The Property Couch

Your biggest asset may not be your home or property portfolio. It could be your ability to keep earning an income. But what happens to everything you’ve built if illness, injury or death suddenly takes that income away? In Episode 618 of The Property Couch, Ben is joined by Chemere Brown, Head of Financial Planning at Empower Wealth, and Don Glendinning, Regional Sales Manager at NEOS, to unpack the personal insurance safety net behind your wealth plan. Through real-life claim sto...

Victoria has introduced major changes to the way residential properties are sold, including new reserve price rules for auctions and fixed-date sales. But will the reforms actually make things easier for buyers? In this breaking news episode, Ben Kingsley is joined by Couch Crew regular Ben Thompson (qualified property investment adviser by day and licensed auctioneer on weekends) to unpack the new rules and the unintended consequences buyers need to know about. 📖 Read our full breakdow...

Can Australia continue funding the level of concessions, subsidies and benefits we're currently providing? In this week's FUNdamental Friday, Ben Kingsley is joined by Evan Lucas for a thought-provoking discussion about government spending, welfare, pensions and the growing cost of supporting an ageing population. The conversation explores whether Australia's safety net is targeted in the right places, and whether some government benefits should be better aligned with financial need. They dis...

Why does land in one suburb command a lasting premium while land somewhere else doesn’t...even when both have houses, shops and transport? 📈 In this special solo episode, Ben shares his latest framework shaped by more than 30 years of property experience. He takes us beyond the headlines and short-term market cycles to explain the forces that can make a location more valuable over decades: jobs, accessibility, scarcity, lifestyle, buyer behaviour and the momentum that builds when these factor...

Four rate rises this year. And the RBA may not be finished yet... The Reserve Bank has unanimously raised the cash rate by another 0.25 percentage points, taking it to 4.60% — its highest level in 15 years. With property prices falling and the economy showing signs of slowing, could another rate rise be on the cards in November? Ben Kingsley and economist Evan Lucas unpack today’s decision in this September Economic & RBA Update. 💡 Thinking about refinancing or adj...

How do you know whether you're choosing a good buyer's agent? Following the recent collapse of several buyer's agency businesses, Shane Pope and Ben Thompson tackle an important question: What should property buyers be looking for when selecting a buyer's agent? In this week's FUNdamental Friday, they discuss the red flags, warning signs and key qualities that can help buyers make a more informed decision. They explore: ✅ Why paying large fees upfront may be risky ✅ The importance of prov...

With borrowing capacity tightening and negative gearing changes reshaping the numbers, investors are being pushed towards cheaper properties, higher yields and new strategies. But could adapting to the new environment mean compromising the quality of your assets? In this jam-packed Q&A episode, Ben, Polly and Luke unpack the post-budget property traps investors need to avoid, before answering listener questions about grandfathering, offset accounts, upgrading the family home...

Over the past 10 episodes, we've covered the complete home-buying journey. From defining your brief and researching the market through to inspections, negotiations, auctions, settlement and moving in, PRE-Purchase was created to help buyers navigate one of life's biggest financial decisions with greater confidence. This final episode is simply a thank you. Thank you for coming along on the journey, for sending in questions, and for helping shape a series that was built around the real chal...

Settlement day is finally here. After months of preparation, research, inspections, negotiations and paperwork, ownership of the property is about to transfer into your name. But what actually happens on settlement day? In Episode 10 of PRE-Purchase, Ben Thompson and Shane Pope explain how settlement works, what PEXA is, when you'll receive the keys, and the practical lessons they've learned from years of helping buyers navigate moving day. You'll also learn why settlement times aren't gu...

You've bought the property. You've gone unconditional. Settlement is approaching. Now comes one final check. In Episode 9 of PRE-Purchase, Ben Thompson and Shane Pope explain the purpose of a pre-settlement inspection, what buyers should be checking, and what to do if something isn't working or has changed since the day you purchased the property. Many buyers mistakenly think a pre-settlement inspection is another building inspection. It's not. The purpose is to confirm the property is...

