The Follio Property Podcast

Sam Gordon owns 108 properties and says Australia is only at the start of the biggest rental boom in its history. Reece Beddall and Lachlan Delahunty sit down with one of the country’s most aggressive and most awarded investors to unpack where the market goes next.
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Five months on from the budget, Sam Gordon makes the case that negative gearing changes, capital gains tax changes and a run of rate rises have set up a rental crisis that is only going to get worse. He explains his pressure cooker theory, why small, tightly held markets move faster than the big capitals, and why he is still so bullish on Darwin, now one of the most expensive cities in the country with the lowest vacancy rate.
The hosts push him on the 18.6 year cycle, how to block out the media noise, and why markets pull back roughly 10% off the top before finding a floor near replacement cost. He lays out the rental boom thesis with real numbers, including Darwin rents rising 200 to 300 dollars a week, argues the government’s white paper is 50 times wrong on where rents are heading, and walks through the wall of money sitting on the sidelines that he believes comes back around 2028. They finish on where he does and does not see value right now, including Melbourne and Tasmania.
What we cover:
✅ Why Sam says the biggest rental boom in Australian history has started
✅ The sentiment shift five months on from the budget
✅ The 18.6 year cycle, and how to block out the media noise
✅ Why markets fall about 10% off the top before finding a floor
✅ The pressure cooker theory, and why he is still bullish on Darwin
✅ Darwin by the numbers: yields, vacancy, income and price
✅ Rents rising 200 to 300 dollars a week, and why it is just starting
✅ Why he says the government is 50 times wrong on rent forecasts
✅ The wall of money on the sidelines and the move back around 2028
✅ Where he sees value now, including Melbourne and Tasmania
Timestamps:
00:00 Introduction
02:14 Five months post budget, the sentiment shift
04:30 The 18.6 year cycle, and blocking out the media
09:55 Why markets fall 10%, and replacement cost as the floor
12:24 The pressure cooker theory, and why Darwin
20:07 The rental boom thesis and $300 a week rises
24:14 The buyer’s agent reset
32:00 The flow of money and the 2028 war chest
38:16 Why the government is 50 times wrong on rents
40:02 Where Sam sees value: Melbourne and Tasmania
Follow Sam Gordon:
Instagram: https://www.instagram.com/samgordonproperty/?hl=en
YouTube: https://www.youtube.com/@australianpropertyscout2026
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:
sam gordon property | Australian rental crisis | rental boom 2026 | Darwin property market | high yield property investing | pressure cooker markets | buyers agent Australia | negative gearing changes | follio property podcast

House prices are now falling in every capital city for the first time in 15 years, and Lachlan Delahunty is quietly buying. In this Q&A, he reveals exactly what he is doing with his own money and answers your ten biggest questions about the downturn.
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Reece Beddall puts Lachlan on the spot: forget the guests and the experts, what are you actually doing in this market? Lachlan walks through his own strategy, from clearing the debt on his home and reducing his exposure to Western Australia, to buying two unit complexes in blue chip Melbourne. He breaks down the East Brunswick deal in full: 1.75 million for four individually titled units, a 6.1% gross yield, the plan to lift it to 7.5% through modest renovations, and why buying 100% below replacement cost is how he protects his downside.
From there it is a rapid fire Q&A on the questions you have been leaving in the comments. Are interest rates actually back to normal or are these unprecedented times? When do forced sellers crack and trigger a wave of distressed sales? If you bought at the 2022 to 2023 peak, what should you actually do? Is a 30 to 50% correction really possible in Australia? Where does property investing still make sense now that negative gearing has been deferred? And are young Australians better off leaving the country to save a deposit? Lachlan answers every one with the data.
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:
✅ What Lachlan is personally buying in this market, and why
✅ The East Brunswick deal: 1.75 million, four units, 6.1% yield
✅ Why buying 100% below replacement cost protects your downside
✅ Whether interest rates are actually high by historical standards
✅ When forced sellers crack and distressed sales really start
✅ What to do if you bought at the 2022 to 2023 peak
✅ Whether a 30 to 50% property correction is possible here
✅ Where property investing still makes sense after negative gearing
✅ Why a serviceability buffer cut could shift the whole market
✅ Whether young Australians should leave to save a deposit
Timestamps:
00:00 Cold open: every capital is falling
01:05 What are you actually doing in this market?
02:10 Inside Lachlan’s Melbourne unit complex buy
08:02 Buying 100% below replacement cost
11:09 Are interest rates actually back to normal?
15:10 When do forced sellers crack?
19:20 If you bought at the 2022 to 2023 peak, what now?
22:22 Is a 30 to 50% crash possible?
24:06 Where property still makes sense after negative gearing
28:25 Should young Australians leave to save a deposit?
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 downturn | buyers agent| Melbourne property market | property crash australia | interest rates 2026 | negative gearing changes | replacement cost investing | property Q & A| follio property podcast
#AustralianProperty #PropertyInvesting #PropertyDownturn #MelbourneProperty #PropertyCrash #InterestRates #NegativeGearing #PropertyMarket2026 #PropStac #FollioPropertyPodcast

