The Elephant In The Room Property Podcast | Inside Australian Real Estate

We enjoy conversations with economists in The Elephant in the Room podcast, we really do! – even though we rail against their persistent inability to predict the property market.  Today, we’re talking to economist Dr Cameron Murray, a specialist in property markets, environmental economics, corruption – and a bit of a maverick in his space.  We cover his views on the current state of the market, the (im)possibility of property prices going down, limiting the migration line, his proposed Singaporean housing model, and more! If you enjoyed the show, do like, rate, subscribe, and share us on social media and if you have your own questions you need clarity on, email us at questions@theelephantintheroom.com.au! See you in the episode! Episode Highlights: Cameron’s thoughts on the Falinski Report [02:07]  The causes of drip feeding [03:57] Why dropping property prices is close to impossible [07:56] Housing supply shortage and rezoning matters [14:36] Is housing affordability really a problem? [17:43] The ‘NIMBY’ phenomenon [21:58] Why Australia still has high homeownership rates [24:07] The Singapore model of housing [31:09] Australia’s grant scheme: The truth [36:45] The Nightingale housing model [40:11] Will changes in politics change the housing market? [46:52] An economist’s view on migration [50:27] Cameron’s property Dumbo [55:59] House prices vs Income [57:30] About our Guest: Dr Cameron Murray is an economist with a passion for improving society. He specialises in property markets, resource and environmental economics, and corruption. His research on grey corruption in Australia has been transformed into a book called Game of Mates: How favours bleed the nation. The book explains how the Game of grey corruption is played, how much it costs us, and what we can do about it.  Links from the show: Fresh Economic Thinking Blog Cameron’s submission to Falinski inquiry Cameron’s follow up “questions on notice” submission Connect with Us: Looking for a Sydney Buyers Agent? www.gooddeeds.com.au Work with Veronica: https://linktr.ee/veronicamorgan Looking for a Mortgage Broker? www.wealthful.com.au Work with Chris: hello@wealthful.com.au  Send in your questions to: questions@theelephantintheroom.com.au    Find this episode on our website:https://www.theelephantintheroom.com.au/podcasts/231   If you’ve enjoyed this episode, don’t forget to like, share, rate and subscribe for more!See omnystudio.com/listener for privacy information.

Property advice is unregulated and plenty of myths surround what makes a good investment. Many of these myths are just sales talk, but people still seem to be enticed across the nation.  In this episode, we’re challenging property investing myths a lot of Australians believe – Is there such a thing as ‘the right timing’ in buying? Should you trust bank property predictions? Should you worry about rising interest rates? Evan Thornley of LongView Property Managers & Advisors joins us in providing evidence that most of these property investing myths are… rubbish! If you enjoyed the show, do like, rate, subscribe, and share us on social media and if you have your own questions you need clarity on, email us at questions@theelephantintheroom.com.au! See you in the episode! Episode Highlights: Evan’s journey from tech to property [02:13] Buying the wrong property investments [06:12] What does LongView do? [09:36] Managing investors with underperforming assets [14:36] Why 71% of property investors stop at one property [18:19] How does leverage help investors? [22:02] On LongView’s vision and goals [26:21] Is the government pointing you in the right property direction? [32:42] Why traditional bank property data presentations don’t work [34:02] School zones' impact on property prices [39:19] What’s driving land value appreciation in Australia? [44:48] The myth around interest rates and buying at the ‘right time’ [47:09] Two factors that affect Australia’s rising interest rates [52:19] Waiting for property prices to fall [56:56] Evan’s property dumbo [1:03:07] Links from the show: ‘Weapons grade bulls---’: Property data challenges sales blather Will Higher Interest Rates Cause Property Prices To Fall? Episode 222: Fool or Forecaster 2022: Bank Scorecard Connect with Us: Looking for a Sydney Buyers Agent? www.gooddeeds.com.au Work with Veronica: https://linktr.ee/veronicamorgan Looking for a Mortgage Broker? www.wealthful.com.au Work with Chris: hello@wealthful.com.au  Send in your questions to: questions@theelephantintheroom.com.au    Find this episode on our website:https://www.theelephantintheroom.com.au/podcasts/230   If you’ve enjoyed this episode, don’t forget to like, share, rate and subscribe for more!See omnystudio.com/listener for privacy information.

