The Property Couch

Australia’s property market has turned, but how far could prices fall? 📉 

In one of our most anticipated episodes of the year, Bryce Holdaway is BACK on the couch with Ben for our 2026 Mid-Year Property Market Outlook! 

Together, they unpack what’s changed since February, where the data is pointing now and what could happen next. 

🏠 Which markets are holding up — and which are starting to crack? 
📉 Could some markets fall 10–15% — or even further? 
⚠️ Which regional areas face the greatest risk? 
👀 What could turn sentiment and the market around? 
💰 Could this correction actually create a rare buying opportunity? 

From falling buyer sentiment and slowing lending to rising listings, changing government policy and higher-for-longer interest rates, Ben and Bryce go around the grounds to reveal what’s really happening across Australia. 

Find out now!  

FREE STUFF MENTIONED

🎥 Updated Case Studies: Now LIVE! 
The updated How to Retire on $3,000 a Week case studies are officially live! If you joined the waitlist, you now have access for the next 2 weeks. 🎉 

Want free early access too? (PLUS a supplementary Case Study PDF) 
Leave a review (The good, bad and everything in between! We want to hear what you really think 😊) on either The Property Couch or Moorr, take a screenshot and email it to [email protected] 😊 

Review us at... 

• The Property Couch  
  • 🍎 Apple  
  • 🎧 Spotify 
• Moorr:  
  • 🍎 App Store  
  • 🤖 Google Play 

🧰 Tuesday Toolkit: Cycle Amplifiers
Before diving into the outlook, understand the 7 Cycle Amplifiers influencing property prices in the short term. 
👉 Listen to the Bonus Episode  

🧾 Moorr Property Tax
Make tax time easier. Upload your rental statements and let Opti analyse and categorise your property expenses into the relevant ATO categories, ready for your tax report. 
👉 Try It Free on Moorr 

🎓 Buyers Agent Mastery
Bryce Holdaway and Veronica Morgan have launched the Buyers Agent Mastery program, helping buyers agents build better, more sustainable businesses while keeping client outcomes at the centre.
👉 Learn more! 
👉 Or, listen to their podcast: Buyers Agent Mastery 
 

📊 Data & Resources Mentioned 

• Westpac Consumer Sentiment Survey: February 2026 vs July 2026  
• Cotality / ABS: June Quarter 
• AFR: Cumulative Decline in Home Prices From Start of Downturn 
• 📕 BOOK: Freakonomics by Steven Levitt & Stephen Dubner  
• 🎧 PODCAST EPS: 597 | Federal Budget 2026: Are YOU a Winner or Loser? (Property Edition) 

LISTEN TO THE FIRST 20 EPISODES HERE >>

MOORR MONEY MANAGEMENT APP:
👉 Apple: https://apple.co/3ioICGW
👉 Google Play: https://bit.ly/3OT86bW
👉 Web platform:  https://www.moorr.com.au/     

FREE MASTERCLASS:
- How to Build a Property Portfolio and Retire on $2,000 a week >>

FREE BEST-SELLING BOOKS:
- The Armchair Guide to Property Investing
- Make Money Simple Again

FIND US HERE:
- Website
- Instagram
- Facebook
- Youtube

Introducing Tuesday Toolkit 🧰: a new series designed to help you make sense of what’s happening in property right now.

From the latest data and market trends to the frameworks and key indicators we use to understand what’s really driving the market, each episode will give you practical knowledge to cut through the noise, see the bigger picture and make more informed property decisions.

Think of it as your toolkit for understanding where the market is, why it’s moving and what to watch next.

And we’re kicking things off with Cycle Amplifiers.

Property prices are moving — but do you know what’s actually driving them?

Ahead of Thursday’s much-anticipated Mid-Year Property Outlook, Ben breaks down the seven Cycle Amplifiers shaping Australia’s property market right now — from interest rates and credit to government policy, employment, sentiment, supply and global shocks.

Some are pushing prices down. Others could change the direction of the market again. But crucially, the forces moving prices today aren’t necessarily the ones that determine long-term performance.

Before we unpack where Australia’s property markets could be heading next, this is the framework you need to understand what we’re seeing today.

