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  • Andrew Bragg: Will Taxing Investors Make Housing Affordable?

    Andrew Bragg: Will Taxing Investors Make Housing Affordable?
    2026/08/30
    Will taxing property investors actually make housing more affordable—or simply change who owns the homes?Australia's housing affordability crisis is real, but the political response to it is anything but straightforward. In this episode of The Elephant in the Room, Veronica Morgan and Chris Bates sit down with Senator Andrew Bragg, Shadow Minister for Housing and Homelessness, for a robust discussion about Labor's changes to negative gearing, capital gains tax and property investment.Andrew argues that Australia's biggest problem isn't simply who owns property or how much tax investors pay—it's that we're not building enough homes. The conversation digs into the unintended consequences of restricting investment, the impact on housing supply, the role of SMSFs, the 5% deposit scheme, migration and whether government policies are inadvertently pushing people towards different forms of leverage.But criticism is only half the conversation. Veronica and Chris push Andrew on what should happen instead, exploring infrastructure funding, construction productivity, skilled migration, planning and regulation, the National Construction Code, tax incentives for new builds and ways to encourage more housing supply. Andrew also outlines three Coalition housing policies: an infrastructure fund, a housing and migration pledge, and a recalibration of the National Construction Code.If you're an investor, homeowner or aspiring buyer trying to understand where Australia's housing market is heading, this is a conversation worth hearing. It cuts through the political slogans and asks the harder question: are we actually fixing the housing problem—or simply moving the pieces around?Episode Highlights01:34 – Why Andrew Bragg Thinks Housing Reform Is Backwards04:13 – Will Taxing Investors Reduce Housing Supply?08:48 – Why Andrew Bragg Opposes the SMSF Property Ban12:13 – Is Superannuation Limiting Your Investment Choices?17:54 – Andrew Bragg's Plan to Get More Homes Built19:46 – Can Migration Keep Rising Without More Housing?28:29 – Can Canberra Actually Force States to Build?31:55 – Could Falling Property Sales Blow a Hole in State Budgets?35:05 – Should Australia Open Up to Foreign Housing Investment?38:51 – Could Tighter Lending Be Locking Buyers Out?42:22 – Is Australia's Housing Crisis Fuelled by Bad Policy?About the GuestSenator Andrew Bragg is the Shadow Minister for Housing and Homelessness and a prominent voice in Australia's housing and economic policy debate. He has been deeply involved in scrutinising Labor's changes to negative gearing, capital gains tax and SMSF property investment, while also helping develop the Coalition's alternative housing agenda.Before entering politics, Andrew worked at Ernst & Young, the Financial Services Council and the Business Council of Australia, giving him extensive experience across financial services, taxation and economic policy. He has also written about Australia's superannuation system, bringing a broader perspective on wealth creation, investment and retirement policy.In this episode, Andrew brings that policy background to one of Australia's most contentious issues: how to improve housing affordability without undermining investment and supply. He makes the case for reducing construction costs and regulation, increasing building productivity, recalibrating migration and making housing development more economically viable.Connect with Sen. AndrewAndrew Bragg - Liberal Party of AustraliaInstagram | Andrew BraggWebsite | Senator Andrew BraggLinkedIn | Senator Andrew BraggYouTube | Senator Andrew BraggTikTok | Senator Andrew BraggX (Formerly Twitter) | Senator Andrew BraggFacebook | Senator Andrew BraggResourcesVisit our website: https://www.theelephantintheroom.com.auIf you have any questions or would like to be featured on our show, contact us at:The Elephant in the Room Property Podcast - questions@theelephantintheroom.com.auLooking for a Sydney Buyers Agent? https://www.gooddeeds.com.auWork with Veronica: https://www.veronicamorgan.com.auLooking for a Mortgage Broker? alcove.com.auWork with Chris: chrisbates@alcove.com.auEnjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcastSubscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719Subscribe on Spotify: https://open.spotify.com/show/3r0nnJrLUu3t1GpO7X3j6EIf you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey!See you on the inside,Veronica & Chris
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    47 分
  • Should Investors Rethink Buy-and-Hold Investing?

    Should Investors Rethink Buy-and-Hold Investing?
