The Property Couch

The rules may be changing, but the fundamentals haven’t.

As proposed negative gearing reforms dominate headlines, many investors are asking the same question:

Should I rethink my strategy?

To help answer that, Ben Kingsley welcomes Lachlan Delahunty, Founder of Follio and a property professional who has been involved in more than $2 billion worth of property acquisitions.

Together, they explore what really drives long-term property performance and why some investors risk being distracted by tax outcomes rather than investment fundamentals.

In this episode, you’ll learn:

• Why negative gearing was never the strategy — capital growth was
• The difference between commutable and non-commutable regional markets
• Why some regional locations thrive while others experience boom-bust cycles
• The investment-grade framework: Location, Land, Asset
• How scarcity, agglomeration and demographic trends influence property values
• Why guaranteed returns, social media hype and thinly traded regional markets can create significant risks for investors

As Lachlan reminds listeners:

“The rent keeps you in the market. Growth creates the wealth.”

But perhaps the biggest message from this conversation is even simpler:

Good property is still good property.

Governments change.

Policies change.

Markets change.

But the fundamentals that drive long-term wealth creation remain remarkably consistent.
 
 

FREE STUFF MENTIONED

🎥 Property Prices After Tax Reform: Fact vs Fiction (Replay + Slide Deck)

Ben’s webinar replay is now available on demand, along with the downloadable slide deck that explores:

• What really drives long-term property growth
• Scarcity and land appreciation
• The potential impacts of negative gearing and CGT changes
• Winners, losers and unintended consequences of the proposed reforms

👉 Access the replay and download the slide deck: thepropertycouch.com.au/webinar

📊 Negative Gearing Analysis Tool (Moorr)

Compare property scenarios side-by-side and model the impact of:

• Negative gearing
• Deferred tax benefits
• Cash flow changes
• Different investment property scenarios

👉 Explore the tool: moorr.com.au/negative-gearing-analysis-tool

TIMESTAMPS 

• 00:00 – Negative Gearing Is Not Gone: What Investors Need To Know
• 03:48 – The Money Habits That Shaped A $2 Billion Property Career
• 12:08 – Negative Gearing Was Never The Strategy
• 19:19 – Regional Markets: Opportunity or Trap?
• 23:26 – The Investment Grade Framework: Location, Land & Asset
• 28:40 – Commutable vs Non-Commutable Regional Markets
• 42:54 – Guaranteed Returns, Hype & Regional Risk
• 53:16 – Why Fundamentals Still Matter
• 58:49 – Lachlan’s Final Message To Investors

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

Feeling uncertain about where to buy next?

With so much noise in the property market right now, it’s easy to get caught up in headlines, opinions and speculation. But as Ben Kingsley and Connor explain in this bonus episode, one of the best ways to cut through the confusion is to come back to the data.

In this episode, they unpack how investors can start narrowing down Australia’s 30,000+ suburbs by looking at key property metrics such as typical value, yield, weekly rent, vacancy rates, days on market and demand-supply signals.

They also explore why suburb-level data is only the starting point, how side-by-side suburb comparisons can help investors build a smarter shortlist, and why property-level research still matters before making any decisions.

Whether you’re just starting your property search or trying to refine your next investment location, this episode will help you think more clearly about where to begin.

Free Resources Mentioned:

• Explore Moorr’s Property Research Tools >
• Create Free Moorr Account 
• (Free Webinar) Property in 2026: Sell, Hold or Optimise

 Timestamps:

• 00:00 – Using Data to Cut Through Uncertainty
•  01:10 – Introducing Moorr’s Suburb Search
•  02:17 – Choosing Your Search Criteria
•  03:44 – Exploring the Key Filters
•  04:31 – Building a Suburb Shortlist
•  06:03 – Comparing Suburb Trends
•  07:05 – Why Property-Level Research Still Matters
•  07:42 – Reading the Demand-Supply Signals
•  08:27 – How Filters Help You Find the Right Suburbs
•  09:21 – Using Comparison Tools to Refine Your Shortlist
•  09:59 – More Property Tools Coming Soon
•  11:11 – Upcoming Property Webinar

Listen now to learn how to stop guessing and start researching with more confidence.

