Property Notes Podcast

Property Notes Podcast is for Australian property investors who want to think strategically about their portfolio rather than guess their way through.Every property decision you'll make comes down to three questions. Where are you now? Where do you want to be in 5, 10, 25 years? And how do you bridge that gap with the assets, financing, and timing you have available?Most property content skips the first two and rushes you to the third. Buy this, hold that, sell now. Property Notes works in the other direction. Strategy first. Tactics second. Specific moves only after the framework is clear.Each week, I pick one question Australian property investors are wrestling with and work through it properly. The framework that determines whether a property is the right asset for your goal. The tax reform nobody is modelling correctly. The historical pattern that explains what's happening now. The case study where the numbers tell a different story than the conventional wisdom.A typical episod

14 episodes

9d ago latest

weekly cadence

English language

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Episodes 15

Yield vs growth is a false choice
2d ago · 10:24
Ask an Australian property investor whether they are a yield buyer or a growth buyer and the answer arrives in about a second. People say it the way they say what football team they follow. That speed is the problem, because the two things are not opposites and they are not tribes. They are two properties of the same asset, answering two different questions, and the useful question is never which one you prefer. This episode takes the camps apart. Growth answers how large the position becomes. Yield answers whether you can afford to keep holding it, and eventually whether you can live on it. A
Why your home is not a good investment
9d ago · 10:04
Ask most people what their best investment has been and they will tell you about their home. They bought it for four hundred thousand, it is worth well over a million now, and the arithmetic looks unanswerable. It is a fair answer to the wrong question. This episode separates the home decision from the investment decision, and measures what most households never measure: what the home quietly absorbs. Not the mortgage you can see, but three things you cannot. The capital that stops working the moment it goes in. The cashflow that leaves after tax and buys no income. And the one that actually c
How much do you actually need to retire?
15d ago · 10:15
Ask a serious investor what they need to retire and the number arrives in about three seconds. A million, two, five. And a number that fast has almost never been calculated. It has been absorbed, picked up from a headline or a super fund advertisement, and carried around ever since as if it were a fact about your life. This episode takes that borrowed number apart and rebuilds the one that is genuinely yours. It comes together in four moves. Start at the spending you actually want, not the pile. Gross it up and inflate it into the dollars you will really draw, in the year you will really draw
Are you actually on track?
1mo ago · 10:17
Everyone knows what their portfolio is worth. Almost nobody knows where it is taking them. This week's episode is the four questions that separate the two. Question one: where are you? Not the value you quote, but equity after debt and what the portfolio nets after every cost. Question two: where are you going? A target you set, worked out in three buckets: the security number that covers the must-haves, the independence number that makes work a choice, and the legacy number that sits beyond your own lifestyle. Question three: what is the gap? The distance between position and target, measured
The serviceability wall
1mo ago · 10:52
Why does a bank say no to a millionaire? Investors in their early fifties keep discovering the same thing: the deposit for the next property is sitting right there, and the answer is still no. The constraint is not capital. It is serviceability, the bank's judgement of your remaining income runway, and it tightens on a schedule as retirement approaches. This episode walks the wall itself: the high debt to income threshold where lender appetite runs out, loan terms written against your age, and the way a lender quietly discounts every income line except the salary that is about to end. Then it
Property in your SMSF after borrowing ban
2mo ago · 10:23
On 23 June 2026 the Government struck the deal for its tax package, which passed Parliament days later, and within a day the property internet had decided that property in super was dead. It isn't. Alex reads the actual legislation and finds that one narrow door closed, the rest stayed open, and the same law quietly made super a more tax-friendly place to own property than your own name. This episode separates the two questions everyone keeps mashing together: what you buy and how you fund it, versus who you buy from and who you lease to. It walks what really changed (borrowing to buy resident
The analyst's lens
2mo ago · 10:45
Out in central west New South Wales there is a small market with the strongest price growth, some of the highest rent, the lowest price, and zero vacancy on the page. Through any single lens, it looks like the best buy you could make. So why would a disciplined analyst move it to the watch list, behind a quiet Brisbane suburb that never had the loudest number on anything? This episode is the method I use to read a residential market on the evidence, before I ever name a suburb. It is one layer of a three-tier read (macro regions, then markets and corridors, then the property itself), and today
The equity unlock decision
2mo ago · 8:23
You own a property that has grown. On paper there is real equity sitting inside it. So you ask the bank to release some of it to buy the next one, and the answer is no. How does that happen when the equity is right there? This episode walks through the equity unlock decision: how to pull equity out of one property to fund the next, without selling and without breaking the structure you have already built. The gap most investors miss is the difference between paper equity and usable equity, and then the quieter constraint underneath it, which is whether the new debt actually services. We cover