    2026/08/23
    With the 2026 Federal Budget reshaping tax incentives and many investors questioning whether traditional buy-and-hold strategies still make sense, where should property investors be looking next?In this episode, Veronica Morgan and Chris Bates are joined by property developer and educator Michael Tiemens to explore why small-scale property development is becoming an increasingly attractive strategy for investors seeking to build wealth through value creation rather than relying on market appreciation alone. Michael explains how subdivision and development can manufacture equity, while also highlighting the discipline, due diligence, and strategic thinking required to make these projects successful.Together, they unpack the realities behind successful development—from identifying the right sites and understanding buyer demand to conducting rigorous feasibility studies and managing finance, planning, construction, and market risks. They also challenge one of the biggest misconceptions in property investing: that tax benefits should drive investment decisions. Instead, the conversation focuses on building resilient investment strategies based on sound fundamentals, long-term thinking, and careful risk management.Whether you're an experienced investor looking to adapt to Australia's changing tax landscape or you're considering your first development project, this episode offers practical insights into how small-scale development can fit within a smarter, more sustainable property investment strategy. Tune in to discover why creating value—not simply waiting for capital growth—could be the key to building long-term wealth.Episode Highlights01:28 – The Budget Changes the Property Investment Game05:59 – Why Tax Shouldn't Drive Your Investment Strategy13:03 – What Happens When a Development Goes Off Track?18:58 – Buy Low, Create Value, Sell Smart21:15 – How to Negotiate a Better Development Deal23:56 – Build What Buyers Actually Want25:36 – The Battleaxe Block Objections Developers Face26:58 – Why Backyard Living Could Drive Buyer Demand28:59 – Why Property Fundamentals Matter More Than Tax32:20 – Can Partnering With Landowners Make Development Easier?36:27 – The Risks Developers Need to Spot Before Buying40:36 – Why Patience Could Be a Developer's Biggest Advantage43:08 – How to De-Risk a Property Development Project50:20 – Designing Developments Around Real Buyer DemandAbout the GuestMichael Tiemens is a property developer, educator, and founder of Develop Coach, where he helps aspiring and experienced investors navigate the complexities of small-scale property development. After building his own portfolio through subdivision and development projects, Michael has dedicated his career to teaching investors how to create wealth by manufacturing equity rather than relying solely on market appreciation.Drawing on years of hands-on experience, Michael specialises in development feasibility, site selection, subdivision strategy, and risk management. He is passionate about helping investors understand the commercial realities of development, equipping them with practical frameworks to assess opportunities, avoid costly mistakes, and make informed investment decisions in an evolving property market.Through his coaching, education, and real-world project experience, Michael has helped hundreds of investors develop the knowledge and confidence to approach small-scale property development with greater discipline, clarity, and long-term strategic thinking.Connect with MichaelInstagram | Michael TiemensLinkedIn | Michael TiemensWebsite | H.COResourcesVisit our website: https://www.theelephantintheroom.com.auIf you have any questions or would like to be featured on our show, contact us at:The Elephant in the Room Property Podcast - questions@theelephantintheroom.com.auLooking for a Sydney Buyers Agent? https://www.gooddeeds.com.auWork with Veronica: https://www.veronicamorgan.com.auLooking for a Mortgage Broker? alcove.com.auWork with Chris: chrisbates@alcove.com.auEnjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcastSubscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719Subscribe on Spotify: https://open.spotify.com/show/3r0nnJrLUu3t1GpO7X3j6EIf you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey!See you on the inside,Veronica & Chris
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    56 分
  • Buyers Agents Are Everywhere—But Who’s Actually Good?

    Buyers Agents Are Everywhere—But Who’s Actually Good?
