The Elephant In The Room Property Podcast | Inside Australian Real Estate

Australia’s housing reforms aim to improve affordability and help more Australians buy homes. But could they unintentionally make it harder to build new housing?
In this episode, Richard Temlett, National Executive Director of Research at Charter Keck Cramer, explains the risks facing Australia’s property market. We discuss investor and SMSF changes, development feasibility, construction costs, planning delays and why approved projects don’t always become completed homes.
Richard also explores the potential impact on Melbourne and Brisbane apartments, the rise of build-to-rent and social housing, and why reducing investor demand doesn’t automatically create more affordable housing.
With Australia’s housing crisis driven by population growth, planning restrictions, taxation and limited social housing, Richard argues that there is no single solution. Addressing the crisis will require long-term coordination between governments, developers, financiers and the broader industry.
Episode Highlights
01:41 – Meet Richard Temlett: Inside Australia’s Housing Crisis
05:17 – Why SMSF Changes Could Hit New Housing Supply
08:18 – Why Housing Uncertainty Is Freezing Buyers
11:13 – Why Build-to-Rent Could Be a Housing Winner
18:11 –The Hidden Risks Developers Are Carrying
25:30 – Can Australia Actually Fix Its Housing Crisis?
27:03 – Why More Housing Supply Is So Hard to Deliver
31:50 – How Politics Is Reshaping Australia’s Housing Supply
37:12 – Why Investor Changes Could Reshape the Rental Market
39:31 – Why Australia’s Construction Industry Is So Unproductive
44:43 – Why Property Needs More Policy Certainty
48:02 – Why Politics and Property Run on Different Timelines
51:26 – The Case for a National Housing Reset
54:16 – The Housing Crisis: What Needs to Change Next?
About the Guest
Richard Temlett is the National Executive Director of Research at Charter Keck Cramer, where he specialises in data-driven, evidence-based research to guide property development and investment decisions across Australia.
With extensive experience analysing residential property markets, Richard works closely with developers, financiers and government to understand the economic, planning and market forces shaping Australia’s housing supply. His work focuses on turning complex market data into practical insights about development feasibility, housing demand and the factors influencing where and what gets built.
Richard is also the host of Precisely Property and a regular industry speaker, sharing his research and perspective on the challenges facing Australia’s property market. A former lawyer, he holds a Bachelor of Laws from Flinders University and a Master of Business from RMIT.
In this episode, Richard brings that research-driven perspective to one of Australia’s biggest challenges: how to increase housing supply without creating policies that unintentionally make new development harder to deliver.
Connect with Richard
LinkedIn | Richard Temlett
LinkedIn | Charter Keck Cramer
Website | Charter Keck Cramer

Resources
Visit our website: https://www.theelephantintheroom.com.au
If you have any questions or would like to be featured on our show, contact us at:
The Elephant in the Room Property Podcast - questions@theelephantintheroom.com.au
Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au
Work with Veronica: https://www.veronicamorgan.com.au
Looking for a Mortgage Broker? alcove.com.au
Work with Chris: chrisbates@alcove.com.au

Enjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!
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If you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey!
See you on the inside,
Veronica & Chris

For decades, the path to building wealth in Australia seemed relatively straightforward: buy your home, purchase an investment property, use negative gearing to help manage the cost, and eventually focus more heavily on superannuation.
But with changes to negative gearing, capital gains tax and investment structures on the horizon, that traditional strategy is becoming much harder to follow—especially for Australians starting from scratch. So what does financial advice look like now?
In this episode, James Wrigley from First Financial joins Veronica and Chris to unpack how the new tax environment is changing the way Australians build wealth. James explains why some clients in their 40s are now being encouraged to put substantially more money into superannuation than they would have previously, while still maintaining money outside super for flexibility.
The conversation goes well beyond property. We explore what higher capital gains tax means for shares and ETFs, why automatically rebalancing funds can create additional capital gains, how the proposed changes could affect family trusts and bucket companies, and why some investors may eventually move towards investment company structures instead. We also look at whether property still makes sense when negative gearing becomes less attractive—and why upgrading or renovating your own home could become a more compelling alternative.
For younger Australians, James also discusses the First Home Super Saver Scheme and why it could receive more attention as the investment landscape changes. For older Australians, the conversation turns to retirement, investment property sell-down strategies and the growing trend towards "giving while living" as wealth transfers between generations earlier. The message throughout is clear: higher taxes may change the maths, but they shouldn't become an excuse to stop investing altogether.
Episode Highlights
01:49 – How the Budget Changes Financial Advice
05:19 – Why Super Has Become Plan A
07:33 – Why Trusts Are Losing Their Appeal
10:09 – Division 296: What the $3M Super Rule Means
15:15 – Why CGT Makes Investing More Complicated
19:44 – Will Higher CGT Kill Investment Aspiration?
24:24 – Why Property Still Has a Contrarian Case
28:09 – Could Upgrading Your Home Beat Buying Property?
31:13 – Why Fear Could Keep Sellers Off the Market
36:24 – When Should Investors Sell Before Retirement?
38:08 – Why the First Home Super Saver Scheme Matters
44:38 – Why Parents Are Choosing to Give Wealth Earlier
46:58 – Are Trusts and Bucket Companies Dead?
48:13 – Why Investment Companies Could Replace Trusts
About the Guest
James Wrigley is a financial adviser at First Financial and the author of Retire Life Ready. He has worked in the superannuation and financial advice industry for more than 20 years, including more than a decade as a financial adviser. James is known for breaking down complex financial concepts into practical insights, with hundreds of thousands of Australians following his educational content online.
In this episode, James brings a practitioner's perspective to the latest tax changes, drawing on the real conversations he is having with clients across different stages of wealth creation—from people in their 40s who had planned to buy investment properties, to retirees reconsidering their property holdings and families looking at how to transfer wealth to the next generation.
Connect with James
LinkedIn | James Wrigley
LinkedIn | First Financial
Website| First Financial