Why the bigger salary builds the smaller portfolio
2mo ago · 7:21
Two men, same age, same city. One earns three hundred and fifty thousand a year. The other earns less than half that. Guess which one owns the property that is quietly compounding. It is not the one you would pick. This episode unpacks why so many high earners reach their forties with surprisingly little behind them, and why a disciplined investor on half the income so often ends up further ahead. We walk through the four reasons momentum stalls: discipline, knowledge, fear, and the absence of a system. None of them are about the size of the paycheck. Then we run the numbers forward to retirem
The trap most investors hit at the third property
3mo ago · 10:32
Three properties. All reasonable assets. All bought in the same market cycle. And the investor is done. Not because they ran out of ambition, but because the annual cash drain from the wrong sequence quietly consumed their borrowing capacity. The portfolio stops growing not with a crisis. With a quiet conversation at the bank where the answer is: not at this time. Under the old rules, this trap was rarer. The tax system subsidised the carry on negatively geared assets, and the annual offset against salary softened the cashflow hit. You could sequence purchases in almost any order and the cost
The CGT reform that's actually a redistribution
3mo ago · 10:29
On 12 May 2026, the Treasurer announced what KPMG has since called a paradigm shift in Australian capital gains tax. The biggest structural change to property taxation since John Howard scrapped indexation in 1999. The headlines were predictable. Property investors hit. Fifty percent discount gone. Tax hike for landlords. The headlines are wrong. Not factually wrong. The fifty percent discount is gone, and that part is true. But the "flat tax hike on property" framing is where the coverage falls apart, and where every analyst I've read has missed the actual mechanic underneath the reform. Beca
Why your spare cash is worth twice what it was in 2021
3mo ago · 10:38
You have around $50,000 sitting in your bank account right now, or somewhere close to it. Maybe it's a deposit seed for the next property. Maybe it's an emergency buffer. Maybe it's just transactional cash you haven't moved since 2021. Where is it parked? If you're a property investor, and that money is sitting in a savings account, a term deposit, or even just inside your loan's redraw facility, you're making a choice that was reasonable when the RBA cash rate sat at zero point one percent. It is not reasonable now. The math has changed substantially. Most investors have not updated their ans
The 186 dollar number the budget commentary missed
3mo ago · 9:03
There is a number in the federal budget factsheet, released on 12 May 2026, that almost nobody has quoted. It's tucked inside a worked example, halfway down the back end of the document. The total additional lifetime tax that an investor pays under the new negative gearing rules, on an established property held for ten years, is $186. One hundred and eighty-six dollars. Over ten years. On an established property. Now look at what the commentary has been telling you. Negative gearing is gone. Investors are under attack. Established property is finished. Both versions are true, but they're descr
How a yield decision opens 200K of borrowing capacity
4mo ago · 11:11
Two investors are buying their third property. Same gross income. Same major Australian bank. Two different houses, both priced about the same. Identical loan amount. Identical interest rate. One walks out of the application with roughly $230,000 of additional borrowing capacity for property four. The other doesn't. This isn't a lender trick. It's the mechanic underneath the serviceability test that almost nobody talks about. Most investors think of the buffer as a fixed hurdle. The bank runs the numbers, the stress test applies, and whatever comes out the other side is what you're stuck with.
The borrowing wall investors hit without seeing it coming
4mo ago · 10:23
Two investors with the same income, same age, same deposit, same property. One walks out with an approval. The other walks out with a decline. The number that splits them isn't the interest rate, the loan-to-value ratio, or the stress test. It's a single ratio that most serious property investors in Australia have never calculated. In February 2026, Apra quietly drew a line through the middle of the Australian property investor base. Lenders can no longer write more than 20 percent of new loans to borrowers at or above six times their gross income. The major banks have pulled back to internal

Episodes

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Property Notes Podcast

Episodes 15

Yield vs growth is a false choice

Why your home is not a good investment

How much do you actually need to retire?

Are you actually on track?

The serviceability wall

Property in your SMSF after borrowing ban

The analyst's lens

The equity unlock decision

Why the bigger salary builds the smaller portfolio

The trap most investors hit at the third property

The CGT reform that's actually a redistribution

Why your spare cash is worth twice what it was in 2021

The 186 dollar number the budget commentary missed

How a yield decision opens 200K of borrowing capacity

The borrowing wall investors hit without seeing it coming

Episodes

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Episodes 15

Yield vs growth is a false choice

Why your home is not a good investment

How much do you actually need to retire?

Are you actually on track?

The serviceability wall

Property in your SMSF after borrowing ban

The analyst's lens

The equity unlock decision

Why the bigger salary builds the smaller portfolio

The trap most investors hit at the third property

The CGT reform that's actually a redistribution

Why your spare cash is worth twice what it was in 2021

The 186 dollar number the budget commentary missed

How a yield decision opens 200K of borrowing capacity

The borrowing wall investors hit without seeing it coming

Podcast 森辺一樹のグローバル・マーケティング〜すべてはアジアで売るために〜