    2026/08/16
    The buyer’s agent industry has exploded in popularity, attracting new clients and new operators alike. But rapid growth has exposed a deeper problem: experience takes years to build, while a buyer’s agent business can be launched much faster.In this episode, Bryce Holdaway joins Veronica and Chris to unpack the growing standards problem facing buyer’s agents. They explore the experience gap among new entrants, the risks of borderless investing without genuine local expertise, and what happens when marketing skills outpace due diligence and property-buying skills.They also challenge the industry’s obsession with “off-market” opportunities and silver-bullet strategies. Bryce argues that parts of the buyer’s agent industry may have contributed to recent government intervention, while Veronica reflects on how poor practices have damaged the trust the profession once enjoyed.So what actually makes a good buyer’s agent, and how does the industry rebuild consumer trust?This conversation is a candid look at where buyer’s agency is heading, what needs to change, and why the next generation of professionals needs to get serious about the craft—not just the marketing.Episode Highlights02:04 — Why Did Bryce and Veronica Join Forces Again?06:43 — Can Regulation Really Fix Buyer’s Agency?09:14 — Is Marketing Getting Ahead of the Craft?11:22 — Why You Can’t Fake Local Market Expertise16:09 — Who Pays When Buyer’s Agents Lack Experience?19:12 — Could the Budget Be Good for Buyer’s Agency?24:15 — Stop Copying Others: Find Your Own Differentiation27:41 — Why More Information Isn’t the Answer30:19 — Why Good Buyer’s Agents Need to Say No33:42 — Why Community and Accountability Matter35:14 — Where Are You: Start, Grow or Scale?38:12 — The Skills Buyer’s Agents Will Need Next43:30 — Is “Snake Oil” Damaging Buyer’s Agency?47:42 — Rebuilding Trust in the Buyer’s Agent Industry51:36 — What Needs to Change From Here?About the GuestBryce Holdaway is a buyer’s agent, property expert, author, speaker, television presenter and business executive with decades of experience in Australia’s property industry. Originally trained as an accountant in Perth, Bryce discovered an interest in property while working with investment property clients before making the move into buyer’s advocacy and building a career focused on helping Australians make better property decisions.Over his career, Bryce has built significant experience across property investment, buyer’s advocacy and business growth, including building a business with more than 130 staff and over $25 million in revenue. His experience spans investor-focused and owner-occupier property buying, interstate markets, team development and the systems required to build a sustainable property business.Bryce has now reunited professionally with Veronica through Buyer’s Agent Mastery, an initiative focused on helping buyer’s agents strengthen their skills, businesses and client outcomes. Their aim is to bring greater leadership and professional standards to a rapidly growing industry while helping the next generation of buyer’s agents learn from the experience of those who have already built long-term careers in the field.Connect with BryceLinkedInFacebookInstagramWebsiteResourcesVisit our website: https://www.theelephantintheroom.com.auIf you have any questions or would like to be featured on our show, contact us at:The Elephant in the Room Property Podcast - questions@theelephantintheroom.com.auLooking for a Sydney Buyers Agent? https://www.gooddeeds.com.auWork with Veronica: https://www.veronicamorgan.com.auLooking for a Mortgage Broker? alcove.com.auWork with Chris: chrisbates@alcove.com.auEnjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcastSubscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719Subscribe on Spotify: https://open.spotify.com/show/3r0nnJrLUu3t1GpO7X3j6EIf you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey!See you on the inside,Veronica & Chris
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    52 分
  • Selling in a Slow Market? Strategy Matters More Than Ever

    Selling in a Slow Market? Strategy Matters More Than Ever
    2026/08/09
    Selling a property in a slower market is less about timing the market and more about understanding where your property truly sits within it.In this episode, Veronica and Chris unpack why so many sellers fall short of their expectations, from unrealistic price hopes to choosing the wrong approach when it comes time to sell. They explore how quickly conditions can shift, and why clarity around your property’s position is one of the most important steps in achieving a strong result.The conversation dives into what separates A-grade properties from those that struggle when buyer demand softens, and why emotional decision-making can quietly cost vendors thousands. Veronica and Chris also discuss the importance of independent advice, and how it can help homeowners avoid common traps that show up during the selling process. From there, they look at the realities of upgrading in today’s market—whether it’s better to buy first or sell first, and how to manage the risks when you’re trying to do both.They also break down practical considerations like pricing strategy, owner-occupier demand, renovation potential, and why some properties