The auction is over. You're the highest bidder. But the property didn't sell. Now what? In Episode 8 of PRE-Purchase, Ben Thompson and Shane Pope unpack one of the most misunderstood parts of the buying process: negotiating after a property passes in. You'll learn what happens immediately after the auction, why buyers shouldn't rush to increase their offer, the first question to ask the agent, and how experienced buyers use time, information and good questions to negotiate more effective...

Auction day can be one of the most exciting and intimidating parts of the home-buying journey. In Episode 7 of PRE-Purchase, Ben Thompson and Shane Pope walk through exactly what happens on auction day, from arriving at the property and understanding auction terminology through to bidding strategies, reserve prices and signing contracts after a successful purchase. This episode focuses on what happens when you're buying at auction and successfully purchase the property. You'll learn how au...

Your offer has been accepted. Time to celebrate... but not quite settle in just yet. In Episode 6 of PRE-Purchase, Ben Thompson and Shane Pope explain what happens between having an offer accepted and becoming unconditional. This is the stage where finance approval, building inspections and pest inspections are finalised. While many buyers think the deal is done once their offer is accepted, there are still some important steps to complete before the property officially becomes uncondition...

You've found the property. You've completed your research. You've done your inspections and due diligence. Now it's time to negotiate. In Episode 5 of PRE-Purchase, Ben Thompson and Shane Pope unpack one of the most challenging stages of the home-buying journey: negotiating a private sale. You'll learn why understanding the campaign matters, how to work with agents effectively, what "rules of engagement" actually mean, and why the strongest offer isn't always the highest offer. Whether ...

You've found a property you like. You've completed your research. Now comes one of the most important questions in the entire buying journey: Are you actually ready to commit? In Episode 4 of PRE-PURCHASE, Ben Thompson and Shane Pope walk through the final checks buyers should complete before making an offer or raising their hand at auction. From building and pest inspections to contract reviews, street inspections, neighbour considerations and risk management, this episode focuses on re...

A property can look great on inspection day... but what are you actually looking for? In Episode 3 of PRE-Purchase, Ben Thompson and Shane Pope walk through one of the most important stages of the buying journey: property inspections. From identifying red flags and hidden risks to understanding presentation techniques and buyer competition, this episode helps buyers inspect properties with greater confidence and a more critical eye. You'll learn how to assess a property's condition, recogn...

Most buyers don't lose money because they failed to find a property. They lose money because they didn't spend enough time understanding the market. In Episode 2 of PRE-PURCHASE, Ben Thompson and Shane Pope explain how to research property properly, set effective search parameters and build the market knowledge needed to buy with confidence. This episode builds on Episode 1 and explores what happens after you've designed your property brief. You'll learn why inspecting properties is one of ...

Most buyers start searching for properties before they know exactly what they're looking for. That's where problems begin. In Episode 1 of PRE-PURCHASE, Ben Thompson and Shane Pope explain why creating a clear property brief is the foundation of a successful property search. Before you start attending inspections, speaking to agents or scrolling property websites, you need clarity around what you're actually trying to buy. In this episode, Ben and Shane introduce the Buyer's Quadrant, dis...

Thinking about buying a home but not sure where to start? Welcome to PRE-PURCHASE, a practical step-by-step series designed to help buyers navigate one of life's biggest financial decisions with greater confidence. In this introductory episode, Ben Thompson and Shane Pope explain why they created the series, share their backgrounds in property, and walk through the framework that will guide the next 10 episodes. Whether you're preparing to buy your first home, upgrading, downsizing or simp...

What happens if your property is suddenly worth less than you paid for it? It's a question many homeowners and investors are asking as property values soften in some parts of Australia. In this week's FUNdamental Friday, Ben Thompson and mortgage broker Luke Oxenham unpack the reality behind declining property values, negative equity and what it actually means for homeowners. They discuss: ✅ What negative equity really is ✅ Why it doesn't automatically mean financial stress ✅ The differen...

What would happen to your finances if the person who usually manages the money was no longer there? In Episode 615, Ben Kingsley, Kirsty Dunphey and Polly Chu explore women’s financial independence and the risks that can quietly build through career breaks, unpaid caring responsibilities and leaving the bigger financial decisions to a partner. They also share practical ways to protect your future, from understanding your cash flow and investments to super contribution splitting, househo...

