Sick of the same old property myths and bad advice? So are we. The Follio Property Podcast delivers real talk on the Australian property market, cutting through the noise to give you insights and education that actually matters.
Hosted by property experts Lachlan Delahunty and Reece Beddall, we break down the latest market trends, expose industry topics, and give you the information needed to make smarter property decisions. Whether you're buying your first home, building a portfolio or just trying to make sense of the market, we've got you covered.
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Labor’s Tax Changes Are Pushing Property Investors to Rethink Their Next $100k | Equity Mates Warn
Season 2 · Episode 112
Thursday, October 15, 2026 • Duration 41:43
Is property still worth it? Bryce and Ren from Equity Mates join the Follio Property Podcast to break down property vs shares in Australia after the Budget and why smart money is shifting for long term wealth.
Free Access to PropStac 👉 https://propstac.com.au/?signup=1&ref=episode112
Speak with an Advisor 👉 https://follio.com.au/contact-us/?utm_source=youtube&utm_medium=podcast&utm_campaign=episode_112
In this Follio Property Podcast episode, Lachlan Delahunty & Reece Beddall sit down with Bryce and Ren from Equity Mates to unpack the Australian property market, financial education in Australia, and the growing demand for simple low cost ways to build wealth. They compare risk, leverage and regulation across property and shares, explain why a 95 percent mortgage feels normal but stock market leverage feels scary, and lay out what still works for long term investors after negative gearing changes.
You will learn why property advice in Australia is still unregulated compared to shares, how property vs shares Australia has performed as an inflation hedge, how etf investing and global diversification work for beginners, and why blue chip quality assets held for the long term beat market timing and noise.
What We Cover In This Episode
✅ Why the Australian property market feels harder for first time buyers
✅ Property vs shares Australia and the regulation gap
✅ How Equity Mates started and why education matters
✅ Leverage in property vs leverage in the stock market
✅ Budget impact, negative gearing and rent-vesting pressure
✅ ETF investing, diversification and long term principles
Timestamps:
00:00 - Property challenges and demand for leverage
00:59 - Welcome Bryce and Ren from Equity Mates
02:09 - The Equity Mates origin story
05:48 - Regulation gap property vs shares
10:15 - Property vs shares as inflation hedges
12:38 - Leverage in the stock market explained
17:44 - Budget impact and shift to shares
25:57 - AI earnings bubble vs dot com bubble
33:19 - Market noise and long term principles
37:08 - Private equity leverage and access
Follow Equity Mates
Website: https://equitymates.com/
YouTube: https://www.youtube.com/equitymates
Instagram: https://www.instagram.com/equitymates/
About The Follio Property Podcast
Each 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=AFEgYOAiSh2QGbK8AfFLyw
Lachlan Delahunty: https://www.linkedin.com/in/lachlandelahunty/
Reece Beddall: https://www.linkedin.com/in/reece-beddall-294557b3/
Executive Producer: Jonathan Fernandes
https://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
Key Themes
Australian property market | Property vs shares Australia | Property investment | Real estate investing | ETF investing | Investing for beginners
#AustralianPropertyMarket #PropertyVsSharesAustralia #PropertyInvestment #RealEstateInvesting #EtfInvesting #InvestingForBeginners #PropertyInvestingAustralia #NegativeGearing #StockMarket #FinancialEducationAustralia #WealthBuilding #AustraliaProperty #InvestmentStrategy #PassiveInvesting
The Property Data Every Australian Investor Has Been Asking Us For Is Here
Season 2 · Episode 109
Tuesday, October 13, 2026 • Duration 32:07
Interest rates are into the sixes and could touch seven by year end, so knowing your real numbers matters more than ever. Reece and Lachlan launch PropStac and walk through how to stress test a property portfolio in a downturn.
PropStac For Free 👉 https://propstac.com.au/?signup=1&ref=episode109
Speak with an Advisor 👉 https://follio.com.au/contact-us/?utm_source=youtube&utm_medium=podcast&utm_campaign=episode_109
After almost two years of building, PropStac is live. It is the portfolio tool Lachlan built so he could know his own numbers, and it is now open for listeners to register and use themselves. In this episode we show how to stress test a portfolio against rates at 7 to 7.5%, how to work out your real monthly cash burn, and how to know whether your cash runway can carry you through.
