:36 Final Warning: Is this strategy right for you?

📅 Book a quick call ⬇️
https://themortgageagency.com.au/contact/

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Equity Explained: How to Use It to Build Wealth

In this episode of The Mortgage Chat, we unpack what equity really is and the smart ways to use it to achieve your property and financial goals.

We’ll cover:
🏡 How home equity works in Australia
📊 What banks look at when calculating usable equity
💰 Different ways to use equity (investment, renovations, debt consolidation)
⚠️ Mistakes to avoid when tapping into your equity
📈 How to turn equity into long-term financial growth

If you’ve been thinking about using equity to buy an investment property, renovate, or restructure your loans, this episode gives you the roadmap.

🎧 LISTEN TO THE PODCAST
Spotify: https://open.spotify.com/show/0ey99ngIhSFhO1TfRAMcqG

YouTube: https://www.youtube.com/@themortgageagency

📍 FIND US HERE
LinkedIn: https://www.linkedin.com/in/tony-xia-12a7b596

Facebook: https://www.facebook.com/The-Mortgage-Agency-103274301374511

Instagram: https://www.instagram.com/tonyxia_themortgageagency/

YouTube: https://www.youtube.com/@themortgageagency8841/videos

📅 Book a quick call ⬇️
https://themortgageagency.com.au/contact/

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

🛡️ Tony Xia is a Credit Representative (477089) of Mortgage Specialists Pty Ltd ACN 050 601 093 (Australian Credit Licence 387025)

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🌏 Is Tasmania Australia’s next big property hotspot?

In this episode of The Mortgage Chat, we dive into the Tasmanian property market and explore whether Tassie could be the next smart move for investors in 2024.

We’ll cover:
🏡 Current property trends in Tasmania
📊 Rental yields and cash flow potential
📍 Which Tassie locations are attracting investors
⚠️ Risks and challenges of investing in Tasmania
💡 Tips for making smart investment choices interstate

If you’ve been wondering if Tassie is the next big thing or just another passing trend, this episode breaks it down for you.

🎧 LISTEN TO THE PODCAST
Spotify: https://open.spotify.com/show/0ey99ngIhSFhO1TfRAMcqG

YouTube: https://www.youtube.com/@themortgageagency

📍 FIND US HERE
LinkedIn: https://www.linkedin.com/in/tony-xia-12a7b596

Facebook: https://www.facebook.com/The-Mortgage-Agency-103274301374511

Instagram: https://www.instagram.com/tonyxia_themortgageagency/

YouTube: https://www.youtube.com/@themortgageagency8841/videos

📅 Book a quick call ⬇️
https://themortgageagency.com.au/contact/

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

🛡️ Tony Xia is a Credit Representative (477089) of Mortgage Specialists Pty Ltd ACN 050 601 093 (Australian Credit Licence 387025)

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First-Time Investor? Here’s How to Start Smart in 2026

In this episode of The Mortgage Chat, we walk you through Real Estate Investing For Beginners – Ultimate Guide 2024.

If you’re a first home buyer or first-time investor in Australia, this is your roadmap to buying smart, avoiding costly mistakes, and setting up your portfolio for long-term success.

We cover:
1️⃣ Understanding your borrowing capacity before making a move
2️⃣ Choosing the right strategy to match your goals
3️⃣ Researching suburbs like a pro
4️⃣ Structuring your loan for growth and flexibility
5️⃣ Avoiding rookie mistakes first home buyers often make

Plus:
📊 Insights for first home buyer tips Australia
💰 How to make the most of the first home buyer grant Australia and schemes available
📍 Location-specific guidance for first home buyer Sydney, Victoria, and Queensland
📈 Why now might be the right time to start your investment journey

If you’re searching for how to start real estate investing from scratch or want a first home buyer guide Australia, this episode is for you. 👇

🎧 LISTEN TO THE PODCAST
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YouTube: https://www.youtube.com/@themortgageagency

📍 FIND US HERE

https://linktr.ee/themortgageagency
YouTube: https://www.youtube.com/@themortgageagency8841/videos

📅 Book a quick call ⬇️
https://themortgageagency.com.au/contact/

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

Free Calculators⬇️
https://themortgageagency.com.au/calculators/

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How to Buy Property Without Paying $20K to a Buyer’s Agent...