Australian property market crash: Ben Kingsley has been investing since 1993 and says this is the worst set of conditions he has ever seen. He expects a 12% to 15% decline as a minimum, well past the 8.2% fall from 2017 to 2019, and roughly $1.5 trillion of national property value to disappear.
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In this episode of the Follio Property Podcast, Lachlan Delahunty sits down with Ben Kingsley, former chair of the Property Investment Professionals of Australia, to unpack what is actually driving the Australian housing market right now. We cover the $1 trillion plus government debt problem, why the RBA only has one lever left in interest rates, why the bulk of the market is sitting on its hands, why regional property is now the highest risk segment in the country, and why the July 1 revaluation matters more than most owners realise.
WHAT YOU’LL LEARN
✅ Why this downturn is worse than 2017 to 2019, and the 12% to 15% decline Ben is calling as a minimum
✅ The $1.5 trillion wealth loss and what it means for owners, buyers and renters
✅ Why interest rates are the RBA's only lever, and the push to cut the APRA buffer from 3% to between 1.5% and 2%
✅ Regional property: 60 to 70 sales a week, negative equity risk, and why capital cities still win
✅ Melbourne: why it has underperformed since COVID and the 3 to 6 month window to watch
✅ Downsizing: why waiting 2 to 3 years could add $100,000 to $200,000 to your position
✅ The July 1 revaluation and how to protect your equity before it lands
✅ Why quality assets above $600,000 remain the entry point for serious investors
Timestamps:
00:00 Why this downturn is worse than 2017 to 2019
01:45 Why the market is sitting on its hands
04:45 How long the downturn runs
09:26 Why interest rates are the only lever the RBA has
17:00 Oil prices, inflation and the real cost of money
18:20 The government stimulus coming in 3 to 6 months
23:00 Downsizing: why waiting 2 to 3 years is worth $100,000 to $200,000
30:00 The July 1 revaluation and your equity
31:00 Debt, negative equity and the biggest risk right now
38:30 Melbourne: the 3 to 6 month window
Follow Ben Kingsley:
LinkedIn: https://www.linkedin.com/in/benkingsleyau/
Podcast: https://www.youtube.com/@UCqtc5gRT8uckMKpUVnWRiZA
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 Australia |  Australian property market crash | Australian housing market | property market Australia | interest rates Australia | Australian property market 2026
#AustralianProperty #AustralianPropertyMarket #PropertyInvestmentAustralia #AustralianHousingMarket #PropertyMarketAustralia #InterestRatesAustralia #AustralianPropertyMarket2026 #RealEstateAustralia #NegativeGearing #PropertyInvesting #AusFinance #PropertyMarket #HousingMarket #PropertyPodcast #FollioProperty

