The Follio Property Podcast

We tackle listener questions spanning every major Australian property market in this rapid-fire Q&A episode. From WA's game-changing R-Code rezoning to the outer Melbourne house and land trap, every answer is backed by Follio's proprietary data.

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The Follio Property Podcast returns to the inbox with a stacked Q&A covering the Australian property market. Lachlan breaks down why Perth still has 20% capital growth runway even at the $1.1 million median price point, while unpacking the R-Code changes opening up 50,000 more residential subdivision opportunities across Western Australia. Reece challenges the narrative on Melbourne's outer-suburb house and land packages and digs into why Sydney agents are suddenly listing prices again. The duo also runs through Busselton's post-budget investment outlook, Darwin's shifting fundamentals, and a quick-fire round covering negative gearing, property downturns, suburb growth signals, and the retirement math every investor needs to know

✅ What the WA R-code change means: 900 down to 700 square metres and the infill opportunity it unlocks
✅ Why Perth still has meaningful capital growth left before its affordability ceiling
✅ Why the Perth slowdown is sentiment driven, not a supply problem
✅ Busselton and regional WA after the budget
✅ Sydney's shift to advertised prices and how under-quoting works
✅ Why outer Melbourne house and land packages lose on opportunity cost
✅ Bendigo and Ballarat versus Geelong: how commuter regionals really differ
✅ The data case against Darwin despite what the buying groups are pushing
✅ How many debt-free properties it takes to retire on a passive income
✅ The debt reduction strategy: why taking on more debt can get you debt-free faster

Timestamps:

00:00 Introduction
01:40 WA R-code changes and the subdivision opportunity
07:00 Will Perth hold as it nears $1.1 million
12:30 Is Perth at its peak? Sentiment versus supply
16:30 Busselton and regional WA after the budget
19:30 Sydney: advertised prices and under-quoting
24:00 Outer Melbourne house and land packages
28:00 Bendigo and Ballarat versus Geelong
32:30 The data case against Darwin
37:00 Quick fire: retirement, downturns and debt reduction

Key Themes

Perth property market analysis | WA r-code infill development | Australian property investing | negative gearing Australia | property downturn Australia | Busselton property investment | Darwin property market | house and land packages Melbourne | retire on property Australia | pay off mortgage or invest

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

Got a market question for our next Q&A? Drop it in the comments. Subscribe to the Follio Property Podcast for data-driven Australian property analysis the mainstream won't give you.

#AustralianPropertyMarket #PerthProperty #PropertyInvesting #NegativeGearing #PerthRealEstate #HouseAndLand #MelbourneProperty #DarwinProperty #BusseltonProperty #PropertyPodcast #FollioPropertyPodcast #RealEstateAustralia #AustralianRealEstate #FirstHomeBuyer #PropertyInvestment

Lending has tightened sharply since the 2026 Budget, and the investors who understand the new rules will be positioned to buy while others sit out.
Michael Killiner, Director of Tusk Finance, joins Reece Beddall and Lachlan Delahunty to break down what the negative gearing and capital gains tax changes actually mean for borrowing capacity, serviceability and cash flow. This is the most significant lending shakeup Australian property investors have faced since the interest-only caps of 2017, and most of it is happening quietly inside bank policy rather than in the headlines.
Michael covers how lenders are now assessing rental income, why first home buyer lodgments have fallen since the Budget and how the guarantee scheme backfired, the real cash flow position on a $700,000 investment property, and the everyday commitments quietly destroying loan applications. He also explains why negative gearing is not gone so much as delayed, how debt recycling still works in 2026, and how to structure offset accounts and lending across major and non-bank lenders for the current environment.
Book Your FREE Investment Assessment 👉: https://follio.com.au/contact-us/?utm_source=youtube&utm_medium=contact_us&utm_campaign=episode+85📊 Join the PropStac Waitlist: https://follio.com.au/propstac-waitlist/?utm_source=youtube&utm_medium=propstac&utm_campaign=episode+85
In this episode:
Post-Budget lending landscape and what changed for investors
First home buyer lodgments and the guarantee scheme
RBA interest rate outlook for 2026
Serviceability and borrowing capacity after the Budget
Non-bank lenders, assessment rates and rental income rules
Trust structures, company lending and the lending fraud crackdown
The real cash flow position on a $700,000 property
Whether to pay down the mortgage in this environment
Car leases and the borrowing capacity damage they cause
Debt recycling in 2026 and how to structure it
Why negative gearing is delayed rather than gone
Timestamps:
00:00 Budget fallout: CGT and negative gearing changes explained
04:19 20% drop in first home buyer lodgements 06:48 Interest rate predictions for 2026
08:47 Serviceability post-budget
09:30 Borrowing capacity slashed
11:03 Non-bank lenders, assessment rates, and rental income rules
19:28 Should you pay off your mortgage in this environment? 26:17 Car leases: the worst thing for your borrowing capacity 28:08 Debt recycling in 2026
30:48 Bank policy shakeup coming
33:07 The one piece of advice every investor needs right now
Michael Kiliner:
Podcast:  @ThatBackyardPropertyPodcast 
Business: https://tuskfinance.com.au/
Instagram: https://www.instagram.com/mortgageswmichael/?hl=en
About The Follio Property PodcastEach 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/@folliopropertypodSpotify: 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
#AustralianProperty #PropertyInvesting #NegativeGearing #FirstHomeBuyer #RBA #InterestRates #MortgageBroker #DebtRecycling #AustralianRealEstate #BorrowingCapacity #CGT #FollioPropertyPodcast

