The Follio Property Podcast

The Australian property market just shifted. This Pre-Budget vs Post-Budget breakdown reveals why real estate Australia prices are falling while affordability hits record lows, and what it means if you want to buy property in Australia.
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In this episode, we unpack the Labor May Budget impact on the Australian property market, including changes to negative gearing for investors, first home buyer demand, rents, and new build supply. If you follow real estate Australia, property investing, or the rental crisis Australia, this is the data-led review of what was promised pre-budget versus what happened post-budget, from negative equity to builder insolvencies to investor exit.
What We Cover In This Episode:
✅ Why real estate Australia prices are falling yet affordability is at record lows
✅ 20% to 25% drop in first home buyers Australia applications post-budget
✅ 50,000+ buyers in negative equity and who is most exposed
✅ Rental crisis Australia update: why rents will continue to rise
✅ Investor exodus and what it means for property investing
✅ Bathla Group collapse and insolvency risk for big builders
✅ Rental caps, supply myths, and the housing market crash debate
Timestamps:
00:00 Intro: reviewing the budget's property impact
06:03 Negative gearing to new builds: intent versus outcome
09:06 First home buyers, and why they were priced out again
12:05 Markets within markets: where investors moved
15:04 Renters, rising rents and the rental cap risk
19:27 Was the budget designed to cool prices?
20:09 The nuanced take: interest rates as the real driver
24:43 Predictions for the next three months
25:01 The 18.6-year property cycle debate
27:12 Wrap: rents, first home buyers and builders ahead
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 | First Home Buyers Australia | Rental Crisis Australia | Real Estate Australia | Property Investing | Housing Market Crash | Perth Property Market | Australian Federal Budget
Comment below: Are you buying, holding, or exiting right now?
#AustralianPropertyMarket #RealEstateAustralia #FirstHomeBuyersAustralia #RentalCrisisAustralia #PropertyInvesting #HousingMarketCrash #AustraliaProperty #NegativeGearing #PerthPropertyMarket #PropertyMarketAustralia #RentCrisis #HousingAffordability

The Australian property market just dropped 0.9% nationally as Sydney leads the decline. If you own real estate in Australia or plan to buy property Australia wide, this data changes where to invest next.
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This monthly wrap breaks down the Australian property market with verified capital city data. Sydney property fell 1.4% for the month, 4.7% for the quarter and 7.1% from peak with days on market up 70% to 51 days. Melbourne and Brisbane also fell 1.1% and 1%, while Perth property market slipped 0.8% but days on market blew out over 200% from 11 to 34 days. Darwin was the only city to grow at 0.6%. We cover why property investment Australia is splitting between houses and units, with Sydney units and Melbourne units holding value far better than houses, plus the rental squeeze with national vacancy at 1.9% and rents up 5.7% annually. For anyone researching where to buy property in Australia or comparing Brisbane property market vs Melbourne property market vs Perth property market, this gives you the investment grade view before you act.
What we cover in this episode:
✅ Why Sydney is down 7.1% from peak and why days on market jumped to 51 days
✅ Melbourne property market vs Brisbane property market: which is holding value better
✅ Perth property market update: 0.8% dip but 200% surge in days on market explained
✅ Houses vs units: why Melbourne units rated A and Sydney units rated B+ for property investing
✅ Mortgage stress at an 18 year high with 32.5% of borrowers stressed and lending falling
✅ Rental market tight at 1.9% vacancy, Darwin surges, and 92% chance of a November rate hike
Timestamps:
00:00 Intro and the national picture: every capital's fall
03:37 Houses versus units: where value is holding
05:40 Days on market: the early warning signal
10:00 Which markets have peaked, and how far they've fallen
13:00 The 5 and 10 year trends, and the underperformers
16:18 Interest rates: why Lachlan disagrees with a November hike
19:04 Rents and vacancy: the tailwind for investors
22:01 Lending, bank share and mortgage stress
25:52 The green shoots, and where the value is
30:50 Every capital graded, A to F
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  | Sydney property market crash  | Melbourne property market analysis | Brisbane property market outlook  | Perth property market trends  |  property investment Australia strategy  |  real estate Australia investment grades  | where to buy property Australia
#AustralianPropertyMarket #RealEstateAustralia #PropertyInvestmentAustralia #SydneyPropertyMarket #MelbournePropertyMarket #BrisbanePropertyMarket #PerthPropertyMarket #PropertyInvesting #RealEstateInvesting #WhereToBuyPropertyAustralia #FirstHomeBuyer #AustraliaProperty #PropertyMarketUpdate