We also go round the grounds on the data. Using PropStac’s affordability ceiling view, we look at which markets have exceeded their ceiling and have the most room to fall, why Sydney has corrected hardest, and where there is still runway, including Melbourne and Darwin. The theme throughout is simple: protect your position first, because rule number one is do not lose a dollar.
What we cover:
✅ Why rates in the sixes, heading for seven, change every investor’s numbers
✅ How to stress test a portfolio and work out your real cash burn
✅ Cash buffers and the six month runway rule
✅ Why forced sellers can see discounts of 50% or more
✅ Why you should not buy until you have done your numbers
✅ How to decide which properties to sell, and how to test the market
✅ The affordability ceiling method, and why Sydney fell hardest
✅ Where there is still runway: Melbourne and Darwin
✅ The risk hiding in speculative regional stock
✅ PropStac is live and free to register this month
Timestamps:
0:00 The downturn warning
00:50 PropStac is live, and why it was built
02:21 Know your numbers: stress testing your portfolio
06:00 Modelling your real costs at 6 to 7% rates
07:47 Forced sellers and the discount risk
08:17 Why not to buy until you have done your numbers
09:52 Which properties to sell, and testing the market
17:12 The affordability ceiling, and why Sydney fell hardest
25:05 Melbourne, Darwin and where the runway is
30:40 Register for PropStac
About The Follio Property Podcast
Each 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=AFEgYOAiSh2QGbK8AfFLyw
Lachlan Delahunty: https://www.linkedin.com/in/lachlandelahunty/
Reece Beddall: https://www.linkedin.com/in/reece-beddall-294557b3/
Executive Producer: Jonathan Fernandes
https://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
Key Themes:
know your numbers property | stress test property portfolio | australian property downturn | interest rates heading to 7 percent | affordability ceiling | sydney property market | darwin property market | forced sellers discount | propstac launch | follio property podcast
#AustralianProperty #PropertyInvesting #PropertyMarket2026 #PropertyDownturn #InterestRates #SydneyProperty #DarwinProperty #PropStac #KnowYourNumbers #FollioPropertyPodcast
The Govt's Investor Taxes Will Make the Housing Crisis Worse | Senator Andrew Bragg Warns
Season 2 · Episode 108
Thursday, October 8, 2026 • Duration 37:51
Is the Australian housing crisis a failure of government policy?
Shadow Housing Minister Andrew Bragg says yes, and he brings the numbers. $10 billion spent, 17 homes built, and close to $80 billion in new taxes that he argues are shutting down housing supply across the Australian property market.
Get Access to PropStac 👉 https://propstac.com.au?utm_source=youtube&utm_medium=podcast&utm_campaign=episode_108
Looking to invest 👉 https://follio.com.au/contact-us/?utm_source=youtube&utm_medium=podcast&utm_campaign=episode_108
In this episode of the Follio Property Podcast, Reece Beddall and Lachlan Delahunty sit down with Senator Andrew Bragg to look at what's really behind the housing crisis in Australia. Australia needs about 250,000 new homes a year but is on track to build only 170,000. Meanwhile, 1.5 million people have arrived in four years against just 500,000 homes built. Bragg explains why negative gearing and capital gains tax changes could push rents up and investors out. He also says first home buyers in Australia are falling into negative equity under the 5% deposit scheme, and that builder insolvencies point to a broken system. If you're a property investor, a first home buyer, or a homeowner trying to read where real estate in Australia goes next, this conversation shows the risks the mainstream narrative is missing.
