Should You Buy Now Or Wait? | Ultimate Property Investment Strategy in Australia, 2026

Should You Buy Now Or Wait? | Ultimate Property Investment Strategy in Australia, 2026

Book Your FREE Investment Assessment 👉: https://follio.com.au/contact-us/?utm_source=YouTube&utm_medium=newsletter&utm_id=Episode+82📊 National Investment Report: https://441711975.hs-sites-ap1.com/follio-property-podcast-content-subscriber?utm_source=YouTube&utm_medium=newsletter&utm_id=Episode+82The Australian property market is splitting in two, and most investors are too scared to move. While Sydney and Melbourne show macro decline, smart money is buying at 60% under replacement cost in the micro markets that are quietly running. In this episode of the Follio Property Podcast, Lachlan Delahunty and Reece Beddall walk through four real client case studies, a Sydney unit owner, a Melbourne rentvestor, a leveraged investor, and a near retiree, with four completely different answers to the same question: is now the time to buy?What makes this episode critical is the post-budget lens. Negative gearing changes, the SMSF debate, and Australia's unique interest rate cycle have made property investment more complex than it has been in years. Lachlan breaks down why the one-size-fits-all advice flooding the market right now is dangerous, which three asset types are getting a suspicious amount of noise (and which one he is actually buying), and why interest rates carry more weight for your portfolio than any policy change coming out of Canberra. If you are sitting on equity, considering rentvesting, or wondering whether to consolidate or expand, this episode gives you the exact framework to make the call before the window closes.In this podcast, we covered:✅ Why current buying conditions are the best in 4-5 years for the right investor ✅ Case Study 1: Sydney unit owner with equity; upgrade, diversify, or hold? ✅ Case Study 2: Melbourne renter; rentvesting vs entering the owner-occupier market ✅ Case Study 3: Investor with two negatively geared properties, consolidate or buy a third? ✅ Case Study 4: Near retiree with a paid-off investment property; de-risking for cash flow ✅ Why commercial property, house and land packages, and off-the-plan are getting pushed hard ✅ The RBA rate cycle and why Australia is on a different path to the rest of the worldTimestamps: 00:00 Buying Conditions Are the Best in Years 02:17 The Post-Budget Property Landscape 04:22 Three Asset Types Getting Noise (and One Worth Buying) 06:45 Why Smart Money Is Buying Now 12:07 RBA Rate Cycle and Australia's Unique Position 16:18 Negative Gearing: Should It Stop You? 18:27 Case Study 1: Sydney Unit Owner 20:16 Case Study 2: Melbourne Rentvestor 22:49 Case Study 3: Leveraged Investor With Two Properties 25:02 Case Study 4: Near Retiree Portfolio StrategyKey ThemesAustralian property market 2026 | Buying property under replacement cost Australia | Sydney property market investment strategy | Melbourne rentvesting property case study | Commercial property Australia investment | Negative gearing changes Australia 2026 | Property portfolio consolidation strategy About The Follio Property PodcastEach week, Reece Beddall and Lachlan Delahunty break down the biggest conversations shaping Australian property. From market cycles to debt, strategy, data, and real-world insights — we make property simple, honest, and practical.📍 Visit Our Website: https://follio.com.au/📩 Contact Us: info@follio.com.au📲 Follow Us on Social:Instagram: https://www.instagram.com/folliopropertypod/TikTok: https://www.tiktok.com/@folliopropertypod Spotify: https://open.spotify.com/show/4Akt4N53zsb4ldzFNlTwad?si=AFEgYOAiSh2QGbK8AfFLywLachlan Delahunty: https://www.linkedin.com/in/lachlandelahunty/Reece Beddall: https://www.linkedin.com/in/reece-beddall-294557b3/Executive Producer: Jonathan Fernandeshttps://www.linkedin.com/in/jonathan-fernandes-a75a991b2/Disclaimer: This is for entertainment purposes - not financial advice. Speak to a qualified professional before making any financial or property decisions