Got a Question or Take on the Cycle Amplifiers? 
How are these forces playing out in your market, and what are you seeing on the ground. Send us your questions, comments or observations and we might unpack them on an upcoming episode of The Property Couch. 

👉 Send us your question or leave us a comment! 

LISTEN TO THE FIRST 20 EPISODES HERE >>

MOORR MONEY MANAGEMENT APP:
👉 Apple: https://apple.co/3ioICGW
👉 Google Play: https://bit.ly/3OT86bW
👉 Web platform:  https://www.moorr.com.au/     

FREE MASTERCLASS:
- How to Build a Property Portfolio and Retire on $2,000 a week >>

FREE BEST-SELLING BOOKS:
- The Armchair Guide to Property Investing
- Make Money Simple Again

FIND US HERE:
- Website
- Instagram
- Facebook
- Youtube

Could the next two years be one of the best times to buy property?

In this Friday Fundamentals episode, Ben Kingsley is joined by Stuart Wemyss to unpack what's really driving property prices and why the current market could present opportunities for buyers willing to think differently.

While many Australians are waiting for greater certainty, Stuart explains why lending volumes, not headlines, are often the biggest driver of property price growth.

Together, they discuss why lower confidence can actually create better buying conditions, how credit availability influences markets, and why supply could be the biggest challenge facing buyers over the coming years.

They also explore:

✅ Why lending volumes are a leading indicator of property prices
✅ The impact of interest rates, credit policy and buyer confidence
✅ Why investors may be stepping back from the market
✅ How supply constraints could support prices
✅ Whether buyers should wait for the "perfect" time
✅ Lessons from purchasing during the GFC

Because when everyone is waiting for certainty, opportunities can often emerge for those prepared to act.

Got a question or a "hill" you'd like us to unpack? Send it through here 👉 https://thepropertycouch.com.au/topics/

⏱️ Timestamps

00:00 Could now be the perfect buying window?
00:45 What drives property prices?
01:31 Why lending volumes matter most
02:08 The three biggest drivers of credit growth
02:52 Why the next 24 months could favour buyers
03:14 Stuart's GFC buying story
03:37 The best time to buy property
04:46 Investor lending and market activity
05:06 Why supply could be the biggest challenge
06:10 Why prices may remain in equilibrium
07:20 Could APRA change lending settings?
08:08 What falling loan volumes could mean
09:15 Who benefits most from uncertain markets?
10:18 The danger of waiting for perfect conditions
11:05 Looking back from 2036
11:30 Supply, demand and market timing
11:42 Why it doesn't take much to move a market

#PropertyInvesting #PropertyMarket #PropertyPrices #LendingVolumes #MarketInsights #RealEstate #PropertyStrategy #FinancialFreedom #ThePropertyCouch #FUNdamentalFridays #PropertyInvestor #InvestingAustralia

LISTEN TO THE FIRST 20 EPISODES HERE >>

MOORR MONEY MANAGEMENT APP:
👉 Apple: https://apple.co/3ioICGW
👉 Google Play: https://bit.ly/3OT86bW
👉 Web platform:  https://www.moorr.com.au/     

FREE MASTERCLASS:
- How to Build a Property Portfolio and Retire on $2,000 a week >>

FREE BEST-SELLING BOOKS:
- The Armchair Guide to Property Investing
- Make Money Simple Again

FIND US HERE:
- Website
- Instagram
- Facebook
- Youtube

What if the “safe” property decision you make today is the one you regret in 20 years? 🤔 

With the rules around property investing changing, these are the decisions investors are being forced to rethink. 

Joining Ben Kingsley and Luke Oxenham is Stuart Wemyss, founder of ProSolution Private Clients, host of the Investopoly podcast and author of Wealth by Design. 

Together, they challenge some long-held assumptions about building wealth: Is diversification always a good thing? Has the family home become the ultimate tax haven? Can property still stack up without negative gearing? And was your first property ever really meant to be held forever? 

Plus, Stuart reveals what investors should be focusing on if negative gearing never returns, and why the best financial decision might not be the one that feels safest today. 

Because when you’re building wealth, Stuart argues there’s one perspective that changes everything: 

⏳ Think decades, not days. 