In this month’s Suburb Trends episode, we’re doing something different – suburb karaoke!  Which suburbs are performing well in May 2022? What’s happening to property prices in flood zones? Where are apartments a good investment?  Resident data geek Kent Lardner hops in as we answer property location questions you, our dear listeners, have sent in. We take a look at suburbs around Queensland, Tasmania, New South Wales, Victoria, Adelaide, and more!  If you enjoyed the show, do like, rate, subscribe, and share us on social media and if you have your own questions you need clarity on, email us at questions@theelephantintheroom.com.au! See you in the episode! Episode Highlights: Should you invest in property in Ballina, NSW? [02:23] How did floods affect properties in New South Wales? [07:40] Apartment trends in Elwood, VIC [09:23] What property to buy with one million dollars [15:02] Ferny Hills vs Ferny Grove [17:40] Suburbs of Queensland [21:10] Taruna, Sandy Bay, and Hobart performance [24:11] The mass exit from Sydney to Hobart [26:42] What’s happening in Bellingan? [29:54] The neighborhoods of Victor Harbor [31:24] The future of mining towns in North Queensland [36:12] Should you buy property in Mackay? [39:56] Moving on from getting burnt out in property [42:18] The risks of getting pressured to invest in property [44:12] Links from the show: Ep 229: What History Tells Us About the Brisbane Floods Connect with Us: Looking for a Sydney Buyers Agent? www.gooddeeds.com.au Work with Veronica: https://linktr.ee/veronicamorgan Looking for a Mortgage Broker? www.wealthful.com.au Work with Chris: hello@wealthful.com.au  Send in your questions to: questions@theelephantintheroom.com.au    Find this episode on our website:https://www.theelephantintheroom.com.au/podcasts/229   If you’ve enjoyed this episode, don’t forget to like, share, rate and subscribe for more!See omnystudio.com/listener for privacy information.

The March 2022 Queensland floods are a reminder of how futile it is for man to try to hold nature at bay and yet for over two centuries, we’ve constantly rebuilt towns and homes built on floodplains – is it worth it?  When will we ever learn from the lessons of history? Dr. Margaret Cook, a flood historian and the author of the book “A River with a City Problem” shares the history of the Brisbane floods – how long has the flood risk been apparent? Is there a permanent solution to the flooding? What’s the government doing? If you enjoyed the show, do like, rate, subscribe, and share us on social media and if you have your own questions you need clarity on, email us at questions@theelephantintheroom.com.au! See you in the episode! Episode Highlights: Why Margaret wrote her book on the Brisbane floods [02:06] What does “1 in 100 year flood” actually mean? [03:31] Human behavior, recency biases, and path dependency [06:56] Thoughts on why the government overlooks flood risks [12:44] Flood risks and insurance issues in Queensland [14:43] Are flood maps and weather reports reliable? [18:44] On building around nature and flood-ready homes [23:27] Managing Brisbane’s flood risk [27:20] How floods affect property prices [32:13] Small windows for big opportunities and making the tough call [38:15] Realistic predictions on Brisbane’s future [44:02] Keeping dam levels at bay [47:56] The aftermath of the 2011 Brisbane floods [51:13] Floods vs Drought: Which is Brisbane’s biggest problem? [53:31] Margaret’s recommendations for flood prevention [55:57] Margaret’s property dumbo [59:34] How banks and insurers deal with flood-risk properties [1:01:59] About our guest:  Margaret Cook is a history lecturer at the University of the Sunshine Coast (USC). She specialises in the history of ‘natural’ disasters in Australia especially floods and earthquakes. The history of floods in the Brisbane River catchment was the subject of her PhD (UQ 2018) and is now a book, A River with a City Problem: A History of Brisbane Floods (UQ Press, 2019). Her broad academic areas of interest are environmental and social history and cultural heritage with particular focus on floods, climate, cotton, water, agriculture and gender. Her research focus is environmental and social history. Links from the show: A River with a City Problem by Margaret Cook Ep 164: Australia’s underinsurance epidemic: 83% underinsured!? Connect with Us: Looking for a Sydney Buyers Agent? www.gooddeeds.com.au Work with Veronica: https://linktr.ee/veronicamorgan Looking for a Mortgage Broker? www.wealthful.com.au Work with Chris: hello@wealthful.com.au  Send in your questions to: questions@theelephantintheroom.com.au Find this episode on our website:https://www.theelephantintheroom.com.au/podcasts/228 If you’ve enjoyed this episode, don’t forget to like, share, rate and subscribe for more!See omnystudio.com/listener for privacy information.