How a 25-Year-Old Built a $10M Property Portfolio on a Casual Wage | Emma Roberts

Book Your FREE Investment Assessment 👉: https://follio.com.au/contact-us/?utm_source=YouTube&utm_medium=podcast&utm_id=Episode+81 📊 National Investment Report: https://441711975.hs-sites-ap1.com/follio-property-podcast-content-subscriber?utm_source=YouTube&utm_medium=newsletter&utm_id=Episode+81 At 25, Emma Roberts owns a $10 million property portfolio in Australia, three cafes, and a mortgage broking business, all starting from a casual wage as a broke university student. If you think the Australian property market has locked out your generation, this episode will challenge everything you believe about getting started.At just 20 years old, with no financial safety net and a casual income that banks repeatedly dismissed, she made her first property purchase and has not stopped since. Now sitting at nine properties and a tenth settling, her portfolio approach to property investment in Australia is built on a cash flow focus, dual occupancy conversions, rooming house models, and relentless equity reuse, strategies that most first home buyers and investors are never told about.In this episode of the Follio Property Podcast, Emma walks through every major decision in her property portfolio journey in Australia. She also reveals the lending battle that nearly derailed her portfolio and how discovering alt-doc financing through a specialist mortgage broker became the turning point in her entire real estate investing journey.Whether you are a first-home buyer trying to get a foothold in the Australian property market, an investor looking to scale a cash-flow-positive portfolio, or simply someone trying to understand how to invest in property in Australia on a realistic income, Emma's story is one of the most instructive case studies you will find anywhere in Australian property investment.*This episode was filmed prior to the Federal Budget announcement.*TIMESTAMPS:00:00 Introduction03:42 First Property at 20: Broke, Casual Wage, Banks Said No04:46 Second Property: Dual Tenancy and Levelling Up in Adelaide Hills06:39 Emma's Investment Strategy: Why She Buys Like an Owner-Occupier10:18 Rentvesting Explained: Did Emma Use It?14:27 The Lending Problem: Why Banks Rejected Her Airbnb Income14:59 The Mortgage Broker Advantage: Why Specialist Brokers Change Everything20:00 Self-Managing, Cash Buffers, and Keeping the Portfolio Running22:36 The Core Strategy: Renovate, Build Equity, Repeat23:28 The Rooming House Model: Maximum Yield, Affordable Living26:15 How This Strategy Hedges Against CGT and Negative Gearing Reform28:11 Advice for Gen Z and Millennials Who Feel Locked OutFollow Emma Roberts: Business: https://borrowwell.com.au/Instagram: https://www.instagram.com/heyemmaroberts/About The Follio Property PodcastEach week, Reece Beddall and Lachlan Delahunty break down the biggest conversations shaping Australian property. From market cycles to debt, strategy, data, and real-world insights — we make property simple, honest, and practical.📍 Visit Our Website: https://follio.com.au/📩 Contact Us: info@follio.com.au📲 Follow Us on Social:Instagram: https://www.instagram.com/folliopropertypod/TikTok: https://www.tiktok.com/@folliopropertypod Spotify: https://open.spotify.com/show/4Akt4N53zsb4ldzFNlTwad?si=AFEgYOAiSh2QGbK8AfFLywLachlan Delahunty: https://www.linkedin.com/in/lachlandelahunty/Reece Beddall: https://www.linkedin.com/in/reece-beddall-294557b3/Executive Producer: Jonathan Fernandeshttps://www.linkedin.com/in/jonathan-fernandes-a75a991b2/#AustralianPropertyMarket #RegionalPropertyInvestment #PropertyInvestmentAustralia #NegativeGearingAustralia #QueenslandPropertyMarket #FollioPropertyPodcast #brisbaneproperty #goldcoastproperty #propertyinvestment #propertyinvestor #propertymarketupdate Disclaimer: This is for entertainment purposes - not financial advice. Speak to a qualified professional before making any financial or property decisions