Free Stuff Mentioned 

• Updated Property Case Studies 📊
  See how the latest tax changes impact all seven case studies from How to Retire on $3,000 a Week, plus a brand-new bonus case study.
  👉 Join the Waitlist for early access - for FREE!   
   
• PIPA Annual Investor Sentiment Survey 🏡
  Have your say on investor confidence, market trends and the impact of policy changes, helping PIPA advocate for balanced, evidence-based property policy.
  👉 Take the Survey  
• Wealth by Design by Stuart Wemyss 📖
  Discover Stuart’s eight rules for smarter investing and building financial freedom.
  👉 Check Out the Book  
• 🎧 Investopoly Podcast 
  Hear more of Stuart Wemyss’ insights on property, investing and long-term wealth creation.
  👉 Listen to Investopoly 
• 🔄 Listen to our other great episodes with Stuart here >>  
• 🔄 Listen to our Tax Extraordinaire Julia Hartman’s episodes here >> 

LISTEN TO THE FIRST 20 EPISODES HERE >>

MOORR MONEY MANAGEMENT APP:
👉 Apple: https://apple.co/3ioICGW
👉 Google Play: https://bit.ly/3OT86bW
👉 Web platform:  https://www.moorr.com.au/     

FREE MASTERCLASS:
- How to Build a Property Portfolio and Retire on $2,000 a week >>

FREE BEST-SELLING BOOKS:
- The Armchair Guide to Property Investing
- Make Money Simple Again

FIND US HERE:
- Website
- Instagram
- Facebook
- Youtube

The RBA has held the cash rate at 4.35% — but that doesn’t mean the rate story is over.

In this August Economic & RBA Update, Ben Kingsley and economist Evan Lucas unpack the decision, why inflation is still proving stubborn, and why another rate rise hasn’t been ruled out. 

💡 Thinking about refinancing or adjusting your loan strategy? Let the Empower Wealth Mortgage Broking team help you compare your options.

LISTEN TO THE FIRST 20 EPISODES HERE >>

MOORR MONEY MANAGEMENT APP:
👉 Apple: https://apple.co/3ioICGW
👉 Google Play: https://bit.ly/3OT86bW
👉 Web platform:  https://www.moorr.com.au/     

FREE MASTERCLASS:
- How to Build a Property Portfolio and Retire on $2,000 a week >>

FREE BEST-SELLING BOOKS:
- The Armchair Guide to Property Investing
- Make Money Simple Again

FIND US HERE:
- Website
- Instagram
- Facebook
- Youtube

How do you know when you've bought enough property?

In this Friday Fundamentals episode, Polly Chu is joined by mortgage broker Luke Oxenham to tackle a question from listener Andrew:

"How do you know you're ready to land the plane?"

For many investors, the accumulation phase becomes second nature. The focus is always on the next property, the next equity release, and the next opportunity.

But what happens when you've built the portfolio you need?

Luke and Polly explore why there is no universal number of properties, why borrowing capacity shouldn't determine your investment goals, and how investors can start thinking about debt reduction, passive income and lifestyle by design.

They also unpack:

✅ Why "enough" looks different for every investor
✅ The role of passive income in defining your finish line
✅ Why lenders don't decide when your journey ends
✅ The transition from accumulation to consolidation
✅ Debt reduction strategies as retirement approaches
✅ Balancing wealth creation with actually enjoying life

Because at the end of the day, money is a tool, and investing should help fund the life you want to live.

Got a question or a "hill" you'd like us to unpack? Send it through here 👉 https://thepropertycouch.com.au/topics/

⏱️ Timestamps

00:18 Andrew's question: "When do you land the plane?"
01:29 Why there's no universal finish line
02:20 Why borrowing capacity shouldn't define success
03:19 Working backwards from passive income goals
05:05 Defining your ideal retirement lifestyle
05:44 Accumulation vs debt reduction
06:39 Why paying down debt matters
07:41 Interest-only vs principal-and-interest strategies
09:17 When should investors start enjoying life?
10:15 Money is a tool, not the destination
11:34 Just because the bank says yes...
12:14 Why enough is personal
12:31 Final thoughts

LISTEN TO THE FIRST 20 EPISODES HERE >>

MOORR MONEY MANAGEMENT APP:
👉 Apple: https://apple.co/3ioICGW
👉 Google Play: https://bit.ly/3OT86bW
👉 Web platform:  https://www.moorr.com.au/     

FREE MASTERCLASS:
- How to Build a Property Portfolio and Retire on $2,000 a week >>

FREE BEST-SELLING BOOKS:
- The Armchair Guide to Property Investing
- Make Money Simple Again

FIND US HERE:
- Website
- Instagram
- Facebook
- Youtube

Regional markets have boomed. Melbourne's established units are back in the spotlight. And after the government's latest tax changes, many investors are asking the same question: Has the property playbook changed? 