You probably like to think your financial decisions are rational. But behavioural economics tells us that emotion, instinct and old rules of thumb can influence our decisions far more than we realise. In this week’s Throwback Tuesday, Ben and Bryce revisit their conversation with Phil Slade on the “ape brain”, reacting versus responding, and why the rules that once kept us safe can sometimes work against us when it comes to money. For the original episode, tune in here: Episode 338 | Going Ap...

Could millions of Australian property investors be leaving things too late? In this week's FUNdamental Friday, Ben Kingsley sits down with Greg Sugars from Preston Rowe Paterson to discuss the practical challenges surrounding the government's upcoming capital gains tax valuation requirements. With approximately 3.5 million investment properties across Australia and only around 6,000 valuers available, Greg explains why investors should start planning now rather than waiting until the last m...

With cooling market conditions, tax changes and another rate rise expected this year, uncomfortable decisions are starting to surface for many investors. In this jam-packed Q&A Day, Ben is joined by Couch Crew, Ben Thompson (QPIA) and Shane Pope (Buyers Agent), to tackle four real scenarios facing property investors right now. Should you sell a good property when cash flow gets tight? Have recent tax changes fundamentally changed the investment equation? What happ...

How much money is enough? It sounds like a simple question, but most of us have never actually defined the answer. In this week’s Throwback Tuesday, Ben and Bryce revisit a powerful idea from The Psychology of Money and explore why the comparison game is one you can never win... and how to start working out your own “enough” number. Because if you don’t know what enough looks like, how will you ever know when you’ve arrived? For the original episode, tune in here: Episode 395 | How This NRL S...

Do you need to clean your home before a bank valuation? In this week's FUNdamental Friday, Ben Kingsley is joined by Neal Ellis from Preston Rowe Paterson to lift the curtain on how bank valuations actually work. Many property owners assume valuers are looking for spotless homes, premium finishes and perfect presentation. The reality is very different. Neal explains what banks really want from a valuation, why speed of access matters more than a clean house, how comparable sales drive valuati...

Most investors think they’re buying a property. What they don’t realise is they’re also taking on a small rental business. That business generates income, incurs expenses, carries risk and creates ongoing tax, compliance and record-keeping responsibilities. While a great property manager can handle much of the day-to-day work, there are some jobs only the owner can oversee. In this practical episode, Ben is joined by Senior Tax Adviser Danish Ahmed and Moorr Product Manager ...

Remember when broccoli cost $11 a kilo? 🥦 When everyday essentials are already getting more expensive, raising interest rates can feel completely backwards. In this Throwback Tuesday snippet, Ben and Bryce explain why the RBA does it anyway... and how cooling demand can help stop inflation from becoming an even bigger problem. For the original episode, tune in here: Episode 404 | What do Inflation, Interest Rates & Broccoli Have to Do with Property?! LISTEN TO THE FIRST 20 EP...

Do off-market properties really offer the best value? In this Friday Fundamentals episode, Shane Pope and Ben Thompson challenge one of the most common assumptions in property buying. Many buyers believe the best opportunities are hidden away off-market. But in today's market, the guys argue some of the strongest buying opportunities are actually being found on-market, particularly after failed auction campaigns. Together they unpack: ✅ The difference between on-market and off-market properti...

Brisbane may already be turning. Interstate investors may be splitting cities into two-tier markets. And 200+ valuers across Australia and New Zealand are the first to know it. Ben is joined by Preston Rowe Paterson's Neal Ellis and Greg Sugars, who draw on that ground-level valuer network to unpack what's really happening in residential property, including the warning signs that headlines are missing. The conversation shifts to commercial, where tax changes are pulling more inves...

You’re doing all the right things: steady income, paying down the mortgage, building up the offset. So… why take on more risk? In this Throwback Tuesday snippet, Ben and Bryce unpack why doing well today doesn’t automatically mean you’re set for the future, and why the right investment strategy starts with knowing what you actually want your money to do. For the original episode, tune in here: Episode 223 | How to Overcome your Fear in Taking The Next Step. LISTEN TO THE FIRST 20 EPIS...