Economic headwinds are building in Australia, with rising inflation,  interest rates on the up, and low wages growth – what exactly is at stake for property owners and homebuyers?  What’s driving the global inflation crisis? Has consumer behaviour changed with high interest rates? How is the younger generation coping with the unaffordability of houses?  Joining us to talk about these issues is Saul Eslake, one of Australia’s best-known economists. We cover the challenges home buyers are facing with the current state of the economy, the effects of wage stagnation despite low unemployment, Saul’s thoughts on whether the economy will recover, and more. If you enjoyed the show, do like, rate, subscribe, and share us on social media and if you have your own questions you need clarity on, email us at questions@theelephantintheroom.com.au! See you in the episode! Episode Highlights: Saul’s thoughts on the global inflation increase [02:18] Supply chain issues and how to respond [08:52] Australia’s wage stagnation problem [12:25] How immigration affects the economy [14:51] Addressing the oil price hikes [18:53] How interest rate rises affect consumer behaviour [22:13] Will government spending create more issues at a time of high inflation? [28:06] The unusual effects of economic recession [32:02] Saul’s views on the Falinski Report on Housing Affordability [37:06] On Scott Morrison’s 5% deposit scheme [43:48] How the younger generation is coping with the housing issue [46:29] Presumed timeline on Australia’s economic recovery [48:50] Global economies Australia could mirror [56:28] About our guest:  Saul Eslake is one of Australia’s best-known economists. He’s been following, analyzing and offering commentary and advice on the Australian and other economies for more than 40 years. In July 2015 Saul started up his own economics consultancy business, operating out of Hobart, and in April 2016 took up a part-time position as a Vice-Chancellor’s Fellow at the University of Tasmania. Saul is a member of the Australian Parliamentary Budget Office’s Advisory Panel; the Australian Taxation Office’s ‘Tax Gap’ Advisory Panel; and is on the Advisory Board of Jamieson Coote Bonds, a Melbourne-based specialist bond investment manager. He also chairs the CSIRO’s Decadal Climate Forecasting Advisory Board. Connect with Us: Looking for a Sydney Buyers Agent? www.gooddeeds.com.au Work with Veronica: https://linktr.ee/veronicamorgan Looking for a Mortgage Broker? www.wealthful.com.au Work with Chris: hello@wealthful.com.au  Send in your questions to: questions@theelephantintheroom.com.au  Find this episode on our website:https://www.theelephantintheroom.com.au/podcasts/227 If you’ve enjoyed this episode, don’t forget to like, share, rate and subscribe for more!See omnystudio.com/listener for privacy information.

Did you know that you don’t need any qualifications to become a property advisor and provide a property plan?  What does this mean for property investors? Are property plans worth getting if you want to build an investment portfolio? What can go wrong?  In today’s episode of The Elephant in the Room, we talk about what property plans are, how advisors reel people into getting one, and if you need it at all!  If you enjoyed the show, do like, rate, subscribe, and share us on social media and if you have your own questions you need clarity on, email us at questions@theelephantintheroom.com.au! See you in the episode! Episode Highlights: Why people think they need a property plan [00:51]  The problem with financial advisors recommending property plans [03:33] Are property plans roadblocks for investment growth? [08:11] Property forecasts: Are they reliable? [12:00] Why Your Equity Matters in Property Investing [15:26] Property is NOT a last minute solution for retirement [19:24] How much time you actually need to gauge property performance [23:34] The wrong perceptions on property investing success [27:50] What property you buy makes all the difference [32:41] Property investing post-COVID [35:11] Financial advice in a nutshell [40:18]  Is getting a financial advisor and a property plan a good idea? [42:57]  The alternative to getting a property plan [47:22] Links from the Show: Episode 217: Property Advisors, Buyers Agents, and the Educational Gap Issue Connect with Us: Looking for a Sydney Buyers Agent? www.gooddeeds.com.au Work with Veronica: https://linktr.ee/veronicamorgan Looking for a Mortgage Broker? www.wealthful.com.au Work with Chris: hello@wealthful.com.au  Send in your questions to: questions@theelephantintheroom.com.au  Find this episode on our website:https://www.theelephantintheroom.com.au/podcasts/226 If you’ve enjoyed this episode, don’t forget to like, share, rate and subscribe for more!See omnystudio.com/listener for privacy information.

