The Follio Property Podcast

Is residential dead? Scott O'Neill reveals why Australian property market volume is down 80% in residential while commercial property Australia is booming, and why yield matters more than ever for property investing Australia.
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Looking to invest 👉 https://follio.com.au/contact-us/?utm_source=youtube&utm_medium=podcast&utm_campaign=episode_114
In this Follio Property Podcast episode, Reece Beddall and Lachlan Delahunty sit down with Scott O'Neill to unpack the post Budget shift in the Australian property market. Scott explains why residential property Australia no longer stacks up for many investors after tax and policy changes, and why we are seeing a once in a generation move toward commercial property Australia.
You will learn which assets are holding up including large format retail and industrial, why secondary office is the worst market in Australia right now, what the New Zealand case study tells us about rents and the Australia rental crisis, and how mum and dad investors can avoid high risk tenant traps. If you are focused on property investing in Australia for yield and long term stability, this is your playbook for what to buy, what to avoid and how to do due diligence.
What We Cover In This Episode:
✅ Why residential property Australia volume is down 80 percent after the Budget
✅ The once in a generation shift to commercial property Australia for yield
✅ Why commercial is untouched and doing 100M a month
✅ New Zealand playbook and what it signals for the Australia rental crisis
✅ Best vs worst assets: large format retail vs secondary office
✅ How smaller investors can enter commercial safely with syndicates and due diligence
Timestamps
00:00 The resi to commercial shift, in one grab
01:32 Why residential volumes have fallen 80%
02:23 The once in a generation move to commercial
04:12 The New Zealand play: no CGT, no stamp duty
06:56 The best and worst commercial asset classes
08:31 Where mum and dad investors get caught
13:53 Commercial versus bonds, and the demand surge
15:48 What the GFC teaches us about commercial falls
20:57 Inside the buyer's agent boom
39:27 Quickfire round
Follow Scott O’Neill:
Instagram: https://www.instagram.com/scott_oneill_/
Business: https://www.rethinkinvesting.com.au/?r=0
YouTube: https://www.youtube.com/@rethink_investing
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 | Commercial property Australia | Residential property Australia | Australia rental crisis
#AustralianPropertyMarket #CommercialPropertyAustralia #ResidentialPropertyAustralia #PropertyInvestingAustralia #AustraliaRentalCrisis #FollioPropertyPodcast #ScottONeill #PropertyInvestment #CommercialProperty #RentalCrisis #AustralianProperty #PropertyMarketAustralia

There is more than one way to win in the Australian property market, but after the 2026 Budget only cash flow ready strategies survive. In this episode Reece Beddall and Lachlan Delahunty preview Scott O'Neill, Jack Henderson, Ben Kingsley and Sammy Gordon to help you pick the right property strategy for your goals.
Free Access to PropStac 👉 https://propstac.com.au/?signup=1&ref=episode113
Speak with an Advisor 👉 https://follio.com.au/contact-us/?utm_source=youtube&utm_medium=podcast&utm_campaign=episode_113
If you are investing in property in Australia right now, this breakdown of Australian property investing strategies is essential viewing. You will learn how commercial property Australia investors think about yield and tenancy risk, how value add property projects like granny flats and knockdown rebuilds create equity, why blue chip property in capital cities suits long term buy and hold investors, and why regional property markets appeal to rentvestors chasing cash flow property and fast equity growth. Built for buyers, investors and first home buyers who want data led property portfolio strategy, not hype.
What we cover in this Episode:
✅ Commercial vs residential property and who should avoid commercial under $2M
✅ Value add property through granny flats, renovations and knockdown rebuilds
✅ Blue chip buy and hold for capital city growth and risk mitigation
✅ Regional investing for yields, equity recycling and large portfolios
✅ How the 2026 Budget pushed every strategy toward cash flow
Timestamps:
00:00 Four guests, four property strategies preview
02:10 Why there is more than one way to win
05:25 Scott O'Neill on commercial property post budget
08:40 Why commercial needs $2M plus to work
12:15 Yield vs risk in regional commercial assets
16:30 Jack Henderson on value add and granny flats
21:45 Ben Kingsley on blue chip buy and hold
27:20 Sammy Gordon on emerging markets and high volume
33:10 Post budget shift, cash flow is now king
37:05 How PropStack tracks your strategy and numbers
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 investing strategies | Commercial property Australia risks | Value add property Australia | Blue chip property investment | Regional property market yields
#AustralianPropertyMarket #PropertyInvestingAustralia #CommercialPropertyAustralia #ValueAddProperty #BlueChipProperty #RegionalPropertyAustralia #PropertyStrategy #CashFlowProperty #RealEstateAustralia #AustralianRealEstate #HousingMarketAustralia #PropertyInvestmentAustralia #FollioProperty

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

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

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