consistently hold their appeal across different market cycles. A key theme throughout is the importance of thinking ahead—understanding resale value and buyer perception long before a property ever hits the market.Whether you're preparing to sell, planning your next move, or reviewing your long-term property strategy, this episode is packed with grounded, real-world insights to help you make more confident decisions. Hit play to learn why smart planning—not market timing—is what really drives better property outcomes.Episode Highlights03:45 – The Sale That Cost More Than Expected08:29 – Why Property Flaws Matter More in a Slow Market14:20 – The Buyer–Seller Standoff Slowing the Market24:50 – Should You Sell First or Buy First?29:07 – How to Reduce Lending Risk When Upgrading32:04 – Why Pressure Leads to Expensive Property Mistakes38:31 – The 'Frog in the Pot' Trap for Property Sellers43:28 – When Bad Auction Advice Costs You Thousands53:45 – Knowing When to Walk Away From a Sale56:35 – Why More Investors Are Selling Interstate PropertiesAbout the HostVeronica Morgan is one of Australia’s most respected property experts, with decades of experience spanning property investment, buyer advocacy, market analysis, and consumer education. As the co-host of The Elephant in the Room and co-founder of Homebuyer Academy, Veronica is known for her evidence-based approach to property investing and her ability to cut through industry hype with clear, strategic insights. Having worked through multiple property cycles, she specialises in helping buyers understand the long-term drivers of capital growth, asset selection, and risk management in an increasingly complex housing market.Chris Bates is the founder and CEO of Alcove, an award-winning mortgage broking and property advisory firm that helps Australians make smarter financial and property decisions. With deep expertise in lending strategy, borrowing capacity, debt structuring, and cash flow management, Chris works closely with first-home buyers, owner-occupiers, and investors navigating changing market conditions. He is widely recognised for his analytical approach to property and finance, as well as his willingness to challenge conventional wisdom and hype-driven investment narratives.Together, Veronica and Chris bring a rare combination of on-the-ground property expertise and real-world lending insight. Their conversations blend macroeconomic analysis with practical strategy, helping listeners better understand not just what is happening in the Australian property market—but why it matters and how to respond intelligently.ResourcesVisit our website: https://www.theelephantintheroom.com.auIf you have any questions or would like to be featured on our show, contact us at:The Elephant in the Room Property Podcast - questions@theelephantintheroom.com.auLooking for a Sydney Buyers Agent? https://www.gooddeeds.com.auWork with Veronica: https://www.veronicamorgan.com.auLooking for a Mortgage Broker? alcove.com.auWork with Chris: chrisbates@alcove.com.auEnjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcastSubscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719Subscribe on Spotify: https://open.spotify.com/show/3r0nnJrLUu3t1GpO7X3j6EIf you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey!See you on the inside,Veronica & Chris
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    59 分
  • Will Investors Really Shift to New Builds?

    Will Investors Really Shift to New Builds?
    2026/08/02
    Australia's latest housing policies are designed to make home ownership more accessible—but are they creating unintended consequences for investors, renters, and the broader property market?In this episode, property data expert Kent Lardner returns to examine what the numbers are already revealing about investor behaviour following the Federal Budget, and why the government's expectations may not match reality.Drawing on decades of experience analysing suburb-level property data, Kent explains why many investors are unlikely to rush into newly built properties despite generous tax incentives. Instead, many may simply sit on the sidelines, waiting for political uncertainty to settle, while established investment properties gradually disappear from the rental pool. The conversation explores why cash flow alone rarely drives successful investing, how inventory levels tell a very different story from headline listings data, and why inner-ring suburbs across Sydney and Melbourne may prove far more resilient than many expect.The discussion also dives into the changing behaviour of buyer's agents, the rise of "spreadsheet investing," Brisbane's slowing momentum, and the lessons Australia may be able to learn from New Zealand's recent property market correction. Along the way, Veronica, Chris, and Kent challenge some of the biggest assumptions currently dominating the housing debate—including whether encouraging investors into new developments will actually improve affordability.Whether you're an investor, buyer's agent, homeowner or simply trying to understand where Australia's property market is heading next, this episode offers a data-driven perspective that cuts through the political headlines and focuses on what the numbers are really saying.Episode Highlights02:20 Will the Budget Really Change