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

In this Friday Fundamentals episode, KD and Brett Burton unpack a powerful idea:

it’s okay to do one thing really, really well.

From an unforgettable 80s concert story to lessons from high-performance sport and business, this conversation explores why so many people spread themselves too thin — and why the better path is often to identify your strengths, refine them, and lean into them.

They talk about the value of specialising earlier, knowing your “weapon”, and resisting the urge to be everything to everyone.

If you’ve ever struggled with self-doubt, overcommitting, or trying to fix every weakness at once, this episode offers a refreshing reminder to focus on what you do best.

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

00:15 – Welcome back to Friday Fundamentals
00:27 – KD and Brett take the mic
00:53 – The hill: it’s okay to do one thing really well
01:00 – The Bananarama concert story that inspired it
02:27 – Why specialising matters more than we think
03:08 – Brett on “bring your weapon”
04:00 – Why high performers know their strengths
05:06 – The trap of trying to be everything to everyone
06:00 – Why we focus too much on weaknesses
07:00 – Surviving vs thriving
08:00 – What it looks like to lean into your strengths
08:50 – Final thoughts and your hill to die on

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

600 episodes. Thousands of conversations. One incredible community. 

And if there's one thing we've learned along the way... 

Success rarely follows a straight line. 

Few stories prove that better than John McGrath's. 

A 95/500 HSC. A football career ended by a doctor's verdict, and a pivot that led to one of Australia's most recognisable property empires. 

For our 600th milestone, we went big. 

Ben sits down with John McGrath and Tom Panos: two of the most trusted voices in Australian real estate, for a conversation that's equal parts origin story, market reality check and a few things the government probably doesn't want said out loud. 

They cover John's remarkable rise, the mindset and habits that built an empire, and a no-holds-barred breakdown of the Federal Budget changes: what do they actually mean for the younger generation and first-home buyers already struggling to get onto the property ladder? 

FREE STUFF MENTIONED

• 📊 NEW: Negative Gearing Calculator
  The rules have changed but your strategy doesn't have to suffer. Run your numbers, compare the old vs new settings side-by-side, and see exactly what the budget changes mean for your cashflow and portfolio inside the web version of Moorr. 
  👉 Knowledge is power. Use it.  
• 🧠 Take The Property Couch Quiz 
  We've launched a brand-new website designed to help you cut through 600+ episodes and find the content most relevant to your property journey.
  👉 Complete the quiz and tailor your experience 
• 📅 Book A Pre-EOFY Tax Planning Chat 
  June 30 doesn't wait for anyone. If you're still thinking "I'll get to it soon", soon is now. Get ahead of the end-of-financial-year rush, access our free resources, and make sure you're not leaving money on the table when the clock runs out.
  👉 Find out more!  

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

You’ve saved the deposit. You’ve done the hard yards. You’re ready to get into the property market. 

But then comes the big question: Will the bank actually lend you the money?

As Bryce and Ben explain in this Throwback Tuesday episode, a strong deposit is a great start, but it’s only one part of the picture. 

For the original episode, tune in here: Episode 88 | Q&A – Investing in Newly Developed Areas, Getting into the Property Market, Career as a Buyers Agent and more.

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

In this Friday Fundamentals episode, Ben and Polly unpack one of the most important investing skills you can build:

Critical Thinking.

The conversation centres on the growing number of “guaranteed return” propositions showing up in property investing — and why those promises should always be challenged.

From guaranteed rent to guaranteed growth, they break down why the real issue isn’t just the headline offer, but the downside risk that often gets ignored.

If a property underperforms, loses value, or leaves you with reduced flexibility, a small guarantee may not come close to covering the real cost.

This episode explores the questions every investor should ask, the red flags to watch for, and why thinking critically before you sign anything is one of the most important habits you can build.

Got a question or a something you wish you knew earlier?

Send it through here 👉 https://thepropertycouch.com.au/topics/

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

You found the property. You've secured finance. You've survived inspections...

Now comes the paperwork that can make (or break) the deal.

In Part 3 of our Buying a Home series, Ben is joined by Nicole Faid and Kirsty “KD” Dunphey to unpack the legal side of buying property, and reveal the hidden risks buyers often don't discover until it's too late.