What we cover:
✅ Why $80 billion in new property taxes could cut housing supply by 35,000 homes
✅ The negative gearing and CGT changes that could hit investors and push rents higher
✅ Why first home buyer applications are down 20 to 30% and many buyers face negative equity
✅ How a 2,000-page building code adds about $70,000 to the cost of a new home
✅ Why Bragg wants migration of 170,000 to 180,000 a year to match housing supply
✅ The Coalition's plan to roll back taxes and deregulate construction
Timestamps:
00:00 Intro: Senator Andrew Bragg on housing
01:24 His view on the budget and the property market since
05:40 On supply, demand and migration
11:00 The Liberal Party's position and rebuilding confidence
16:00 Inside the construction code and build costs
19:40 Construction productivity and union influence
25:00 Super funds, self-managed super and housing
32:20 Migration levels and demand-side measures
36:00 Quick fire: supply, negative gearing and super for housing
Follow Senator Andrew Bragg:
Instagram: https://www.instagram.com/braggsenator
Profile: https://www.andrewbragg.com/
About The Follio Property Podcast
Each 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=AFEgYOAiSh2QGbK8AfFLyw
Lachlan Delahunty: https://www.linkedin.com/in/lachlandelahunty/
Reece Beddall: https://www.linkedin.com/in/reece-beddall-294557b3/
Executive Producer: Jonathan Fernandes
https://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
Key Themes:
Australian housing crisis | housing crisis Australia | negative gearing | Australian property market | first home buyers Australia | Andrew Bragg | Capital Gains Tax Changes | Housing Supply Shortage | Superannuation For Housing | Building Code Reform
#AustralianHousingCrisis #HousingCrisisAustralia #AustralianPropertyMarket #NegativeGearing #FirstHomeBuyers #PropertyInvestingAustralia #RealEstateAustralia #AndrewBragg #CapitalGainsTax #HousingSupply #AustralianPolitics #Superannuation #PropertyInvestor #FollioProperty
Australia's Property Downturn Just Accelerated? | Interest Rate Hike
Season 2 · Episode 107
Tuesday, October 6, 2026 • Duration 43:02
Every capital city fell in September except Darwin, and the market that led the country for six years, Brisbane, is now falling the fastest. Reece Beddall and Lachlan Delahunty break down the full month across every market.
Access The Data for Free 👉 https://propstac.com.au?utm_source=youtube&utm_medium=podcast&utm_campaign=episode_107
Review Your Portfolio 👉 https://follio.com.au/contact-us/?utm_source=youtube&utm_medium=podcast&utm_campaign=episode_107
September delivered a fourth rate rise for the year, and the hosts open by addressing it head on, including why Lachlan still believes there won't be a further rise in November despite the RBA's commentary. From there it's the full round the grounds: national prices down 1.1% for the month, Sydney down 1.4%, Melbourne holding up best of the majors at 0.7%, and Brisbane leading the falls at 1.5%, which annualises to figures that would mark the sharpest downturn on record.
Lachlan explains why Brisbane and Perth still have a cushion the headline numbers miss, strong employment, high wages and tight vacancy, and why Perth and Darwin are the only two capitals not yet at their affordability ceiling. They cover why Melbourne's entry-level market is being propped up by owner-occupiers and investors competing head to head ahead of the state election, why investor-driven markets like Darwin and Hobart carry more risk, the drop in building approvals across New South Wales and Queensland against a 24% jump in South Australia, and why the two-speed market has fractured into many different speeds.
What we cover:
✅ The September rate rise and why Lachlan still rules out a November one
✅ National prices down 1.1% for the month, 2.7% from the peak
✅ Why Brisbane went from best performer to worst in the country
✅ Why Perth and Darwin are the only capitals not at their affordability ceiling
✅ The employment and wages cushion under Brisbane and Perth
✅ Why Melbourne's entry-level market is holding up into the election
✅ The risk in investor-driven markets like Darwin and Hobart
✅ Building approvals: NSW and QLD down, South Australia up 24%
Timestamps:
00:00 Intro: a big month and the rate rise
02:00 The September rate rise, and the November call
05:00 The national picture: every capital's fall
06:50 Why Brisbane is now the worst performer
09:20 Investor-driven markets: Darwin and Hobart
11:30 From two-speed to a multi-speed market
16:00 Vacancy rates and where the jobs are
17:45 Building approvals across the states
20:30 Sydney, Melbourne and the major capitals
29:30 Brisbane, Perth, Adelaide and the smaller capitals
About The Follio Property Podcast
Each 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=AFEgYOAiSh2QGbK8AfFLyw
Lachlan Delahunty: https://www.linkedin.com/in/lachlandelahunty/
Reece Beddall: https://www.linkedin.com/in/reece-beddall-294557b3/
Executive Producer: Jonathan Fernandes
https://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
Key Themes:
australian property market update september 2026 | property market downturn | brisbane property market | perth property market | darwin property market | september rate rise | affordability ceiling | two speed property market | follio property podcast
#AustralianProperty #PropertyMarketUpdate #PropertyInvesting #BrisbaneProperty #PerthProperty #DarwinProperty #InterestRates #PropertyDownturn #PropertyMarket2026 #FollioPropertyPodcast
Why Investors Have a Buying Window Right Now | Prepare for Big Price Crash
Season 2 · Episode 106
Thursday, October 1, 2026 • Duration 53:45
Is the Australian property market crashing or about to recover?
