Future Proof Property Podcast

If someone handed you $800,000 to invest in property today, would you buy in Melbourne, Perth or somewhere completely different?

Dawn sits down with Lachlan Delahunty, founder of Follio, buyer’s agent and investor, to answer it with their own money. No sitting on the fence, no waffle.

Lachlan is about to settle on a Geelong West character home for around $775K, with a plan to lift the yield from 3.5% to 5.5%. Dawn makes the case for boutique townhouses and units in blue chip Melbourne suburbs. Then it gets honest: the investor with 17 properties and only $500K equity, what happens when investors leave a market, and the brutal YouTube comments about buyer’s agents.

Because the property isn’t the goal. Your end game is.

IN THIS EPISODE
Where Dawn and Lachlan would put $800K today

How a $60K to $70K renovation could add $120K to $150K

Why the investor with 17 properties has only $500K equity

Why $800K in Perth is not what it was in 2020

Sell in the FOMO phase, don’t buy in it

Should buyer’s agents be regulated?

CHAPTERS
00:00 Seventeen properties, seventeen headaches
00:40 The $800K challenge
01:18 The Geelong West renovation plan
13:20 The investor with 17 properties
20:26 Why $800K in Perth is not what it was
36:36 The verdict: Melbourne or Perth?
40:08 The YouTube comments
1:00:57 Property is not the goal
GUEST
Lachlan Delahunty, Founder of Follio
Website: follio.com.au
Instagram: instagram.com/folliopropertypod
LinkedIn: linkedin.com/in/lachlandelahunty 

BUILD YOUR OWN PROPERTY STRATEGY
Future Proof Property Advisory: futureproofpropertyadvisory.com.au 

FOLLOW FUTURE PROOF PROPERTY
YouTube: youtube.com/@dawnfouhyproperty
Spotify: open.spotify.com/show/39LgldNq0mFuJNQOrY83R5 Apple: podcasts.apple.com/au/podcast/future-proof-property-podcast/id1849741442 

General information only, not financial, legal or investment advice. Always seek qualified professional advice before making property decisions.

What would you do if you had $700,000 to invest in property today?

In this episode of Future Proof Property, Dawn breaks down exactly where she would put $700,000 of her own money in the current market, and just as importantly, where she wouldn't.

Rather than chasing markets that have already experienced significant growth, Dawn explains why she would look towards earlier-cycle opportunities in blue-chip Melbourne, particularly boutique units in suburbs like South Yarra and Armadale.

The key isn't simply finding a property you can afford. It's understanding what job the property needs to do, where the market is in its cycle, who the future buyer will be, and what will make that buyer willing to pay more in the future.

Dawn walks through a real South Yarra property she would buy herself, explains why she believes some Melbourne units are significantly undervalued compared with comparable markets around Australia, and shares the process she uses to assess growth, scarcity, demand, affordability and future liquidity.

Because you're not buying yesterday's growth.

You're buying for the future buyer.

In This Episode
Why Dawn wouldn't put $700K into Perth, Brisbane or Darwin right now

Why investors need to think about the job each property needs to do

How to identify markets that are earlier in their property cycle

The importance of population growth, employment and supply constraints

Why future buyer demand matters more than today's affordability

Dawn's strategy for investing $700K in the current market

Why she would consider boutique units in blue-chip Melbourne

The case for South Yarra and other inner-Melbourne suburbs

Why some Melbourne units have barely moved in 10–15 years

What New Farm's growth can teach investors about scarcity and demand

Why a future buyer pool can determine the liquidity of an investment

When Dawn would consider selling an investment property

Why she doesn't believe every property should be held forever

How she thinks about net profit rather than paper gains

What to look for when buying a boutique unit

Why investors need to be forensic with Owners Corporation and strata issues

The importance of having a growth mindset and challenging your own assumptions

Why your strategy should come before your budget

The correct order: strategy → market → asset → budget → structure → future buyer

Why you shouldn't simply copy someone else's suburb or investment strategy

Chapters
00:00 What Would Dawn Do With $700K Today?
01:20 Start With the Job of the Property
03:39 The Fundamentals Dawn Looks For Before Buying
05:59 Why Dawn Would Buy in South Yarra
08:18 Why Future Buyers Matter More Than Today's Market
10:39 The Melbourne Unit Opportunity
12:55 The $700K Property Dawn Would Buy
15:19 Why Investors Need to Challenge Their Own Assumptions
17:42 Don't Start With Your Budget, Start With Your Strategy

What happens if you give ChatGPT $700,000 and ask it where to invest in Australian property?

In this episode of Future Proof Property, Dawn Fouhy puts AI to the test, asking ChatGPT where to invest a $700,000 property budget.

ChatGPT starts with five suburbs before settling on Condon in Townsville, Queensland, and even picks a specific property: 33 Teal Street.

But once Dawn asks harder questions about its previous sale price, market cycle, local affordability, holding costs and future growth, the recommendation begins to unravel.