Is the Australian property market crashing or correcting and should you buy, sell or hold right now?
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Contact Us 👉: https://follio.com.au/contact-us/?utm_source=youtube&utm_medium=podcast&utm_campaign=episode_97
🎙️ In this episode of the Follio Property Podcast, hosts Lachlan Delahunty and Reece Beddall break down what is really happening across the Housing market Australia 2026 and how to protect your Property portfolio Australia with data, not guesswork.
The Australian real estate market is splitting fast. Sydney, Melbourne, Brisbane, Canberra, Adelaide and many regional areas are seeing price falls, while Perth and Hobart are posting modest gains. Rising construction costs, shifting interest rate expectations and prestige markets coming off on the East Coast are creating both risk and opportunity. Lachlan and Rhys explain why knowing your numbers is critical before you make your next move and how sophisticated investors are using downturns to buy at a discount. You will also get a full walkthrough of PropStack, including Scenario Planner, Marketplace, Insights and Suburb Comparison Data, plus a real client case study on offloading underperforming assets in Armadale and Gladstone to improve cash flow and reposition into more resilient capital city markets.
What we cover in this episode:
✅ Why the Brisbane property market and Melbourne property market are falling while the Perth property market holds up
✅ Prestige vs affordability markets and why regional property is high risk right now
✅ How to use long term compounding growth and data to decide when to buy, sell or hold
✅ Inside PropStack: Scenario Planner, Marketplace, Insights and Suburb Comparison for every Australian suburb
✅ Real portfolio breakdown: How to restructure a Property investment Australia portfolio for cash flow and growth
✅ Construction costs, negative gearing and what Where to buy property Australia really means in a volatile market
Timestamps:
00:00 Intro: is it time to buy, sell or hold?
02:24 Selling into a softer market and reading sentiment
04:30 Where the buyers are: the affordability play
07:09 The regional investor belt that's been wiped out
08:08 PropStac and the new Scenario Planner
12:44 The weekly market insights data
15:22 Comparing suburbs side by side
17:09 A real portfolio: the buy, sell or hold call
18:40 Where this couple is overexposed, and what to sell
21:35 Buy under-performers, sell out-performers: the method
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  | Perth property market  | Brisbane property market  | where to buy property Australia  | real estate Australia
#AustralianPropertyMarket #PropertyInvestmentAustralia #RealEstateAustralia #HousingMarketAustralia2026 #PerthPropertyMarket #BrisbanePropertyMarket #MelbournePropertyMarket #PropertyPortfolioAustralia #NegativeGearingAustralia #AustralianRealEstate #PropertyMarketCrashAustralia

A married couple came to us with six investment properties, a $5.5 million portfolio, and a buyer's agent telling them to buy three more. Our advice was the opposite: sell.
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Speak to a Qualified Property Advisor 👉: https://follio.com.au/contact-us/?utm_source=youtube&utm_medium=podcast&utm_campaign=episode_96
In this property investment strategy session, Reece Beddall and Lachlan Delahunty walk through two real client portfolios and the exact moves they would make. From slashing a dangerous debt to income ratio to turning a cash flow drain into a self-funded asset, this episode shows how sophisticated investors reposition for long-term capital growth.
Lachlan breaks down the numbers behind two very different investors: a six-property portfolio bleeding cash on regional assets, and a young Sydney couple trying to upgrade their family home. He explains how to read a debt to income ratio, when negative gearing stops making sense, and why he would pull equity out of Brisbane and Adelaide blue-chip assets to reposition into the Melbourne property market. If you are weighing capital growth against cash flow, this is the framework to make the call.
What you'll learn:
✅ Why a 3% cash buffer and a 5.8x debt to income ratio is a danger zone, and how to fix it
✅ When to divest regional properties and which blue-chip assets to keep
✅ How a Melbourne unit complex delivered a 6.5% yield and a $600k equity uplift on day one
✅ The case for selling everything to upgrade a Sydney family home, and when to hold instead
✅ How to push your portfolio harder with a bigger cash buffer and higher cash flow
Timestamps:
00:00 Intro: a strategy episode for experienced investors
02:48 Scenario one: reviewing a $5.5 million portfolio
05:24 The warning signs: debt-to-income and cash buffers
08:20 Why the advice was to sell the regionals
13:34 The Melbourne unit complex: $600K equity from day one
16:39 Cash flow forecasting and retirement income
18:00 Scenario two: a young Sydney family's portfolio
19:23 Sell everything and upgrade in Sydney now
22:55 The alternative strategy if you're not upgrading
27:01 Is this portfolio enough to retire on?
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 Investment Strategy | Debt To Income Ratio | Melbourne Property Market | Sydney Property Market | Negative Gearing
#PropertyInvestmentStrategy #AustralianProperty #MelbournePropertyMarket #SydneyPropertyMarket #PropertyInvesting #InvestmentProperty #RealEstateAustralia #NegativeGearing #PropertyPortfolio #CashFlowProperty #BuyPropertyAustralia #PropertyMarket #FollioPropertyPodcast