"I'm buying, and I haven't bought for some time." Tom Panos, one of the most recognisable voices in Australian real estate, joins the podcast to explain why he thinks now is a window worth acting in, even with more headwinds ahead.
Looking to invest 👉 https://follio.com.au/contact-us/?utm_source=youtube&utm_medium=podcast&utm_campaign=episode_106
Get Access to PropStac 👉 https://propstac.com.au/?utm_source=youtube&utm_medium=podcast&utm_campaign=episode_106
In this episode of the Follio Property Podcast, Reece & Lachlan Delahunty sit down with Tom Panos to break down what's really happening across real estate in Australia right now.
With 10-20% price falls, rising interest rates, and Sydney and Melbourne leading the downturn, investors and first-home buyers are asking the same question: is now an okay time to buy, or should you wait? Tom shares why he's personally buying, why Melbourne looks undervalued, and why trying to pick the bottom could cost you more than buying well in an A-grade location.
What We Cover In This Episode:
✅ Why Sydney property market and Melbourne property market fell first, and why they'll recover first
✅ Melbourne's green shoots: why it's now the best-performing capital city outside Darwin
✅ Auctions vs reality: why 83% of homes sell by private treaty and clearance rates mislead
✅ Affordability trap: prices down 10-20% but borrowing capacity down faster
✅ First-home buyers down 30%, investors, migration & housing undersupply explained
✅ Regional risk, recession odds, and where to buy for long-term property investment Australia
Timestamps:
00:00 Intro: Tom Panos on the current market
04:00 What era this downturn compares to
05:48 Why Tom is cautious about auction clearance data
10:18 Why Melbourne looks undervalued
12:28 Why now is arguably an okay time to buy
16:21 Why cheaper doesn't mean more affordable
20:29 How first home buyers got hit hardest
34:24 Is Australia heading for a recession?
44:02 The risk in speculative regional portfolios
51:07 The property cycle: who comes out first
Follow Tom Panos:
Instagram: https://www.instagram.com/tom_panos/?hl=en
Business: https://tompanos.com.au/
YouTube: https://www.youtube.com/@tompanoscoach
About The Follio Property Podcast
Each 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=AFEgYOAiSh2QGbK8AfFLyw
Lachlan Delahunty: https://www.linkedin.com/in/lachlandelahunty/
Reece Beddall: https://www.linkedin.com/in/reece-beddall-294557b3/
Executive Producer: Jonathan Fernandes
https://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
KEY THEMES:
Australian property market, real estate Australia, Sydney property market, Melbourne property market, property investment Australia, housing market
#AustralianPropertyMarket #RealEstateAustralia #SydneyPropertyMarket #MelbournePropertyMarket #PropertyInvestmentAustralia #HousingMarket #FirstHomeBuyerAustralia #InterestRatesAustralia #PropertyForecast #AustralianRealEstate #InvestmentProperty #PropertyInvesting #FollioPropertyPodcast
These Melbourne Suburbs Are Rising While the Rest Fall | Property Experts
Season 2 · Episode 105
Tuesday, September 29, 2026 • Duration 17:56
Twelve months ago we called a handful of Melbourne suburbs for growth. Today those picks are up more than 6% while the wider Melbourne market fell close to 10%, a swing of around 16%. Lachlan Delahunty explains why they held up, and where the value is heading into 2027.