The problem is starting with a budget instead of a strategy.

A $700,000 pre-approval tells you what you may be able to spend. It doesn't tell you what you should buy, where you should buy it, or whether that property suits your goals.

Dawn then gives ChatGPT more context: an $800,000 mortgage, $250,000 household income, children in childcare, limited surplus cash flow and a goal of using property investment to help clear the home loan.

ChatGPT shifts from Condon to Salisbury North, then Toowoomba, before acknowledging those recommendations don't properly solve the problem either.

Information is not the same as strategy, judgment or execution.

Property investing isn't about finding a suburb that fits your borrowing capacity. It's about understanding your end goal, cash flow, borrowing position, market timing and what each property needs to achieve within the wider portfolio.

IN THIS EPISODE
• Dawn gives ChatGPT $700,000 to invest in Australian property
• Why ChatGPT chooses Condon in Townsville
• The specific property ChatGPT suggests buying
• Why a pre-approval is a budget, not a strategy
• Why recent growth doesn't guarantee future opportunity
• What the property's previous $273,000 sale price reveals
• Why local affordability and holding costs matter
• Why Dawn challenges the Condon recommendation
• What changes when ChatGPT gets more personal financial context
• Why Salisbury North and Toowoomba are also challenged• Why cash flow matters when building a portfolio
• The difference between property data, strategy and execution
• How AI can be used to pressure-test property advice
• Why every property decision should start with an individual strategy

CHAPTERS
00:00 I Gave ChatGPT $700,000 to Invest in Property
01:24 Where Would ChatGPT Invest $700,000 Today?
02:10 ChatGPT Picks One Australian Suburb
02:25 A Budget Is Not a Property Strategy
03:28 The Property ChatGPT Says Dawn Should Buy
03:47 Analysing 33 Teal Street, Condon
06:06 Rental Yield Doesn't Tell the Whole Story
06:44 Dawn Challenges ChatGPT's Recommendation
08:40 Your Budget Is Not Your Strategy
09:02 Giving ChatGPT the Investor's Real Financial Situation
09:32 ChatGPT Recommends Salisbury North
10:47 ChatGPT Tries Again With Toowoomba
11:56 Why Pay a Buyer's Agent When AI Has So Much Data?
12:13 Information vs Judgment and Execution
13:11 The Property Strategy Most Investors Are Missing

WANT TO BUILD YOUR OWN PROPERTY STRATEGY?
Future Proof Property Advisory helps Australian property investors build a clear strategy around where they are now, where they want to get to and the properties they need to buy to get there.
Learn more or apply: futureproofpropertyadvisory.com.au 

FOLLOW FUTURE PROOF PROPERTY
YouTube: youtube.com/@dawnfouhyproperty
Spotify: open.spotify.com/show/39LgldNq0mFuJNQOrY83R5
Apple Podcasts: podcasts.apple.com/au/podcast/future-proof-property-podcast/id1884741442
LinkedIn: linkedin.com/in/buyersagentinvestmentpropertycashflow/ 
Facebook: facebook.com/dawn.fouhy 

This podcast is for general information only and is not financial, legal or investment advice. Property markets can change and past performance is not a guarantee of future results. Always do your own research and seek qualified professional advice before making property decisions.

Why can a household earning $300,000 or $400,000 a year still feel like they're falling behind?

In this episode of Future Proof Property, Dawn is back with Ben Robinson to unpack one of the biggest financial traps facing high-income households: earning more money without turning that income into wealth.

From overleveraging on a primary home and expensive car loans to lifestyle creep and holding too much cash, Dawn and Ben explore why a high salary does not automatically create financial freedom.

They also discuss how investors can use property strategically to build wealth, reduce their mortgage faster and create more options for the future. The focus isn't on simply buying more property, but on having a clear plan, understanding your borrowing capacity and making sacrifices today that can create greater freedom tomorrow.

Because high income gives you opportunity, but strategy turns income into wealth.