Several buyer's agencies have collapsed in the past few weeks, and more are likely to follow. Lachlan Delahunty explains why it's happening, what separates the firms going under from the ones that will survive, and how to tell the difference before you hand anyone your money.

Get Access To PropStac 👉: https://follio.com.au/propstac-waitlist/?utm_source=youtube&utm_medium=podcast&utm_campaign=episode_95

Get in touch 👉: https://follio.com.au/contact-us/?utm_source=youtube&utm_medium=podcast&utm_campaign=episode_95

Reece Beddall and Lachlan Delahunty open with the state of the buyer's agency industry, why a wave of firms built on short-term and speculative strategies is failing in the post-budget market, and why Lachlan sees it as a necessary reset, much like the one financial planning went through. They talk through what actually makes a buyer's agency worth trusting, and why strategy matters far more than sales.

Then into the seven-day market update across every capital. Sydney has now fallen for 14 consecutive weeks and is on track to approach the sharpest annual decline in 40 years, though the severity is starting to moderate and auction clearance rates are quietly recovering. Melbourne is falling more slowly, with its sub one million dollar market posting positive movement even as the top end drops. Brisbane's decline is accelerating into a wave of new supply, Adelaide is picking up pace against a backdrop of outbound migration, and Perth is still up strongly for the year despite its first back-to-back weekly falls. The episode closes on why the two-speed market is becoming a six or seven-speed one, and why knowing your local market has never mattered more.

✅ Why several buyer's agencies have collapsed and more are expected to
✅ The difference between a sales-led agency and a strategy-led one
✅ Why Lachlan sees an industry reset as overdue and healthy
✅ How to choose a buyer's agency you can actually trust
✅ Why both doomsayers and optimists think Follio is biased, and what that says
✅ Sydney's 14 straight weekly falls and the 40-year record it's approaching
✅ Why Melbourne's sub one million dollar market is holding up
✅ Brisbane's accelerating decline and the oversupply building behind it
✅ Adelaide, migration and the affordability ceiling
✅ Why the two-speed market is becoming a six-speed one

Timestamps:

00:00 Intro: industry news and the weekly market update
01:38 Doomsayers versus optimists: why we get both
03:15 Markets within markets
07:34 Buying conditions: when is the right time to buy
10:42 The buyer's agency shakeout and how to pick one
16:41 Why the industry needs a reset
19:08 Market update: Sydney's 14th straight weekly fall
22:08 Melbourne, and the sub one million dollar market
24:46 Brisbane, and the oversupply building behind it
27:19 Perth, plus Adelaide and the six-speed outlook
29:15 Why the market is fracturing into many speeds

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:
buyers agency Australia | Australian property market update | Sydney property market | Melbourne property market | Brisbane property oversupply | Perth property market | property market downturn 2026 | how to choose a buyers agent | Follio property podcast

#AustralianProperty #BuyersAgent #PropertyMarketUpdate #SydneyProperty #MelbourneProperty #BrisbaneProperty #PerthProperty #PropertyInvesting #PropertyMarket2026 #FollioPropertyPodcast