Investor Behaviour?05:37 The Supply Problem Nobody's Talking About07:03 Are Buyer's Agents Chasing the Wrong Strategy?12:13 What Happens When Investors Leave the Market?25:42 Why Listings Don't Tell the Whole Market Story30:54 The Truth About Investor Demand Right Now33:02 Why Buyers Disappear in Falling Markets35:32 Why New Builds Aren't Winning Investors Over41:21 Which Cities Still Offer the Best Opportunities?45:21 Where Investor Demand Could Create Future Risks47:43 Final Thoughts & Your Property Questions AnsweredAbout the GuestKent Lardner is one of Australia's most respected property data analysts, bringing more than three decades of experience interpreting housing market trends at both macro and suburb level. Best known for helping investors, researchers and property professionals understand what lies beneath headline statistics, Kent has built a career transforming complex data into practical market intelligence.Throughout his career, Kent has contributed to some of Australia's most influential property data platforms, including CoreLogic, and has become widely recognised for his expertise in market cycles, housing supply, inventory analysis, rental trends and statistical modelling. His work has helped shape how property professionals assess investment opportunities beyond median prices and broad market averages.Today, Kent continues his research through Founded, where he analyses housing market dynamics, investor behaviour and emerging trends across Australia. His evidence-based approach and ability to challenge conventional wisdom have made him a trusted voice for anyone seeking a deeper understanding of the property market.Connect with KentLinkedIn | Kent LardnerWebsite | SuburbtrendsInstagram | Kent LardnerResourcesVisit our website: https://www.theelephantintheroom.com.auIf you have any questions or would like to be featured on our show, contact us at:The Elephant in the Room Property Podcast - questions@theelephantintheroom.com.auLooking for a Sydney Buyers Agent? https://www.gooddeeds.com.auWork with Veronica: https://www.veronicamorgan.com.auLooking for a Mortgage Broker? alcove.com.auWork with Chris: chrisbates@alcove.com.auEnjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcastSubscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719Subscribe on Spotify: https://open.spotify.com/show/3r0nnJrLUu3t1GpO7X3j6EIf you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey!See you on the inside,Veronica & Chris
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    48 分
  • Can We Fix Housing Without Hurting Investors?

    Can We Fix Housing Without Hurting Investors?
    2026/07/26
    Negative gearing is one of the most divisive topics in Australian property—and few people are willing to have a genuine conversation about it.In this episode, Chris Bates and Veronica Morgan sit down with renowned economist Saul Eslake to explore one of the biggest policy debates in housing, challenging long-held assumptions on all sides of the argument.Rather than debating who's right or wrong, the conversation unpacks the economic principles behind negative gearing, the capital gains tax discount, and why tax policy shapes where Australians choose to invest. Saul explains why he believes a more neutral tax system would create a fairer economy, while Chris and Veronica question what the proposed reforms could mean for housing supply, investor behaviour, rents, and affordability.The discussion extends well beyond property tax. They examine Australia's reliance on mum-and-dad investors, the role of institutional investment and social housing, why encouraging new housing supply matters, and whether Australia has become too dependent on property as a wealth-building vehicle. Along the way, they tackle productivity, government policy, and the difficult trade-offs involved in creating a housing system that works for both investors and aspiring homeowners.Whether you agree with Saul's views or not, this episode offers a rare opportunity to hear a respectful, evidence-based discussion between people who don't always see eye to eye. If you've ever wondered whether negative gearing really solves—or contributes to—Australia's housing challenges, this conversation will give you plenty to think about.Episode Highlights01:34 – Meet Saul Eslake05:30 – Why Property Beats Startups on Tax10:56 – The CGT Discount Explained14:45 – Challenging the Case for Tax Reform16:42 – Does Negative Gearing Increase Supply?18:12 – Do Tax Incentives Really Build More Homes?23:07 – Who Wins, Who Loses Under Tax Reform?28:56 – The Unintended Consequences of Reform31:46 – Has Australia Become Addicted to Property?34:44 – Why Social Housing Keeps Falling Short38:32 – What Happens If Investors Leave?41:24 – Can Supply Incentives Really Work?45:36 – Why Cheap Apartments Are Disappearing49:06 – Is Australia's Tax System Really Fair?54:02 – What's Behind Australia's Productivity Slump?59:04 – Why Higher Inflation May Be Here to StayAbout the GuestSaul Eslake is one of Australia's most respected independent economists, with decades of experience analysing the Australian economy, public policy, housing markets and taxation. Throughout his career, he has served as Chief Economist for ANZ Bank and Bank of America Merrill Lynch Australia, while also advising governments, businesses