In this week's Q&A, Ben Kingsley is joined by Polly Chu and Ben Thompson to answer five listener questions from every stage of the property journey. 

In this episode, we answer: 

✔️ Is How to Retire on $3,000 a Week still relevant after the government's tax changes? 
✔️ Have regional property markets become too risky? 
✔️ Melbourne character unit or affordable house—which offers the better long-term opportunity? 
✔️ What's the smartest way to manage your money after buying your first home? 
✔️ And if you don't have children, should that change how you build—and eventually spend—your wealth? 

Tune in now! 

Free Stuff Mentioned 

• 📊 UPDATED: Polly & Ben.T’s Case Study Series  
  See how the government's latest tax changes impact every case study (Plus an all-new bonus case study) from our best-selling book, “How to Retire on $3,000 a Week.”  
  👉 Join the Waitlist 
• 🎥 Free Property Webinars
  Register for upcoming webinars and unlock our library of past property investing sessions.
  👉 Be the First to Hear About Our Latest Webinars   
• 📱 Moorr: Revolutionary Money Management Tools  
  Take control of your money with 100+ free tools, including the new Break-Even Calculator.
  👉 Create Your Free Account 
• Books:  
  • How to Retire on $3,000 a Week 
  • Make Money Simple Again  
• Resources from Q5:  
  • Somatic mutations impose an entropic upper bound on human lifespan 
  • Moonshots with Peter Diamandis 

LISTEN TO THE FIRST 20 EPISODES HERE >>

MOORR MONEY MANAGEMENT APP:
👉 Apple: https://apple.co/3ioICGW
👉 Google Play: https://bit.ly/3OT86bW
👉 Web platform:  https://www.moorr.com.au/     

FREE MASTERCLASS:
- How to Build a Property Portfolio and Retire on $2,000 a week >>

FREE BEST-SELLING BOOKS:
- The Armchair Guide to Property Investing
- Make Money Simple Again

FIND US HERE:
- Website
- Instagram
- Facebook
- Youtube

Every week there’s another headline about artificial intelligence, how quickly work is changing, and which jobs might disappear next.

But in this Throwback Tuesday snippet, social researcher Mark McCrindle joins Bryce and Ben to unpack a slightly different question: what kind of work can’t AI take away?

For the original episode, tune in here: Episode 185 | The Future of Australia’s Population, Retirement Expectations, And Other Things You Thought Were True.

LISTEN TO THE FIRST 20 EPISODES HERE >>

MOORR MONEY MANAGEMENT APP:
👉 Apple: https://apple.co/3ioICGW
👉 Google Play: https://bit.ly/3OT86bW
👉 Web platform:  https://www.moorr.com.au/     

FREE MASTERCLASS:
- How to Build a Property Portfolio and Retire on $2,000 a week >>

FREE BEST-SELLING BOOKS:
- The Armchair Guide to Property Investing
- Make Money Simple Again

FIND US HERE:
- Website
- Instagram
- Facebook
- Youtube

Welcome back to Friday Fundamentals on The Property Couch.

In this episode, Shane Pope is joined by Jacob Caine, President of the Real Estate Institute of Australia and Victoria, to unpack a property shift that many homeowners and investors may not be thinking about yet:

Home energy ratings.

Jacob explains why energy efficiency could become a much bigger factor in how properties are valued, rented and sold — particularly as governments look more closely at the energy performance of existing homes.

The conversation covers mandatory disclosure, retrofitting, the former NatHERS system now moving under the Home Energy Rating brand, and why upgrades like solar, insulation, batteries, heat pumps, efficient appliances and decommissioning gas could become part of a property’s future value story.