Inside: 

✔️ Why "submitting an offer" may already legally bind you
✔️ The clauses Nicole NEVER buys without
✔️ Subject-to-finance and building & pest traps explained
✔️ Why cheap contract reviews can cost you later
✔️ Settlement surprises most buyers never budget for
✔️ The red flags hidden inside contracts and apartments

This wraps up our Buying a Home mini-series:

• 🏠 593 | Borrowing, Deposits & Pre-Approval (Buying a Home | Part 1)
• 🔎 595 | Building Inspections, Hidden Defects & A Risky Govt Proposal (Buying a Home | Part 2) – Chat with Paul Baker & Myles Clark

Free Stuff Mentioned

• 📊 Free Property & Suburb Reports
  Want to see what tax reforms and market shifts could mean for demand in your area? Access free suburb reports, including demand and supply insights through Moorr.
   👉 Get the latest insights now 
• 🌐 Explore The New Property Couch Website
  We've launched a brand-new website designed to help you cut through 600+ episodes and find the content most relevant to your property journey.
   👉 Complete the quiz and tailor your experience 
• 📅 Book A Free Tax Planning Chat
  Before 30 June rolls around, now's the time to think tax planning, especially if you own investment properties.
   👉 Book a free 15-minute chat with the team.
• Find out more about Nicole & Accord Conveyancing, or listen to her other TPC 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

Building new often gets a bad rap when we’re talking about property. 

But what if you’re not building purely for investment?

In this Throwback Tuesday episode, Bryce and Ben unpack when building new actually makes sense and what to consider before choosing land, location and design for your future family home.

For the original episode, tune in here: Episode 259 | Q&A: A Tax-Saving Hack For An Offset Account, The Simplest Way to Keep Track of Your Properties and How To Distinguish “Emotional Value” from “Property Value”.

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

In this Friday Fundamentals episode, Ben is joined by building inspector Paul Baker to unpack one of the most common causes of property damage:

Water.

It comes from everywhere — leaking gutters, under-slab plumbing issues, failed waterproofing, cracked grout, balconies, bathrooms, and more.

And according to Paul, it’s behind the vast majority of the issues he sees in homes.

This conversation breaks down why water causes so much damage, what warning signs buyers and owners should look out for, and why some “small” issues can turn into very expensive repairs if they’re ignored.

If you’re buying, selling, renovating, or maintaining a property, this is a practical episode with real value.

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

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

Negative gearing reforms. Capital gains tax changes. Trust adjustments. Housing affordability measures. Productivity promises. 

Beyond the latest Federal Budget headlines… what are the real consequences? 

This week, Ben is joined by David Robertson, Chief Economist, Head of Economic and Markets Research at Bendigo and Adelaide Bank, and Evan Lucas, Market Commentator, to unpack one of the most ambitious (and controversial) budgets in decades. 

Together they explore: 

• 💰 What tax reform could mean for investors 
• 📉 Will borrowing power and investor behaviour change? 
• 📊 Could this create a two-tier property market? 
• 🤖 Why AI and productivity may become Australia's next growth story 

Plus: the unintended consequences nobody seems to be talking about... 

It’s a sharp look into where Australia’s economy is heading with these tsunami reforms.  Tune in now! 

FREE STUFF MENTIONED

• (FREE WEBINAR) Property Prices After Tax Reform: Fact vs Fiction
  With major changes to negative gearing and capital gains tax now on the table, what does this mean for property prices, investors, first-home buyers and renters?
  Join Ben LIVE as he cuts through the headlines to unpack the potential winners, losers and unintended consequences shaping Australia’s property market.
  🗓 Tuesday, 26th May
  ⏰ 7:30pm AEST
  👉 Register Free Here 
• Mortgage Hacks Video Series
  Cashflow feeling tight? Ben’s got 6 short videos packed with practical mortgage hacks that could put hundreds of dollars back in your pocket every month. 
  👉 Listen now! 
• Listen Evan’s Podcast: Exchanges with Evan Lucas 
• Missed our thoughts on the 2026 Federal Budget? Listen to 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