Get Access To PropStac 👉 https://follio.com.au/propstac-waitlist?utm_source=youtube&utm_medium=podcast&utm_campaign=episode_105
Looking to Invest in Melbourne 👉 https://follio.com.au/contact-us/?utm_source=youtube&utm_medium=podcast&utm_campaign=episode_105
Reece Beddall and Lachlan Delahunty revisit the Melbourne suburb predictions they made on the podcast a year ago and grade their own calls. Despite a year of rate rises, trust lending changes, debt-to-income caps and the budget's negative gearing changes, the suburbs they backed have outperformed their long-term growth rates, while the ones they warned against have flatlined.
Lachlan explains the fundamentals behind the difference: landlocked suburbs with limited new supply, owner-occupier rates above 80 to 90%, strong school catchments, and infrastructure spending per person well above the state and national average, versus the investor-saturated, oversupplied fringe estates where new build product keeps dragging values down. He then looks ahead to 2027, why the sub one million dollar bracket is the sweet spot as first home buyers and investors compete in the same price point, what the proposed Victorian stamp duty and land tax changes could mean if they come in, why cash flow now matters more since the negative gearing changes, and why asset selection, not just the right suburb, is where most investors go wrong.
This is general information, not personal advice, and reflects the hosts' views. Every situation is different, so speak to a professional about yours.
What we cover:
✅ How our Melbourne suburb calls from 12 months ago actually performed
✅ Why the picks beat the wider market by around 16%
✅ The fundamentals behind the suburbs that held: supply, owner-occupiers, schools, infrastructure
✅ Why the investor-saturated fringe estates flatlined
✅ Why new build product keeps dragging down fringe values
✅ Why the sub one million dollar bracket is the sweet spot into 2027
✅ What proposed Victorian stamp duty and land tax changes could mean
✅ Why cash flow matters more since the negative gearing changes
✅ Why asset selection, not just the suburb, is where investors go wrong
✅ Why less than 5% of inspected properties pass Follio's due diligence
⏱️ Chapters:
00:00 Intro: reviewing our Melbourne predictions
01:40 Markets within markets: what the headlines miss
02:40 The suburbs we backed, and how they performed
04:20 The suburbs we warned against, and why
06:00 Why quality locations held through the macro shocks
08:00 The investor belt, serviceability and the sweet spot
10:00 Why asset selection is where most investors go wrong
13:00 The Victorian election and proposed policy changes
15:00 What Lachlan is buying now: cash flow and fundamentals
16:40 Using PropStack to compare suburbs yourself
About The Follio Property Podcast
Each 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=AFEgYOAiSh2QGbK8AfFLyw
Lachlan Delahunty: https://www.linkedin.com/in/lachlandelahunty/
Reece Beddall: https://www.linkedin.com/in/reece-beddall-294557b3/
Executive Producer: Jonathan Fernandes
https://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
Key Themes:
Melbourne property market | melbourne suburbs to watch | markets within markets | property predictions review | Melbourne 2027 outlook | asset selection property | first home buyer Melbourne | property due diligence | Follio property podcast
#AustralianProperty #MelbourneProperty #PropertyInvesting #MarketsWithinMarkets #PropertyPredictions #SuburbReview #PropertyStrategy #PropertyMarket2027 #FollioPropertyPodcast
Why Holding Your Property Portfolio Could Cost You $1.5M | Here’s What To Do
Season 2 · Episode 104
Thursday, September 24, 2026 • Duration 25:26
Is your property portfolio stuck in the wrong market? This real client case study breaks down how strategic selling created $1.5M in extra equity.
Get Access To PropStac 👉 https://follio.com.au/propstac-waitlist?utm_source=youtube&utm_medium=podcast&utm_campaign=episode_104
Discuss Your Portfolio 👉 https://follio.com.au/contact-us/?utm_source=youtube&utm_medium=podcast&utm_campaign=episode_104
Join hosts Reece Beddall and Lachlan Delahunty on the Follio Property Podcast as they walk through a live Australian property portfolio review, from a $2.76M Victoria-heavy portfolio in 2021 to a $4.71M diversified portfolio today. If you're a property investor, portfolio owner, or buying investment property in Australia in uncertain conditions, this is essential viewing for real estate Australia in 2026.