How much can you really borrow? In this Friday Fundamentals episode, Ben Kingsley sits down with mortgage broker Luke Oxenham to unpack one of the most common questions property buyers ask: "How much can I borrow?" The answer isn't always straightforward. Luke explains how lenders assess income, expenses, HELP debt, credit cards, business income, car loans and more, plus why different banks can produce dramatically different borrowing outcomes for the exact same borrower. They also discuss wh...

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 a...

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. A...

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 ...

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? H...

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 ...

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 univer...

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 chang...

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 H...

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 h...

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 res...

“Pay yourself first” is one of the most popular rules in personal finance. And to be fair, it’s popular for a reason: it’s simple, memorable, and it works. But what if saving 10% isn’t enough? In this Throwback Tuesday snippet, Bryce and Ben unpack why the classic “pay yourself first” rule might still leave room for lifestyle creep… and how trapping more of your surplus can help you put your money to better use. For the original episode, tune in here: Episode 191| Seven Steps to Make Money Si...

In this Friday Fundamentals episode, Luke Oxenham and Polly Chu unpack a common property investing myth: Waiting for the perfect time before you start. From interest rates and market cycles to cost of living, family plans and global uncertainty, there always seems to be a reason to hold off. But as Luke and Polly explain, waiting for perfect certainty can sometimes leave people sitting on the sidelines for years. This episode explores how to plan for uncertainty before buying property, includ...

Two months on from the Budget's negative gearing and CGT changes, the data is telling a clear story. In our latest episode, Ben sits down with couch crew Luke Oxenham, investment-savvy mortgage broker, and Polly Chu, Qualified Property Investment Advisor, both fielding real client conversations daily. Together, they're unpacking what's actually happening on the ground: auction clearance rates stuck below 50% for weeks (the worst run since 2018), open home attendance down 43% year-on-yea...

(Webinar) New vs Established Property: What Should You Buy in Today’s Market? - Tuesday, 28 July @ 7:30PM 👉 www.thepropertycouch.com.au/registernow With the government’s new tax settings encouraging investors towards new property, one big question is starting to dominate the conversation: Does a better tax benefit automatically make a new property the better investment? In this special Tuesday episode, Ben breaks down the equation every property investor should consider before choosing betwee...

In this Friday Fundamentals episode, Shane Pope and Luke Oxenham share what they wish more clients knew before buying property. Shane starts with the negotiation side, unpacking how agents can create pressure and urgency during a deal — and why buyers often have more space than they realise to make a calm, quality decision. Luke then explains the finance side, including why settlement length is often less important than the finance clause, cooling-off period, and the time needed to secure unc...

(Upcoming webinar - 7:30pm AEST, Tues, 28th July) New vs Established Property: What should you buy in today’s market? Register here: https://thepropertycouch.com.au/registernow Do owner-occupier suburbs have better capital growth? New Cotality research suggests the answer is often yes — particularly when it comes to units. Between 2010 and 2026, units in owner-occupier-heavy areas grew by 99%, compared with 65% in investor-heavy suburbs. Applied to the national median unit value at the beginn...

When someone leaves a two-star review calling you "property spruikers," you've got two choices: ignore it, or read it out loud and respond properly! In this Throwback Tuesday snippet, Bryce & Ben unpack a listener's concerns about high debt, over-leveraging and vested interests... and why a healthy dose of scepticism is no bad thing. For the original episode, tune in here: Episode 437 | The Biggest Danger People Face When Looking at Property Data. LISTEN TO THE FIRST 20 EPISODES HERE &g...

Welcome back to Friday Fundamentals on The Property Couch. In this episode, Shane and Luke tackle a question that’s suddenly everywhere: Would you still buy an established property today if the negative gearing benefit is deferred? Their answer? Yes — but it depends on your goals, your timeline, and the quality of the asset. This conversation unpacks why negative gearing is only a moment in time, why growth still does the heavy lifting over the long term, and why chasing a tax outcome can be ...