and industry organisations on economic policy and reform.Known for his evidence-based approach and willingness to challenge conventional thinking, Saul is a leading voice on issues including housing affordability, taxation, productivity and Australia's long-term economic future. His commentary regularly appears across Australia's major media outlets, where he helps translate complex economic issues into practical insights.Connect with SaulLinkedIn | Saul EslakeWebsite | Saul EslakeYouTube | Saul EslakeResourcesVisit our website: https://www.theelephantintheroom.com.auIf you have any questions or would like to be featured on our show, contact us at:The Elephant in the Room Property Podcast - questions@theelephantintheroom.com.auLooking for a Sydney Buyers Agent? https://www.gooddeeds.com.auWork with Veronica: https://www.veronicamorgan.com.auLooking for a Mortgage Broker? alcove.com.auWork with Chris: chrisbates@alcove.com.auEnjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcastSubscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719Subscribe on Spotify: https://open.spotify.com/show/3r0nnJrLUu3t1GpO7X3j6EIf you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey!See you on the inside,Veronica & Chris
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    1 時間 4 分
  • Borderless Buying: Smart Strategy or Costly Mistake?

    Borderless Buying: Smart Strategy or Costly Mistake?
    2026/07/19
    Borderless property investing has become one of the fastest-growing strategies in real estate—but is it helping investors build wealth, or simply making it easier to sell property at scale?In this episode, we are joined by buyer's advocate and negotiation expert Scott Aggett to unpack the rise of borderless buyer's agents and the risks investors need to understand before buying interstate. With proposed changes to negative gearing and capital gains tax reshaping the investment landscape, we examine whether high-volume, data-driven buying models are still fit for purpose, and why relying on market trends alone could leave investors exposed when it's time to sell.Together, we explore the importance of due diligence, local market expertise, and having a clear exit strategy before purchasing an investment property. The conversation also tackles the growing role of AI in property research, the limitations of data-driven investing, buying sight unseen, and why choosing the right adviser may be just as important as choosing the right property.Whether you're considering your first investment property or expanding your portfolio across Australia, this episode will challenge some of the industry's biggest assumptions and help you build a smarter, more resilient property investment strategy.Episode Highlights00:25 – Meet Scott Aggett: A Different Take on Property Advice05:55 – Melbourne Units: Bargain Buy or Bad Investment?08:21 – The Dangerous Side of Data-Driven Investing14:57 – Property Horror Stories That Cost Investors Big17:39 – Why the Budget Changed the Property Narrative21:55 – Who's Regulating Buyer's Agents?27:23 – Raising the Standard for Buyer's Agents30:20 – AI Won't Replace Property Expertise—Here's Why37:41 – The Investor's Dilemma After the Budget41:31 – Four Strategies for Today's Property Investors44:49 – Where Smart Investors Should Be Looking Next49:49 – Why Portfolio Hype Can Hurt Your WealthAbout the GuestScott Aggett is a buyer's advocate, negotiation specialist, and property professional with extensive experience representing buyers across Australia's property market. Having worked on both the selling and buying sides of real estate, Scott brings a unique perspective on how properties are marketed, negotiated, and ultimately purchased.Through his work with Green Shoots, Scott has built a reputation for strategic advice, rigorous due diligence, and skilled negotiation, helping clients make informed property decisions rather than simply facilitating transactions. His approach combines practical market knowledge with a strong focus on protecting buyers from costly mistakes in an increasingly complex property landscape.In this episode, Scott shares his insights on the rise of borderless buyer's agents, the evolving role of AI in property investing, and why long-term thinking, local expertise, and professional due diligence remain essential for successful property investment.Connect with ScottLinkedIn | Scott AggettWebsite| Scott AggettWebsite | Green Shoots PropertyLinkedIn | Green ShootResourcesVisit our website: https://www.theelephantintheroom.com.auIf you have any questions or would like to be featured on our show, contact us at:The Elephant in the Room Property Podcast - questions@theelephantintheroom.com.auLooking for a Sydney Buyers Agent? https://www.gooddeeds.com.auWork with Veronica: https://www.veronicamorgan.com.auLooking for a Mortgage Broker? alcove.com.auWork with Chris: chrisbates@alcove.com.auEnjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcastSubscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719Subscribe on Spotify: https://open.spotify.com/show/3r0nnJrLUu3t1GpO7X3j6EIf you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey!See you on the inside,Veronica & Chris
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    53 分
  • 100,000 Approved Homes: So Why Aren't They Being Built?