They also explore why this may create a major opportunity for owners of existing homes, especially if buyers and renters increasingly factor energy performance into their decisions.

If you own property, rent property, or are thinking about upgrading, this is one to keep on your radar.

Got a question or a “hill” you want us to unpack? Send it through here 👉 https://thepropertycouch.com.au/topics/

#ThePropertyCouch #EnergyEfficiency #PropertyValue #AustralianProperty #PropertyInvesting

⏱️ Timestamps

00:24 – Welcome back to Friday Fundamentals
00:36 – Meet Jake Caine
00:52 – Why energy efficiency matters for property
01:17 – The built environment and net zero targets
01:23 – How energy ratings may impact property values
01:32 – New builds vs existing homes
01:53 – Why retrofitting is the big opportunity
02:15 – Mandatory home energy rating disclosure
03:02 – Energy ratings at point of sale or lease
03:31 – How this could roll out across states
04:01 – Victorian rental energy standards
04:22 – Energy efficiency and the value premium
04:41 – The potential difference in property value
04:59 – Solar, batteries, insulation and heat pumps
05:18 – Why owners should start thinking about upgrades
06:06 – How Home Energy Ratings could guide improvements
06:47 – Will upgrades translate into added value?
07:38 – Comparing energy upgrades to pre-sale improvements
08:39 – Could small upgrades create a larger value premium?
08:56 – Final thoughts and webinar reminder

LISTEN TO THE FIRST 20 EPISODES HERE >>

MOORR MONEY MANAGEMENT APP:
👉 Apple: https://apple.co/3ioICGW
👉 Google Play: https://bit.ly/3OT86bW
👉 Web platform:  https://www.moorr.com.au/     

FREE MASTERCLASS:
- How to Build a Property Portfolio and Retire on $2,000 a week >>

FREE BEST-SELLING BOOKS:
- The Armchair Guide to Property Investing
- Make Money Simple Again

FIND US HERE:
- Website
- Instagram
- Facebook
- Youtube

Recorded just days after Victoria welcomed a new Premier, this conversation couldn't have come at a more pivotal time. 

Ben and Shane sit down with Jacob (Jake) Caine, President of the Real Estate Institute of Victoria (REIV) and the Real Estate Institute of Australia (REIA), to unpack one question that's shaping the future of Australia's property market: 

Are governments solving the right problem... or creating new ones? 

From Victoria's rental reforms and proposed auction reserve price changes to the Federal Government's new tax policies and anti-money laundering (AML) laws, Jake explains why the industry believes many well-intentioned reforms are producing unintended consequences. 

Drawing on REIA's Senate evidence, independent modelling and frontline industry experience, the conversation explores what these changes could mean for housing supply, affordability, investor confidence and everyday Australians looking to buy, sell or rent property. 

If you've been wondering whether the latest reforms are helping or hurting, this episode will be your answer. Listen now!   

Free Stuff Mentioned 

• Nathan Mawby: Property sector puts Ben Carroll on notice over Allan’s ‘damaging’ reforms
• REIA:
  • Opening Statement to the Senate Economics Legislation Committee
  • Property prices rise nationally as rental markets tighten further 
• REIV:  The 8-Point Blueprint for Marketing of Residential Real Estate in Victoria 
• Jake’s Article for The Age, 11 August 2025, “Peak real estate lobby backs underquoting overhaul”

 Guests & Episodes Mentioned:  

• 595 | Building Inspections, Hidden Defects & A Risky Govt Proposal (Buying a Home | Part 2) – Chat with Paul Baker & Myles Clark 

LISTEN TO THE FIRST 20 EPISODES HERE >>

MOORR MONEY MANAGEMENT APP:
👉 Apple: https://apple.co/3ioICGW
👉 Google Play: https://bit.ly/3OT86bW
👉 Web platform:  https://www.moorr.com.au/     

FREE MASTERCLASS:
- How to Build a Property Portfolio and Retire on $2,000 a week >>

FREE BEST-SELLING BOOKS:
- The Armchair Guide to Property Investing
- Make Money Simple Again

FIND US HERE:
- Website
- Instagram
- Facebook
- Youtube