If You’re a Property Investor, Start Doing This Immediately After Budget 2026 | Property Experts

Book Your FREE Investment Assessment 👉: https://follio.com.au/contact-us/?utm_source=YouTube&utm_medium=podcast&utm_id=Episode+80📊 National Investment Report: https://441711975.hs-sites-ap1.com/follio-property-podcast-content-subscriber?utm_source=YouTube&utm_medium=newsletter&utm_id=Episode+80The 2026 Federal Budget has rewritten the rulebook for Australian property investors and most haven't adjusted their strategy yet. In this episode of the Follio Property Podcast, Reece Beddall and Lachlan Delahunty break down exactly which asset classes will thrive and which will burn your cash in a post-budget market where negative gearing benefits have been slashed and borrowing capacity has dropped by $200,000.If you're investing in Australian property in 2026, the rules have changed. The RBA has held rates at 4.35% with inflation still running too hot, and the recent Federal Budget has reshaped the playbook for property investors across Australia. Banks are already lowering fixed mortgage rates, signalling rate cuts ahead but the real story is how the budget's changes to negative gearing are transforming buyer behaviour across the Australian housing market.In this episode, Lachlan Delahunty and Reece Beddall analyse the asset classes that matter right now: houses versus units versus apartments, land banking strategies, regional property markets, and commercial property investing. Lachlan defines the critical distinction between units and apartments (high-rise airspace with no scarcity).What You'll Learn:✅ Why the 2026 Budget has made land banking strategies far less viable for Australian property investors ✅ The critical difference between units and apartments and why it determines your capital growth ✅ How negative gearing changes have reduced borrowing capacity by up to $200,000 ✅ Why regional and lifestyle property markets face the most pain post-budget ✅ The hidden traps in commercial property yields and how to verify advertised returns ✅ Which asset classes Lachlan Delahunty recommends in a high-rate, post-budget environment ✅ The replacement cost argument that makes units at $450K more attractive than building at $850K+Timestamps:00:00 Introduction02:14 RBA Holds at 4.35% & Investors Sentiment Shift05:32 Land Banking & Upgrade Sites: No Longer Viable07:34 $200K Borrowing Capacity Wipeout08:43 New Post-Budget Playbook: Location, Land, Asset Type10:49 Units vs Apartments Defined11:12 Why Units Are Outperforming Houses16:35 Regional & Lifestyle Markets Face the Most Pain22:52 Commercial Property Yield TrapsAbout The Follio Property PodcastEach week, Reece Beddall and Lachlan Delahunty break down the biggest conversations shaping Australian property. From market cycles to debt, strategy, data, and real-world insights — we make property simple, honest, and practical.📍 Visit Our Website: https://follio.com.au/📩 Contact Us: info@follio.com.au📲 Follow Us on Social:Instagram: https://www.instagram.com/folliopropertypod/TikTok: https://www.tiktok.com/@folliopropertypodSpotify: https://open.spotify.com/show/4Akt4N53zsb4ldzFNlTwad?si=AFEgYOAiSh2QGbK8AfFLywLachlan Delahunty: https://www.linkedin.com/in/lachlandelahunty/Reece Beddall: https://www.linkedin.com/in/reece-beddall-294557b3/Executive Producer: Jonathan Fernandeshttps://www.linkedin.com/in/jonathan-fernandes-a75a991b2/If you enjoy the episode, hit Like, Subscribe, and Comment to support the channel and join the conversation.#AustralianProperty #PropertyInvesting #RBA #NegativeGearing #CGT #CommercialProperty #RegionalProperty #FollioPropertyPodcast #PropertyStrategy #HousingMarketDisclaimer: This is for entertainment purposes - not financial advice. Speak to a qualified professional before making any financial or property decisions

Australia's Government Is Quietly Engineering a Housing Collapse | Property Experts