WHAT YOU'LL GET FROM THIS EPISODE:
✅ How $660K equity became $2.25M equity by selling underperformers and buying in growth markets
✅ Why holding Pakenham, Ballarat and Bendigo was costing this investor $1.5M in opportunity cost
✅ Perth vs Brisbane vs Victoria: why Mount Lawley and Ashgrove outperformed Geelong West
✅ The PropStack portfolio review framework Lachlan uses to decide what to sell, hold or buy next
✅ How LVR dropped from 76.1% to 52.2% while growing from $2.76M to $4.71M in total value
✅ Buy and hold vs active management: when selling is smarter than holding in a market cycle
✅ What's next: why selling Brisbane to buy wholesale in Melbourne could be the next smart move
Timestamps:
00:00 Intro: buy, sell or hold in uncertain times
02:00 The portfolio in 2021: four assets, maxed out in Victoria
04:30 Why Pakenham was the first to sell
08:00 The honest conversation: telling a client they made a mistake
10:00 The three-year plan: what was sold and what was bought
11:40 Why Geelong West was the one to keep
12:50 $660K held versus $2.25M restructured
14:00 The Perth and Brisbane assets, and why they were chosen
19:00 Why buy-and-hold can be lazy investing
21:40 The advice now: shifting capital back to Melbourne
About The Follio Property Podcast
Each 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=AFEgYOAiSh2QGbK8AfFLyw
Lachlan Delahunty: https://www.linkedin.com/in/lachlandelahunty/
Reece Beddall: https://www.linkedin.com/in/reece-beddall-294557b3/
Executive Producer: Jonathan Fernandes
https://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
KEY THEMES:
property portfolio review Australia, real estate Australia investing strategy, sell underperforming investment property, Perth property market growth, Brisbane property market growth, Victoria property market performance, property diversification strategy Australia, equity growth through property, LVR and debt management property, opportunity cost property investing
#AustralianPropertyMarket #RealEstateAustralia #PropertyInvestingAustralia #PropertyPortfolioAustralia #BuyPropertyAustralia #PerthProperty #BrisbaneProperty #MelbourneProperty #VictoriaPropertyMarket #PropertyInvestment #InvestmentPropertyAustralia #WealthThroughProperty #PropertyMarketAustralia
How Far Can Australia's Property Market Actually Fall? | Canada and NZ Already Answered
Season 2 · Episode 103
Tuesday, September 22, 2026 • Duration 34:39
Has the Australian property market bottomed out? Property experts break down what's really happening with real estate in Australia right now.
Get Access To PropStac 👉 https://follio.com.au/propstac-waitlist?utm_source=youtube&utm_medium=podcast&utm_campaign=episode_103
Discuss Your Portfolio 👉 https://follio.com.au/contact-us/?utm_source=youtube&utm_medium=podcast&utm_campaign=episode_103
Join hosts Reece Beddall and Lachlan Delahunty on the Follio Property Podcast as they debate whether Sydney has hit the bottom, compare Australia's housing market to sharp corrections in New Zealand and Canada, and reveal how to buy property Australia-wide in uncertain conditions. If you're a property investor, first-home buyer, or following interest rates, cash rate decisions, migration and negative gearing changes, this is essential viewing for the Australian property market in 2026.
WHAT YOU'LL GET FROM THIS EPISODE:
✅ Why claims Sydney has bottomed out are premature - and what's still to come
✅ Australia vs New Zealand vs Canada: why our falls were smaller and what protects us
✅ How cash rates, tax policy and Labor's migration settings are shaping prices
✅ The yield curve rule Lachlan uses to tell when prices won't get any cheaper
✅ How mortgage stress is creating discounted opportunities for ready investors
✅ Why timing the exact bottom is a mistake - and how to buy well anyway
✅ Regional vs capital city: when higher yield is worth the extra risk
Timestamps:
00:00 Intro: has the market actually bottomed?