In this episode of The Mortgage Chat, Tony sits down with Sean Singh, founder of PropSpotter, to talk about a game-changing alternative for investors who want real research, suburb selection, and property guidance — without the 💰$15K–$20K price tag.

We cover:
🔍 What PropSpotter does (and what they don’t)
🧠 How they help time-poor and first-time investors
💡 Why $2K might be all you need to get started
📈 Real examples of clients finding success without a buyer’s agent
📊 How they find the “warm spots” before they boom
🏡 What yields they’re securing today (hint: 5.95%+ in metro Melbourne)

If you're looking to invest interstate or feel priced out of buyer’s agents — this episode’s for you. 👇

🎧 LISTEN TO THE PODCAST
Spotify: https://open.spotify.com/show/0ey99ngIhSFhO1TfRAMcqG
YouTube: https://www.youtube.com/@themortgageagency

📍 FIND US HERE
LinkedIn: https://www.linkedin.com/in/tony-xia-12a7b596
Facebook: https://www.facebook.com/The-Mortgage-Agency-103274301374511
Instagram: https://www.instagram.com/tonyxia_themortgageagency/
YouTube: https://www.youtube.com/@themortgageagency8841/videos

📅 Book a quick call ⬇️
https://themortgageagency.com.au/contact/

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

🛡️ Tony Xia is a Credit Representative (477089) of Mortgage Specialists Pty Ltd ACN 050 601 093 (Australian Credit Licence 387025)

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What can you buy in Sydney for $1.1 million in 2024—and is it worth it?

In this episode of The Mortgage Chat, I’m breaking down exactly what I bought, where I bought it, why I bought it, and how I ran the numbers before committing.

I'm Tony Xia, the Founder and Director of The Mortgage Agency, one of Sydney’s leading mortgage broker firms. We help Aussies buy smarter, invest wisely, and pay down debt faster.

🏠 In this episode, you'll learn:

✅ What kind of property I purchased for $1.1M
✅ How I crunched the cash flow before buying
✅ What mistakes to avoid when choosing an investment
✅ Why I’d buy it again (even in this market)
✅ Real talk on rental yield, loan repayments, and strategy

If you're a first-time buyer, property investor, or someone thinking about leveraging equity—this episode is for you.

🔍 Need help planning your next move?
Contact The Mortgage Agency for a free consult with one of our expert brokers:
📩 [email protected]

👍 Like, Subscribe & Share if this video helped you!
🎧 More episodes of The Mortgage Chat drop weekly.

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Spotify: https://open.spotify.com/show/1jjFKsmhZaPYg25QPW9y17
Google Podcast: https://podcasts.google.com/feed/aHR0cHM6Ly9mZWVkcy5idXp6c3Byb3V0LmNvbS8yMTk1NzEzLnJzcw==
YouTube: https://www.youtube.com/@themortgageagency 

📍 FIND US HERE

LinkedIn: https://www.linkedin.com/in/tony-xia-12a7b596 
Facebook: https://www.facebook.com/The-Mortgage-Agency-103274301374511 
Instagram: https://www.instagram.com/tonyxia_themortgageagency/ 
YouTube: https://www.youtube.com/@themortgageagency8841/videos

Book a quick call⬇️

https://themortgageagency.com.au/contact/

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

Chapters
0:00 Introduction  
0:18 What kind of property did I buy?  
0:41 Location and property type revealed  
1:10 How much did the property cost?  
1:38 Why I chose this investment  
2:00 Crunching the numbers: cash flow example  
2:45 Loan details and interest rate  
3:10 Rental income and expenses breakdown  
4:00 Would I buy this again?  
4:40 Final thoughts  


Disclaimer:

This is not tax advice and all tax advice should be consulted with your accountant. All details on this video can be found on the ATO website

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Should you wait for interest rates to drop before buying property?

In this episode of The Mortgage Chat, I’m breaking down a question many Aussies are asking right now—“Should I wait for a rate cut before buying my first home or investing in property?”

I’m Tony Xia, the Founder and Director of The Mortgage Agency—one of Sydney’s top mortgage broker firms.