Book Your FREE Investment Assessment 👉: https://follio.com.au/contact-us/?utm_source=YouTube&utm_medium=podcast&utm_id=Episode+79📊 National Investment Report: https://441711975.hs-sites-ap1.com/follio-property-podcast-content-subscriber?utm_source=YouTube&utm_medium=newsletter&utm_id=Episode+79Australia just added 478,000 people in a single year while building only 175,000 new homes. The math doesn't work, and the result is the worst rental crisis in living memory. Leith Onselen joins the Follio Property Podcast to break down exactly why Labor's migration policy is crushing the Australian housing market, how the federal government's addiction to personal income tax revenue is driving the crisis, and the three policy changes that could turn it all around.In this episode, Leith Van Onselen delivers a comprehensive takedown of Australia's economic management. He argues that running migration "at just the most obscene rate into a supply restricted market" has crushed living standards and productivity, with per capita GDP going backwards in 10 of the last 15 quarters. The core problem is structural: 52% of federal revenue comes from personal income taxes, so Canberra has every incentive to pump population growth while the states carry the infrastructure bill. Onselen unpacks how the student visa system has become a backdoor migration channel, why parental visas cost taxpayers nearly $400,000 each, and how Australia's energy policy is accelerating deindustrialization at exactly the wrong time. For anyone invested in Australian property or simply trying to understand why rents keep climbing, this conversation connects the dots between immigration numbers, housing supply, and the political machinery that keeps the whole system running.In this episode, you’ll get to know:✅ The real numbers behind Australia's housing shortage: 478,000 arrivals vs 175,000 new homes✅ Why 10 of the last 15 quarters have seen negative per capita GDP growth despite overall economic growth✅ How the federal government's 52% income tax dependency fuels the migration machine✅ The student visa trade exposed: how it became a backdoor migration channelTimestamps:00:00 478,000 Migrants vs 175,000 Homes: Australia's Housing Crisis Equation05:41 Why the Australian Housing Market Is Trapped by 52% Income Tax Dependency12:30 Australia's Energy Policy Is Crashing Productivity and House Prices20:05 Why Under 130,000 Arrivals Could Save the Australian Property Market22:41 The Energy Overhaul That Could Reverse the Rental Crisis24:14 Norway vs Australia: How Sovereign Wealth Could End the Housing Shortage28:29 The Real Reason Rents Keep Rising: State vs Federal Cost-Shifting ExplainedFollow Leith Van Onselen:YouTube:  @Leithvo  [https://studio.youtube.com/channel/UCi3WZlKputf4Kv6AFDiLYVg] Business: https://www.macrobusiness.com.au/About The Follio Property PodcastEach week, Reece Beddall and Lachlan Delahunty break down the biggest conversations shaping Australian property. From market cycles to debt, strategy, data, and real-world insights — we make property simple, honest, and practical.📍 Visit Our Website: https://follio.com.au/📩 Contact Us: info@follio.com.au📲 Follow Us on Social:Instagram: https://www.instagram.com/folliopropertypod/TikTok: https://www.tiktok.com/@folliopropertypodSpotify: https://open.spotify.com/show/4Akt4N53zsb4ldzFNlTwad?si=AFEgYOAiSh2QGbK8AfFLywLachlan Delahunty: https://www.linkedin.com/in/lachlandelahunty/Reece Beddall: https://www.linkedin.com/in/reece-beddall-294557b3/Executive Producer: Jonathan Fernandeshttps://www.linkedin.com/in/jonathan-fernandes-a75a991b2/Disclaimer: This is for entertainment purposes - not financial advice. Speak to a qualified professional before making any financial or property decisions#AustralianHousingMarket #RentalCrisis #AustralianProperty #MigrationCrisis #HousingShortage #AustralianEconomy #PropertyMarket #RealEstateAustralia #HousingAffordability #AustralianPolitics #LeithOnselen #FollioPropertyPodcast