Book Your FREE Investment Assessment 👉: https://follio.com.au/contact-us/?utm_source=YouTube&utm_medium=.&utm_id=Episode+84📊 Join the PropStac Waitlist: https://follio.com.au/propstac-waitlist/?utm_source=YouTube&utm_medium=propstac&utm_id=Episode+84Established houses grew 14.3% in Brisbane while off-the-plan apartments in Melbourne went BACKWARDS at -1.3%. In this episode of the Follio Property Podcast, we run a "Compare The Pair" analysis across 50 randomly selected properties in Brisbane, Perth, and Melbourne, stacking established houses, boutique units, house and land packages, and high-rise apartments against each other over the last 7–10 years. The data is brutal. If you own the wrong asset type in the wrong city, you are not just underperforming, you are going backwards while inflation eats your equity. We break down exactly which property types delivered the highest capital growth returns, why boutique units in Perth exploded at 23.3% compounding, and how Melbourne Docklands apartments have set investors back decades with losses ranging from $13,000 to $125,000. This is not theory, these are real asset performances tracked by a buyers agency managing hundreds of client portfolios. Whether you are building a property portfolio, a first home buyer trying to get in, or an experienced investor reviewing your strategy, the gap between the best and worst asset types in the Australian property market has never been wider. What we've covered in this:✅ Established Houses vs House and Land - Melbourne houses compounded at 7% while house and land packages limped at 1.6%. Brisbane saw the tightest spread (14.3% vs 12.9%) driven by post-Covid replacement cost inflation, but that anomaly is not expected to continue.✅ The Boutique Unit Outperformance - Perth units delivered 23.3% capital growth vs 12% for houses. Brisbane units hit 15.3%. These are smaller complexes (15 or less, 2–3 levels, with parking) in blue-chip land-locked suburbs; scarcity drives the outperformance.✅ The Melbourne Apartment Disaster - Off-the-plan high-rise apartments returned -1.3% compounding. With inflation at 3%, investors in Docklands and Southbank lost real wealth. Specific losses ranged up to $125,000 on resale.Timestamps: 00:00 Introduction & Why This Data Matters 04:42 Established Houses06:12 House & Land Packages08:38 High-Rise Apartments11:33 Boutique Units12:53 Docklands Losses Up to $125,000 13:51 Why Scarcity Dictates Capital Growth 15:08 Is Melbourne Turning a Corner or Still Trapped? 17:41 Blue-Chip Land-Locked Suburbs vs CBD Towers 18:26 $30K to $500K Profit Examples About The Follio Property PodcastEach 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/@folliopropertypodSpotify: https://open.spotify.com/show/4Akt4N53zsb4ldzFNlTwad?si=AFEgYOAiSh2QGbK8AfFLywLachlan Delahunty: https://www.linkedin.com/in/lachlandelahunty/Reece Beddall: https://www.linkedin.com/in/reece-beddall-294557b3/Executive Producer: Jonathan Fernandeshttps://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#Propertyinvestment #australianproperty #realestateinvesting #melbourneproperty #brisbaneproperty #perthproperty #capitalgrowth #Houseandland #Propertyportfolio #Offtheplan #investmentproperty #australianrealestate #Boutiqueunits #Propertymarket #wealthbuilding