Are you considering transitioning from residential to commercial real estate investing?  How do you enter this industry? What are the types of commercial properties? When is it a good idea to invest in commercial real estate? In today’s show, we are joined by Stuart Wemyss, author of the best-selling book Investopoly. We discuss the opportunities and risks in commercial real estate, what type of investor is best-suited to investing in commercial property, how to assess commercial property, and more! If you enjoyed the show, do like, rate, subscribe, and share us on social media and if you have your own questions you need clarity on, email us at questions@theelephantintheroom.com.au! See you in the episode! Episode Highlights: The misconceptions around commercial property [01:35]  Types of Commercial Real Estate: Retail property [04:24]  Risks around retail properties [07:35] Types of Commercial Real Estate: Industrial property [11:06] Types of Commercial Real Estate: Office [15:26] Commercial vs Residential property [17:49] Considering your stage of life when looking at commercial properties [20:44] The mistake of thinking too much about income [26:28] Building different asset bases [28:50] Real estate syndication risks [31:51] When to consider investing in commercial real estate [35:38] Why business owners miss the opportunity to invest in commercial [41:02] The value in building a relationship with your tenants [43:36]  Why commercial property investing is complicated [47:45] Who should invest in commercial real estate? [51:48] The right amount of resi in a portfolio [54:01] Stuart’s property Dumbo [57:15] Links from the Show: Visit Investopoly Website Ep 39: Where can you get excellent financial & property advice? Ep 126: Lending rules & predicting the property market Ep 162: Houses vs Apartments About our guest:  Stuart Wemyss is a qualified chartered accountant, independent financial advisor and mortgage broker with over 20 years experience. He founded his business, ProSolution Private Clients in 2002 and has helped hundreds of clients invest successfully.Stuart is licensed to provide financial, credit and tax advice which means he is able to give holistic advice. He has published four books including Rules of the Lending Game and the best-selling, Investopoly. He is a regular contributor to The Australian newspaper and other TV, radio and print media. Connect with Us: Looking for a Sydney Buyers Agent? www.gooddeeds.com.au Work with Veronica: https://linktr.ee/veronicamorgan Looking for a Mortgage Broker? www.wealthful.com.au Work with Chris: hello@wealthful.com.au  Send in your questions to: questions@theelephantintheroom.com.au  Find this episode on our website:https://www.theelephantintheroom.com.au/podcasts/225 If you’ve enjoyed this episode, don’t forget to like, share, rate and subscribe for more!See omnystudio.com/listener for privacy information.

There IS a housing affordability crisis in Australia.  In this episode, we’re taking a look at and debriefing the Falinski report: a Federal Government Inquiry into housing affordability and supply in Australia, conducted in the second half of 2021.  What’s causing the drop in housing affordability? What does the Falinski report recommend to ease the crisis? Are there gaps in the report? We cover these and more in the show! If you enjoyed the show, do like, rate, subscribe, and share us on social media and if you have your own questions you need clarity on, email us at questions@theelephantintheroom.com.au! See you in the episode! Episode Highlights: Our views on housing affordability [02:01] Declining homeownership rates in Australia [04:26]  The correlation between interest rates and housing affordability [08:16] On taxes, levies, and construction costs [10:41] The government’s role in delivering and funding housing services [14:32]  Falinski Report recommendations on housing affordability [18:04] Halting top-down impositions & loosening planning restrictions [18:09]  Holding accountability in certain areas [24:18] Addressing homelessness, critical housing, and rent-to-buy schemes [28:29] Using super to assist first home buyers in securing deposit [32:08] Will keeping negative gearing help housing affordability? [35:16] Replacing stamp duty with land tax to increase supply [38:51] Acknowledging transitional costs [41:34] Ensuring developer contributions are used on infrastructure [42:03]  Evaluating the build-to-rent sector, APRA & non-bank lenders [43:55] Monetary policies, information flow, and government support for housing [46:06] What the Falinski report does not cover [47:48] Is the lack of luxury housing causing a domino effect? [51:05] Links from the Show: Inquiry into housing affordability and supply in Australia Connect with Us: Looking for a Sydney Buyers Agent? www.gooddeeds.com.au Work with Veronica: https://linktr.ee/veronicamorgan Looking for a Mortgage Broker? www.wealthful.com.au Work with Chris: hello@wealthful.com.au  Send in your questions to: questions@theelephantintheroom.com.au  Find this episode on our website:https://www.theelephantintheroom.com.au/podcasts/224   If you’ve enjoyed this episode, don’t forget to like, share, rate and subscribe for more!See omnystudio.com/listener for privacy information.