The RBA raised rates live on air and Lachlan Delahunty made good on a promise. Before that, Reece Beddall walks through the PropStac data on where Sydney, Melbourne and Perth prices could go next.
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In this episode of the Follio Property Podcast, Reece Beddall and Lachlan Delahunty go live on Cup Day, minutes before the RBA decision, and pull PropStac data on the property market Australia wide. They break down October's price moves in every capital city, with Brisbane, Perth and Sydney falling and Hobart and Darwin still growing.
✅ Why a rate rise looked certain: CPI at 4.3% and trimmed mean at 3.6%
✅ More rises early next year, rising unemployment and weaker retail spending
✅ Transactions down about 25% and the ripple effect on the property industry
✅ October price falls: Brisbane, Perth, Sydney, Adelaide and Melbourne
✅ On the ground in Brisbane, the Gold Coast and Byron Bay
✅ Why Hobart and Darwin grew while the big capitals fell
✅ PropStac: Sydney against late 2017, and a possible 15 to 20% fall
✅ Melbourne against mid-2022, and why population growth changes the forecast
✅ Perth against early 2010, and what to expect for the rest of 2026
✅ The live RBA decision, and Lachlan's resignation
00:00 Cold open: RBA decision day, live on Cup Day
01:05 CPI at 4.3% and why a rate rise looked certain
03:10 Could rates go higher in 2027? Jobs and the property ripple effect
07:15 October performance by capital city
09:05 On the ground: Brisbane, Gold Coast and Byron Bay
13:20 Why Hobart and Darwin grew in October
14:00 Sydney and Melbourne against past cycles in PropStac
19:30 Perth against early 2010, and what comes next
23:30 The RBA decision lands, and Lachlan resigns
24:35 Should Lachlan come back? Your feedback
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:
rba rate rise november 2026 | australian property market update | cash rate 2026 | sydney property prices 2026 | perth property market | brisbane property prices | melbourne property market | darwin property market | hobart property market | property market forecast 2027 | follio property podcast
#RBA #InterestRates #AustralianProperty #PropertyMarket2026 #SydneyProperty #PerthProperty #BrisbaneProperty #PropertyInvesting #PropStac #FollioPropertyPodcast

Australia's property market peaked between March 10th and 20th and Sydney and Melbourne are now facing double digit price falls. In this episode Jack Henderson from Henderson Advocacy breaks down why Brisbane is falling fastest, why sentiment has collapsed, and why long term fundamentals still favour quality property in Australia.
Get Access to PropStac 👉 https://propstac.com.au/?signup=1&ref=episode116
Speak with an Advisor 👉 https://follio.com.au/contact-us/?utm_source=youtube&utm_medium=podcast&utm_campaign=episode_116
If you are trying to buy property in Australia, invest in Sydney real estate, or understand where Melbourne property prices and Brisbane housing markets are heading next, this is a must watch. Jack shares why waiting for the bottom rarely works, why vendors refuse to discount, how the 2026 Budget impacts inflation and rents, and why his value add strategy keeps working in a falling market. He also calls out the risks for first home buyers in Australia, the failure of 5 percent deposit schemes, the threat of new property taxes, and why speculative regional property markets lack the liquidity to exit safely.
What we cover in this Episode:
✅ Why Sydney and Melbourne face double digit falls and Brisbane is dropping fastest
✅ Why the Australian property market peaked in March and what triggered the shift
✅ Value add property strategy that works in any market cycle
✅ Why waiting for the market bottom can backfire on serviceability
✅ How the Budget, inflation and interest rates impact Aussie house prices
✅ Warren Buffett style investing applied to Australian real estate
✅ Government spending, welfare and the risk of a family home tax or death tax
✅ First home buyer affordability crisis: income, deposits and expectations
✅ Why speculative regional markets are the highest risk right now
✅ How the downturn is washing out weak buyers agents
TIMESTAMPS:
00:00 Market Peak and Price Falls Warning
01:08 Intro With Jack Henderson and Market Sentiment Shift
02:46 Value Add Strategy and Why It Wins In A Downturn
04:29 Sitting On The Sidelines and Vendor Behaviour
06:15 Why You Cannot Pick The Top Or Bottom
08:17 Budget, Inflation and Rental Yields
11:48 Warren Buffett Philosophy For Property Investors
21:12 Government Spending, Welfare and Debt Spiral
25:01 First Home Buyers, Deposits and Affordability Truth
33:09 Regional Markets Risk and Buyers Agent Shakeout
Follow Jack Henderson:
Instagram: https://www.instagram.com/jackchenderson/?hl=en
YouTube: https://www.youtube.com/@jackchenderson
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 Downturn | Sydney Property Price Falls | Melbourne Housing Market Correction | Brisbane Property Market Decline | Value Add Investment Strategy Australia | First Home Buyer Affordability Crisis | Australian Budget Impact On Property | Regional Property
#AustralianPropertyMarket #SydneyProperty #MelbourneProperty #BrisbaneProperty #PropertyInvestingAustralia #RealEstateAustralia #HousePricesAustralia #PropertyCrashAustralia #FirstHomeBuyerAustralia #BuyersAgent #PropertyInvestment #AustraliaRealEstate