In This Episode
Why high-income households can still feel financially stressed

The impact of lifestyle creep as your income increases

Why overleveraging your primary home can limit your options

How expensive cars and novated leases affect borrowing capacity

Why earning more does not mean you need to spend more

How small sacrifices can create greater financial freedom

Using equity to build an investment portfolio

How property can help accelerate mortgage reduction

Why the right investment matters more than simply holding property

Why capital growth is critical when investing for long-term goals

How first-home buyers can avoid overcommitting to their dream home

Using property as a stepping stone rather than buying your forever home first

The hidden costs of buying and selling property too soon

Why holding too much cash can limit long-term wealth creation

How to balance debt, liquidity and investment opportunities

The biggest financial mistakes high-income earners make

What to assess if you're earning well but still feel behind

Chapters
00:00 Why High Income Earners Still Feel Broke
01:37 How Lifestyle Creep Eats Into Your Income
03:34 The Problem With Overleveraging Your Home
05:39 Why You Can't Do Everything at Once
07:14 The Sacrifice Needed to Build Wealth
07:59 How Expensive Cars Affect Your Borrowing Capacity
09:16 Why Car Loans Can Stop You Buying Your Next Property
09:50 Using Debt to Build a Bigger Asset Base
10:35 How Investing Can Help Pay Off Your Mortgage
12:35 Why the Right Investment Matters
13:28 Cash Flow Loss vs Capital Growth
14:09 Why Paying Tax Can Be a Good Thing
15:00 Understanding Property Growth Over Time
16:05 Breaking Free From the Golden Handcuffs
17:19 Should You Buy Your Dream Home First?
18:15 Using First Home Buyer Strategies Wisely
19:11 Why Your First Home Doesn't Need to Be Your Dream Home
20:37 Using Equity to Keep Building
21:58 Why Your Strategy Needs to Be Individualised
22:40 The Pressure to Buy in Sydney
23:41 The Hidden Cost of Buying at the Wrong Time
25:21 When Property Decisions Affect Your Lifestyle
26:10 The Difference Between Earning Money and Building Wealth
26:49 Why Holding Too Much Cash Can Cost You
28:27 Resetting Your Money Habits
29:59 The Biggest Financial Mistakes High Income Earners Make
31:17 How to Stop Feeling Behind
32:38 Slow Down and Have a Plan
32:57 High Income Gives You Opportunity, Strategy Turns It Into Wealth

If you could start your property journey all over again, what would you do differently?

In this episode of Future Proof Property, Dawn is joined by Aaron Christie-David to unpack the biggest lessons they’ve learned from years of building property portfolios  and what they would change if they were starting again today.

From choosing the right broker and structuring your portfolio properly to resisting the temptation to spend your entire borrowing capacity, Dawn and Aaron share the mistakes, strategies and mindset shifts that have shaped the way they invest today.

They explore why your borrowing capacity should be treated as a strategic weapon rather than a spending limit, why every property needs a clear purpose, and how the right sequencing of lenders, structures and purchases can help investors keep moving forward.

The conversation also dives into cash flow, market timing, when to sell, the danger of holding properties for too long, and why investors need to stay flexible as markets and lending conditions change.

Most importantly, the goal isn't to own the most properties.

It's to build enough wealth that your money gives you more freedom, more choice and more time.

In This Episode
What Dawn and Aaron would do differently if they started investing again in 2026

Why your property journey should start with a clear goal, not just borrowing capacity

How to choose a broker who understands portfolio growth

The three numbers every investor should understand before buying

Why you shouldn't automatically spend everything the bank will lend you

How ego can influence property investment decisions

Why borrowing capacity is a weapon, not a spending limit

The importance of asking, “If you buy this, what happens next?”

Why investors should think strategically about cash flow

How much cash flow buffer you may need to keep growing

Why yield and capital growth both matter

The danger of buying into a market at the wrong point in its cycle

Why Dawn wishes they had sold some properties sooner

How to choose and manage your professional investment team

Why every property needs a clear purpose

How equity can be used strategically to build a portfolio

Why lender sequencing matters as you scale

How to structure purchases while protecting future borrowing capacity

The role of a ten-year plan in paying down your home loan

Why investors need to adapt as markets and lending rules change

The danger of hubris and overconfidence after early investment wins

How procrastination can cost investors opportunities

Why clarity and conviction matter when choosing your investment strategy

Knowing what season of life you're in before making major investment decisions

Chapters
00:00 Buying Property Is Easy — Building Wealth Is Hard
01:16 What Aaron Would Do Differently If He Started Again
02:28 Choosing the Right Broker and Building Your Investment Team
03:49 Why You Need a Goal Before You Buy Your First Property
06:00 What Does Financial Freedom Actually Look Like?
07:01 The Mistakes Dawn Wouldn't Repeat
11:47 Why Borrowing Capacity Is a Weapon, Not a Spending Limit
15:23 Cash Flow Is the Oxygen of Your Portfolio
19:22 Timing the Market and Knowing When to Pivot
21:50 When Should You Sell an Investment Property?
23:18 How to Choose the Right Professional Team
25:18 Why Every Property Needs a Purpose
27:09 The Strategy Behind Paying Off Your Home Loan Faster
30:17 How to Build a Portfolio From a $2M Home and $300K Income
35:48 The Secret Weapon: Sequencing Your Lenders
38:06 What Constraint Will Stop You From Growing First?
39:40 The Ten-Year Plan to Reduce Your Home Loan
42:27 Five Things Aaron Wouldn't Do Again
45:13 The Danger of Hubris in Property Investing
46:04 Stay Humble, Stay Flexible and Keep Learning
46:34 When Procrastination Costs You Money
48:06 Staying on the Guardrails When Life Changes
49:05 Why Building Wealth Eventually Gets Boring