Book Your FREE Investment Assessment 👉: https://follio.com.au/contact-us/?utm_source=YouTube&utm_medium=newsletter&utm_id=Episode+83📊 National Investment Report: https://441711975.hs-sites-ap1.com/follio-property-podcast-content-subscriber?utm_source=YouTube&utm_medium=newsletter&utm_id=Episode+83The Australian property market is splitting in two, while Sydney slides, Melbourne show signs of growth, Perth and Brisbane are holding firm. In this episode of the Follio Property Podcast, we break down the latest weekly data, auction clearance rates, and the real supply-demand numbers driving this two-speed Australian housing market in 2026.Is the Australian housing market heading for a crash or a correction? This week's data reveals a stark divide, Melbourne is sitting on a 54,000 dwelling surplus while Perth faces a 32,800 shortfall. Sydney's auction clearance rates have plummeted to 53% from 75% a year ago, and first home buyers have withdrawn by nearly 30% despite government incentives. We unpack our Chief Economist's supply-demand analysis, the RBA's outlook on private credit defaults, and what Follio's proprietary sentiment index is telling us about where property prices Australia-wide are headed next. For anyone tracking the Perth property market, Brisbane property market, or looking at property investment Australia strategies, these weekly numbers are essential viewing.✅ Melbourne dwelling surplus hits 54,000, what it means for prices ✅ Perth's 32,800 dwelling shortfall and why it's showing sheer resilience ✅ Sydney auction clearance rates drop to 53%, the 55% danger zone explained ✅ First home buyers withdraw 30%, why government incentives are failing ✅ Investor lending collapses from 41% to 22% of market activity ✅ Perth R-code changes unlock subdivision potential on 10,000+ properties ✅ Follio sentiment index, why Melbourne confidence is highest despite price fallsTimestamps: 0:00 Introduction: Sydney & Melbourne Property Price Forecast July 20261:30 Two-Speed Economy Update: Why Australian Markets Are Moving At Different Speeds3:30 Weekly Market Pulse: Green Shoots In Home Open Activity Across Australia5:10 Why First Home Buyers & Owner Occupiers Are Leaving The Market7:30 The Supply Story Nobody Is Talking About: Australian Housing Market Data8:30 Dwelling Surplus Explained: Melbourne 54,000 vs Brisbane & Perth Undersupply14:00 Melbourne Property Market Deep Dive: Why Supply Can't Be Fixed Quickly16:00 Adelaide & Sydney: Hitting The Affordability Ceiling21:00 Investor Sentiment Index: Why Experienced Investors Are Getting More Confident26:00 Perth Property Market Update: Median Over $1M, R-Code Changes & What's Next29:00 Brisbane & Adelaide Outlook: Stabilisation or Further Decline?About The Follio Property PodcastEach 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/@folliopropertypodSpotify: https://open.spotify.com/show/4Akt4N53zsb4ldzFNlTwad?si=AFEgYOAiSh2QGbK8AfFLywLachlan Delahunty: https://www.linkedin.com/in/lachlandelahunty/Reece Beddall: https://www.linkedin.com/in/reece-beddall-294557b3/Executive Producer: Jonathan Fernandeshttps://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#AustralianPropertyMarket #PropertyPricesAustralia #PerthPropertyMarket #BrisbanePropertyMarket #AustralianHousingMarket #MelbourneProperty #SydneyProperty #PropertyInvestmentAustralia #FirstHomeBuyer #RealEstateAustralia #HousingMarket2026 #AustralianRealEstate

Book Your FREE Investment Assessment 👉: https://follio.com.au/contact-us/?utm_source=YouTube&utm_medium=newsletter&utm_id=Episode+82📊 National Investment Report: https://441711975.hs-sites-ap1.com/follio-property-podcast-content-subscriber?utm_source=YouTube&utm_medium=newsletter&utm_id=Episode+82The Australian property market is splitting in two, and most investors are too scared to move. While Sydney and Melbourne show macro decline, smart money is buying at 60% under replacement cost in the micro markets that are quietly running. In this episode of the Follio Property Podcast, Lachlan Delahunty and Reece Beddall walk through four real client case studies, a Sydney unit owner, a Melbourne rentvestor, a leveraged investor, and a near retiree, with four completely different answers to the same question: is now the time to buy?What makes this episode critical is the post-budget lens. Negative gearing changes, the SMSF debate, and Australia's unique interest rate cycle have made property investment more complex than it has been in years. Lachlan breaks down why the one-size-fits-all advice flooding the market right now is dangerous, which three asset types are getting a suspicious amount of noise (and which one he is actually buying), and why interest rates carry more weight for your portfolio than any policy change coming out of Canberra. If you are sitting on equity, considering rentvesting, or wondering whether to consolidate or expand, this episode gives you the exact framework to make the call before the window closes.In this podcast, we covered:✅ Why current buying conditions are the best in 4-5 years for the right investor ✅ Case Study 1: Sydney unit owner with equity; upgrade, diversify, or hold? ✅ Case Study 2: Melbourne renter; rentvesting vs entering the owner-occupier market ✅ Case Study 3: Investor with two negatively geared properties, consolidate or buy a third? ✅ Case Study 4: Near retiree with a paid-off investment property; de-risking for cash flow ✅ Why commercial property, house and land packages, and off-the-plan are getting pushed hard ✅ The RBA rate cycle and why Australia is on a different path to the rest of the worldTimestamps: 00:00 Buying Conditions Are the Best in Years 02:17 The Post-Budget Property Landscape 04:22 Three Asset Types Getting Noise (and One Worth Buying) 06:45 Why Smart Money Is Buying Now 12:07 RBA Rate Cycle and Australia's Unique Position 16:18 Negative Gearing: Should It Stop You? 18:27 Case Study 1: Sydney Unit Owner 20:16 Case Study 2: Melbourne Rentvestor 22:49 Case Study 3: Leveraged Investor With Two Properties 25:02 Case Study 4: Near Retiree Portfolio StrategyKey ThemesAustralian property market 2026 | Buying property under replacement cost Australia | Sydney property market investment strategy | Melbourne rentvesting property case study | Commercial property Australia investment | Negative gearing changes Australia 2026 | Property portfolio consolidation strategy About The Follio Property PodcastEach 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=AFEgYOAiSh2QGbK8AfFLywLachlan Delahunty: https://www.linkedin.com/in/lachlandelahunty/Reece Beddall: https://www.linkedin.com/in/reece-beddall-294557b3/Executive Producer: Jonathan Fernandeshttps://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