You Have 6 Weeks to Beat the SMSF Property Ban (Property Experts)

There's still time to beat the SMSF property ban, but the window is closing fast.In this episode, Reece Beddall and Lachlan Delahunty are joined by Katie Timms, partner at RSM and one of Australia's leading SMSF specialists, to reveal what most people get wrong about the incoming self-managed super fund lending changes, and why it may not be too late to act before the 10 August deadline.Then the conversation turns to the data nobody else is reporting honestly. With Sydney auction clearance rates officially at 47%, Lachlan exposes why the real number is closer to 25%, how that figure is actually collected, and what it tells you about where this market is really heading. Four of five capital cities are now falling, only Perth is holding, and the inflation read could change everything.This is property, made simple, honest, and practical.VALUE BREAKDOWN✅ The 10 August SMSF deadline explained, and why there may still be time to act✅ How fast you can actually set up an SMSF (the answer may surprise you)✅ The minimum super balance you need before this strategy makes sense✅ Why residential property in super is a defensive AND offensive play✅ The asset types that consistently go wrong in an SMSF, and how to avoid them✅ Why Sydney's "47%" clearance rate is really closer to 25%✅ How clearance rate data is actually collected (this will frustrate you)✅ Markets within markets: why some segments are still performing while headlines scream collapse✅ Brisbane, Adelaide and Perth: where the two-speed economy stands right now✅ Why the next inflation print could flip market sentiment overnight🕐 TIMESTAMPS00:00 Introduction02:32 The 10 August deadline explained03:51 How fast can you actually set one up?04:46 There's still time: the six-week window05:28 The minimum balance and what assets actually work09:43 Where SMSF property goes wrong (and right)18:18 Sydney exposed: why 47% is really 25%21:16 Melbourne, and the markets within markets23:48 Brisbane, Adelaide and Perth: the two-speed economy26:33 Inflation: the number that could change everything🏷️ KEY THEMESSMSF Property Ban | Self-Managed Super Fund Australia | Auction Clearance Rates | Sydney Property Market | Australian Property Market 2026 | Property Investment Strategy | Two-Speed Economy | Inflation Australia | Perth Property MarketFollow Katie TimmsWebsite: https://www.rsm.global/australia/people/katie-timmsLinkedIn: https://au.linkedin.com/in/katie-timms-7a353473About The Follio Property PodcastEach week, Reece Beddall and Lachlan Delahunty break down the biggest conversations shaping Australian property. From market cycles to debt, strategy, data, and real-world insights, we make property simple, honest, and practical.📍 Visit Our Website: https://follio.com.au/📩 Contact Us: info@follio.com.au📲 Follow Us on Social:Instagram: https://www.instagram.com/folliopropertypod/TikTok: https://www.tiktok.com/@folliopropertypodSpotify: https://open.spotify.com/show/4Akt4N53zsb4ldzFNlTwad?si=AFEgYOAiSh2QGbK8AfFLywLachlan Delahunty: https://www.linkedin.com/in/lachlandelahunty/Reece Beddall: https://www.linkedin.com/in/reece-beddall-294557b3/Executive Producer: Jonathan Fernandeshttps://www.linkedin.com/in/jonathan-fernandes-a75a991b2/If you enjoy the episode, hit Like, Subscribe, and Comment to support the channel and join the conversation.Disclaimer: This is for entertainment purposes - not financial advice. Speak to a qualified professional before making any financial or property decisions#SMSF #SelfManagedSuperFund #SMSFProperty #AustralianPropertyMarket #PropertyInvestment #SydneyProperty #AuctionClearanceRates #PerthPropertyMarket #PropertyInvestor #FolioPropertyPodcast #TwoSpeedEconomy #InflationAustralia #AustralianHousingMarket2026 #PropertyPodcast #PropertyData #RealEstateAustralia #SMSFAustralia #PropertyStrategy