Building materials have soared in the past few months due to the COVID pandemic. What major implications did the pandemic have on the building industry? How are builders and developers addressing material and labour shortages? Will prices eventually normalise? Today we’re joined by data geek Mike Mortlock of MCG Quantity Surveying to discuss the construction materials cost crisis, the current building price index, the effect of COVID on the property market, the rental loss index, and more! If you enjoyed the show, do like, rate, subscribe, and share us on social media and if you have your own questions you need clarity on, email us at questions@theelephantintheroom.com.au! See you in the episode! Episode Highlights: The workforce and supply issues brought by the pandemic [01:24] How the material and labor shortage affected builders [05:23] What are builders and developers doing to calm down the cost crisis effect? [10:08] The current building price index [15:27] How local and world issues are affecting construction costs [18:14] The price differences when building in different locations [22:25] Will prices normalise after the COVID pandemic? [25:20] COVID’s role in business restructures and livelihood [32:06] Mike’s work on the rental loss index [36:55] Rental loss index findings on vacancy rates [41:40] Good asset vs vacancy [50:05] Vacancy rates in the commercial market [54:16] Mike’s property dumbo [57:28] Links from the Show: Ep 60: Are property investors paying more tax than they need to?  Ep 128: Trends in property investment: What does the data say?  The MCG Quantity Surveyors Rental Loss Index Connect with Us: Looking for a Sydney Buyers Agent? www.gooddeeds.com.au Work with Veronica: https://linktr.ee/veronicamorgan Looking for a Mortgage Broker? www.wealthful.com.au Work with Chris: hello@wealthful.com.au  Send in your questions to: questions@theelephantintheroom.com.au    Find this episode on our website:https://www.theelephantintheroom.com.au/podcasts/223   If you’ve enjoyed this episode, don’t forget to like, share, rate and subscribe for more!See omnystudio.com/listener for privacy information.

Another year, another fool or forecaster report. In this episode, we’ve gathered data and put together a bank scorecard - which banks did a good (or foolish) job of forecasting the property market? Which ones are the most reliable? Is 2022 the year to make a property move?  Listen in on our discussion on authority bias, world events that affected the property market forecasts, holding bank economists accountable, and heaps more! If you enjoyed the show, do like, rate, subscribe, and share us on social media and if you have your own questions you need clarity on, email us at questions@theelephantintheroom.com.au! See you in the episode! Episode Highlights: Looking back at bank records [01:35] Authority bias: Why we assume “experts” are right [06:52]  World events and factors that affected market forecasts in 2022 [10:34] Which “experts” should you rely on? [13:04] The correlation between house prices and interest rates [16:48] The dangers of making forecasts on a macro level [19:47] Is it possible to predict risk? [23:54] How COVID changed the real estate market [26:02] Is 2022 the time to make a property move? [28:32] Are apartment investments compromised? [33:32]  Holding bank economists accountable [35:58]  Should you base your property buying decisions on forecasts? [39:26]   Links from the Show: Fool or Forecaster Report 2022 Finder RBA Cash Survey CoreLogic Home Value Index Scope Economic Survey Will Higher Interest Rates Cause Property Prices To Fall?    Connect with Us: Looking for a Sydney Buyers Agent? www.gooddeeds.com.au Work with Veronica: https://linktr.ee/veronicamorgan Looking for a Mortgage Broker? www.wealthful.com.au Work with Chris: hello@wealthful.com.au  Send in your questions to: questions@theelephantintheroom.com.au  Find this episode on our website:https://www.theelephantintheroom.com.au/podcasts/222  If you’ve enjoyed this episode, don’t forget to like, share, rate and subscribe for more!See omnystudio.com/listener for privacy information.