03:25 Comparing Australia to New Zealand and Canada
05:40 How far each market fell, and off what base
07:30 Why the budget did more damage than two rate rises
08:00 The yield signal: how to identify a market bottom
11:40 Migration, rent caps and what we can learn overseas
16:40 Where the real opportunities are in a downturn
20:40 Why waiting for the bottom is a mistake
24:30 Capital cities versus regionals
28:30 Off-market deals and getting asset selection right
About The Follio Property Podcast
Each 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=AFEgYOAiSh2QGbK8AfFLyw
Lachlan Delahunty: https://www.linkedin.com/in/lachlandelahunty/
Reece Beddall: https://www.linkedin.com/in/reece-beddall-294557b3/
Executive Producer: Jonathan Fernandes
https://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
KEY THEMES:
Australian property market bottom, Sydney property market analysis, real estate Australia investing strategy, New Zealand and Canada housing crash comparison, cash rate Australia impact on property, negative gearing and tax policy, Australian migration and house prices, rental yields vs interest rates, off-market property opportunities, regional vs capital city investment Australia
#AustralianPropertyMarket #RealEstateAustralia #SydneyProperty #PropertyMarketAustralia #BuyPropertyAustralia #PropertyInvestingAustralia #AustraliaHousingMarket #SydneyRealEstate #InterestRatesAustralia #NegativeGearing #PropertyInvestment #FirstHomeBuyerAustralia #HousingCrashAustralia
The 7 Forces That Drive Property Values, and the 2026 Market Outlook
Season 2 · Episode 102
Thursday, September 17, 2026 • Duration 34:37
Most of the headlines treat Australian property as one market that's all falling at the same pace. Lachlan Delahunty breaks down the seven forces that actually drive property values, and why they explain exactly which markets are protected and which are not.
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Australia's residential market has wiped nearly a trillion dollars in value in six months, with high interest rates at 4.35% cash rate and a 20-30% drop in lending crushing borrowing capacity. But this is not one market, it's markets within markets. In this episode, we unpack the 7 key forces shaping property values right now: interest rates, credit availability, tax and policy, income and employment, sentiment expectations, supply and affordability, and external shocks.
You'll learn why Sydney and Melbourne remain most sensitive to rate rises and face continued declines, why Brisbane and Adelaide are declining at a slower pace despite hitting affordability peaks, and why Perth, Darwin and Canberra are protected in 2026 thanks to severe supply shortfalls, jobs growth and high incomes. Plus: why low consumer sentiment could mean the best opportunities for sophisticated investors, and why major government intervention to stimulate credit and policy is likely in 2027.
WHAT YOU'LL LEARN:
✅ Why the Australian property market will continue to fall for the rest of 2026, but less aggressively
✅ The 7 forces driving house prices: rates, credit, tax, jobs, sentiment, supply & shocks
✅ Sydney property market vs Melbourne: why headlines will focus here
✅ Why Perth property, Darwin and Canberra are holding up (32,800 home shortfall in Perth)
✅ Brisbane property, Adelaide outlook and affordability peaks explained
✅ Property investment Australia strategy when sentiment is at historic lows
✅ What 2027 government stimulus could mean for rents, prices and your portfolio
Timestamps:
00:00 Intro: the seven forces and the 2026 outlook
03:25 Interest rates and borrowing capacity
06:18 Credit availability
12:34 Tax and policy, national and state
16:06 Income, employment and population
18:58 Sentiment and the affordability index
26:26 Supply and the housing shortfall
28:03 External shocks
30:40 The 2026 outlook, market by market
About The Follio Property Podcast
Each 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=AFEgYOAiSh2QGbK8AfFLyw
Lachlan Delahunty: https://www.linkedin.com/in/lachlandelahunty/
Reece Beddall: https://www.linkedin.com/in/reece-beddall-294557b3/
Executive Producer: Jonathan Fernandes
https://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
Key Themes:
Australian property market | real estate Australia | Australia housing market crash | Sydney property market | property investment Australia
#AustralianPropertyMarket #RealEstateAustralia #AustraliaHousingMarket #SydneyPropertyMarket #PerthProperty #BrisbaneProperty #PropertyInvestmentAustralia #AustralianRealEstate #HousingMarketCrash #InterestRatesAustralia #PropertyForecast2026 #FirstHomeBuyerAustralia #PropertyInvesting #RealEstateInvesting #HousingAffordability
Australia's Property Market Just FLIPPED | Should You Buy Now or Wait?