    100,000 Approved Homes: So Why Aren't They Being Built?
    2026/07/12
    For years, Australia's housing crisis has been framed as a simple supply problem: cut planning red tape, approve more developments, and housing affordability will improve. But what if we've been solving the wrong problem all along?In this episode, urban economist and town planner Tim Sneesby joins Veronica Morgan and Chris Bates to challenge one of the most widely accepted narratives in Australian property. Drawing on his experience in planning, urban economics, and public policy, Tim unpacks why planning regulations may not be the primary barrier to housing delivery. Together, they explore why more than 100,000 approved homes in New South Wales remain unbuilt, what developer feasibility has to do with housing supply, and why interest rates, financial markets, and broader economic conditions may have a far greater influence on affordability than planning reform alone.The conversation also dives into the NSW Government's planning reforms, including low and mid-rise housing policies, transport-oriented development, and the growing debate between state-led rezoning and strategic local planning. Tim explains why blanket upzoning may not deliver the housing outcomes governments are hoping for, and why infrastructure, long-term planning, and genuine affordable housing should be part of the conversation if Australia is serious about tackling its housing affordability crisis.Whether you're a property investor, home buyer, industry professional, or simply trying to make sense of Australia's housing debate, this episode offers a fresh perspective on one of the country's biggest policy challenges. If you've ever wondered why housing remains so expensive despite years of planning reform, this conversation will challenge your assumptions and help you see the bigger picture.Episode Highlights01:50 – Meet the Expert Challenging Housing Myths08:56 – What's Really Driving House Prices?16:47 – Is NIMBYism Really Blocking Housing?19:55 – A Better Alternative to Blanket Rezoning23:09 – The Affordable Housing Catch30:46 – The Truth About Infill vs Greenfield34:56 – Why Interest Rates Matter More Than Supply36:26 – What Really Drives Housing Demand?39:02 – The Hidden Labour Crisis Behind Housing43:00 – Why Equity Keeps Driving Property Prices47:06 – Why Developers Can't Build Everything49:04 – Why Approved Projects Never Get Built52:09 – Is Australia's Housing Crisis Misdiagnosed?55:49 – When Planning Reform Creates More UncertaintyAbout the GuestTim Sneesby is an urban economist, town planner, and planning policy expert with extensive experience across local government, strategic planning, and urban economics. Having worked in both the public and private sectors, Tim brings a unique perspective to Australia's housing debate, combining practical experience in development assessment with a deep understanding of the economic forces shaping cities and housing markets.Currently serving as Manager of Town Planning at a Sydney council, Tim also teaches urban economics at the University of New South Wales and the University of Sydney. Recognised as a former Australian Young Planner of the Year, he is widely respected for challenging conventional thinking around housing affordability, planning reform, and urban policy through evidence-based analysis and practical insight.Passionate about creating better cities and better housing outcomes, Tim advocates for strategic planning that balances housing supply, infrastructure, affordability, and long-term community outcomes rather than relying on simplified policy solutions.Connect with TimE-mail | Tim SneesbyResourcesVisit our website: https://www.theelephantintheroom.com.auIf you have any questions or would like to be featured on our show, contact us at:The Elephant in the Room Property Podcast - questions@theelephantintheroom.com.auLooking for a Sydney Buyers Agent? https://www.gooddeeds.com.auWork with Veronica: https://www.veronicamorgan.com.auLooking for a Mortgage Broker? alcove.com.auWork with Chris: chrisbates@alcove.com.auEnjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcastSubscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719Subscribe on Spotify: https://open.spotify.com/show/3r0nnJrLUu3t1GpO7X3j6EIf you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey!See you on the inside,Veronica & Chris
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