With rising interest rates and the RBA’s next moves still uncertain, it’s important to know what waiting might really cost you. 

I’ll walk you through how to think about property buying during this high-rate period, when it makes sense to act, and when it’s okay to hold off.

In this video, you'll learn:

👉  The reality behind rate cuts and property prices
👉  Why waiting can backfire for first home buyers
👉  How much interest rates would need to drop to make a difference
👉  A smart way to structure your loan while rates are still high

Want expert advice tailored to your situation?

Get in touch with us at The Mortgage Agency for a free consultation with one of our experienced mortgage brokers.

We’ll help you secure a great loan—whether you’re buying now or later.

Don’t forget to like, comment, and subscribe to The Mortgage Chat for more expert tips on navigating property, mortgages, and finance in Australia.

YouTube Chapters:
0:00 Introduction
0:15 Should you wait for a rate cut?
0:45 How rate cuts affect property prices
1:30 Example: waiting vs buying now
2:05 If rates drop, will you even feel the difference?
2:40 What if the market gets more competitive?
3:15 Real story of a buyer who waited too long
3:55 How to make a smart decision now
4:20 Structuring your loan for flexibility
4:50 Final thoughts

📞 Need personalised help? Contact The Mortgage Agency today for a free chat with our expert brokers. We’ll help you plan smarter and stay ahead in the Aussie property game.

👉 Like, share, and subscribe to The Mortgage Chat for more simple breakdowns of finance, mortgages, and property strategies!

🎧 LISTEN TO THE PODCAST

Spotify: https://open.spotify.com/show/1jjFKsmhZaPYg25QPW9y17
Google Podcast: https://podcasts.google.com/feed/aHR0cHM6Ly9mZWVkcy5idXp6c3Byb3V0LmNvbS8yMTk1NzEzLnJzcw==
YouTube: https://www.youtube.com/@themortgageagency 

📍 FIND US HERE

LinkedIn: https://www.linkedin.com/in/tony-xia-12a7b596 
Facebook: https://www.facebook.com/The-Mortgage-Agency-103274301374511 
Instagram: https://www.instagram.com/tonyxia_themortgageagency/ 
YouTube: https://www.youtube.com/@themortgageagency8841/videos

Book a quick call⬇️

https://themortgageagency.com.au/contact/

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


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Do the new changes to the First Home Guarantee mean it’s easier to buy property in 2025?

I’m Tony Xia, the Founder and Director of The Mortgage Agency, one of Sydney’s leading mortgage broker firms.

In this episode of The Mortgage Chat, I explain the proposed updates to the First Home Guarantee, and how they might help (or hurt) first-time buyers in Australia. From joint purchases with friends or family, to key risks you should watch for—this is a must-watch if you’re entering the property market.

Here’s what you’ll learn in this episode:

✅ What’s changing in the First Home Guarantee
✅ Who can now buy with you (hint: not just partners)
✅ What the banks will look at in joint applications
✅ Key risks of buying with family or mates
✅ My honest take on these proposed updates

Thinking of buying your first home and need expert guidance?

👉 Contact The Mortgage Agency for a free consultation today.
Our experienced mortgage brokers are here to help you make smart, confident decisions.

👍 Like, share, and subscribe for more episodes packed with expert insights on property, loans, and smart money moves in Australia.

📍 FIND US HERE

LinkedIn: https://www.linkedin.com/in/tony-xia-12a7b596 
Facebook: https://www.facebook.com/The-Mortgage-Agency-103274301374511 
Instagram: https://www.instagram.com/tonyxia_themortgageagency/ 
YouTube: https://www.youtube.com/@themortgageagency8841/videos

Book a quick call⬇️

https://themortgageagency.com.au/contact/

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

YouTube Chapters:

0:00 Introduction  
0:25 What is the First Home Guarantee?  
1:02 Why is the First Home Guarantee important?  
1:45 What’s changing in the First Home Guarantee scheme?  
2:27 Can friends or siblings now buy a home together under the scheme?  
3:06 Who benefits most from these changes?  
4:20 Does this help with housing affordability?  
5:18 Is the First Home Guarantee better than a 5% deposit home loan?  
6:12 Should you apply for the scheme before the changes take effect?  
7:03 Final thoughts


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