Season 2 · Episode 101
Tuesday, September 15, 2026 • Duration 33:44
Every capital city fell last week, except one submarket. Melbourne units are the only market in the country Cotalit y has showing growth, and Lachlan Delahunty explains exactly why, plus a real portfolio breakdown showing what to sell and what to buy in this environment.
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Get In Touch 👉: https://follio.com.au/contact-us/?utm_source=youtube&utm_medium=podcast&utm_campaign=episode_101
For property owners, the danger isn't the fall itself. It's the cash buffer. Holding less than a 5% buffer puts you on a knife's edge the moment financial stress hits, because that's when banks start looking to reclaim properties. Reece Beddall and Lachlan Delahunty argue that waiting 12 to 18 months in a downturn is the worst move available, buyer pools thin out and price haircuts of 30 to 40% become the norm, not the exception.
For anyone doing property investment in Australia, this is the numbers-first conversation most investors avoid right up until the bank forces it. We go city by city across the Australian property market: why Melbourne is the only capital improving on the four-week rolling average, what's dragging Brisbane, Sydney, Adelaide and Perth lower, why [Melbourne units] keep beating houses on the replacement cost argument, and how the shift away from auctions is changing how vendors negotiate in a soft market. Plus the difference between wholesale and retail unit purchases, how a 5.5%+ yield can turn a negatively geared property portfolio into one that pays for itself in the current interest rates environment, and what a pre-Christmas rate rise would do to prices into 2027.
What we cover in this Episode:
✅ Know your numbers before the market makes you: debt, true equity, debt-to-income and cash-to-debt
✅ Why a 2% cash buffer puts you one rate rise away from a forced sale, and the 10% floor that protects you
✅ Which regional assets go first, and what happens when investor demand leaves Townsville and Gladstone
✅ The FOMO-stage exit rule: why holding too long costs 30–40%, not 10–15%
✅ Selling with a tenant vs vacant, and which buyer pool you're actually pitching
✅ Commercial at 5.5%+ vs high-yield residential: which fits a cash-flow-negative portfolio
✅ Wholesale vs retail units: how buying a whole complex in one line lands a discount
✅ Why land exposure beats "air space" in a 200-unit tower
✅ Melbourne units trading $300K–$500K below replacement cost, and what that means for capital growth
✅ The two-speed economy and the 2009 playbook for what happens when rates fall
Timestamps:
00:00 Intro: the portfolio and the market update
04:00 A real composite portfolio, broken down
05:51 Which two properties to sell, and why
11:20 Sell now or wait, and with or without a tenant
15:52 What to buy instead: commercial or Melbourne units
16:47 Wholesale versus retail units explained
19:51 Melbourne units: the only market still growing
21:29 Auction clearance and the shift to private treaty
24:00 Units versus apartments: what to actually buy
29:42 The two-speed market and the rate outlook
About The Follio Property Podcast
Each 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=AFEgYOAiSh2QGbK8AfFLyw
Lachlan Delahunty: https://www.linkedin.com/in/lachlandelahunty/
Reece Beddall: https://www.linkedin.com/in/reece-beddall-294557b3/
Executive Producer: Jonathan Fernandes
https://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
Key Themes:
Australian property market | property investment Australia | property portfolio Australia | housing market Australia 2026 | property market update | investment property cash flow | cash buffer | debt to income ratio | Melbourne units | property market crash Australia
#PropertyInvestmentAustralia #AustralianPropertyMarket #PropertyMarketUpdate #InvestmentPropertyCashFlow #CashBuffer #DebtToIncomeRatio #NegativeGearing #MelbourneUnits #MelbournePropertyMarket #PropertyPortfolio #InterestRatesAustralia #PropertyMarket2026 #AustralianRealEstate #InvestmentPropertyAustralia #PropertyInvesting