Resources
Visit our website: https://www.theelephantintheroom.com.au
If you have any questions or would like to be featured on our show, contact us at:
The Elephant in the Room Property Podcast - questions@theelephantintheroom.com.au
Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au
Work with Veronica: https://www.veronicamorgan.com.au
Looking for a Mortgage Broker? alcove.com.au
Work with Chris: chrisbates@alcove.com.au

Enjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!
Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcast
Subscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719
Subscribe on Spotify: https://open.spotify.com/show/3r0nnJrLUu3t1GpO7X3j6E

If you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey!
See you on the inside,
Veronica & Chris

Will taxing property investors actually make housing more affordable—or simply change who owns the homes?
Australia's housing affordability crisis is real, but the political response to it is anything but straightforward. In this episode of The Elephant in the Room, Veronica Morgan and Chris Bates sit down with Senator Andrew Bragg, Shadow Minister for Housing and Homelessness, for a robust discussion about Labor's changes to negative gearing, capital gains tax and property investment.
Andrew argues that Australia's biggest problem isn't simply who owns property or how much tax investors pay—it's that we're not building enough homes. The conversation digs into the unintended consequences of restricting investment, the impact on housing supply, the role of SMSFs, the 5% deposit scheme, migration and whether government policies are inadvertently pushing people towards different forms of leverage.
But criticism is only half the conversation. Veronica and Chris push Andrew on what should happen instead, exploring infrastructure funding, construction productivity, skilled migration, planning and regulation, the National Construction Code, tax incentives for new builds and ways to encourage more housing supply. Andrew also outlines three Coalition housing policies: an infrastructure fund, a housing and migration pledge, and a recalibration of the National Construction Code.
If you're an investor, homeowner or aspiring buyer trying to understand where Australia's housing market is heading, this is a conversation worth hearing. It cuts through the political slogans and asks the harder question: are we actually fixing the housing problem—or simply moving the pieces around?
Episode Highlights
01:34 – Why Andrew Bragg Thinks Housing Reform Is Backwards
04:13 – Will Taxing Investors Reduce Housing Supply?
08:48 – Why Andrew Bragg Opposes the SMSF Property Ban
12:13 – Is Superannuation Limiting Your Investment Choices?
17:54 – Andrew Bragg's Plan to Get More Homes Built
19:46 – Can Migration Keep Rising Without More Housing?
28:29 – Can Canberra Actually Force States to Build?
31:55 – Could Falling Property Sales Blow a Hole in State Budgets?
35:05 – Should Australia Open Up to Foreign Housing Investment?
38:51 – Could Tighter Lending Be Locking Buyers Out?
42:22 – Is Australia's Housing Crisis Fuelled by Bad Policy?
About the Guest
Senator Andrew Bragg is the Shadow Minister for Housing and Homelessness and a prominent voice in Australia's housing and economic policy debate. He has been deeply involved in scrutinising Labor's changes to negative gearing, capital gains tax and SMSF property investment, while also helping develop the Coalition's alternative housing agenda.
Before entering politics, Andrew worked at Ernst & Young, the Financial Services Council and the Business Council of Australia, giving him extensive experience across financial services, taxation and economic policy. He has also written about Australia's superannuation system, bringing a broader perspective on wealth creation, investment and retirement policy.
In this episode, Andrew brings that policy background to one of Australia's most contentious issues: how to improve housing affordability without undermining investment and supply. He makes the case for reducing construction costs and regulation, increasing building productivity, recalibrating migration and making housing development more economically viable.
Connect with Sen. Andrew
Andrew Bragg - Liberal Party of Australia
Instagram | Andrew Bragg
Website | Senator Andrew Bragg
LinkedIn | Senator Andrew Bragg
YouTube | Senator Andrew Bragg
TikTok | Senator Andrew Bragg
X (Formerly Twitter) | Senator Andrew Bragg
Facebook | Senator Andrew Bragg

Resources
Visit our website: https://www.theelephantintheroom.com.au
If you have any questions or would like to be featured on our show, contact us at:
The Elephant in the Room Property Podcast - questions@theelephantintheroom.com.au
Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au
Work with Veronica: https://www.veronicamorgan.com.au
Looking for a Mortgage Broker? alcove.com.au
Work with Chris: chrisbates@alcove.com.au

Enjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!
Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcast
Subscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719
Subscribe on Spotify: https://open.spotify.com/show/3r0nnJrLUu3t1GpO7X3j6E

If you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey!
See you on the inside,
Veronica & Chris

With the 2026 Federal Budget reshaping tax incentives and many investors questioning whether traditional buy-and-hold strategies still make sense, where should property investors be looking next?
In this episode, Veronica Morgan and Chris Bates are joined by property developer and educator Michael Tiemens to explore why small-scale property development is becoming an increasingly attractive strategy for investors seeking to build wealth through value creation rather than relying on market appreciation alone. Michael explains how subdivision and development can manufacture equity, while also highlighting the discipline, due diligence, and strategic thinking required to make these projects successful.
Together, they unpack the realities behind successful development—from identifying the right sites and understanding buyer demand to conducting rigorous feasibility studies and managing finance, planning, construction, and market risks. They also challenge one of the biggest misconceptions in property investing: that tax benefits should drive investment decisions. Instead, the conversation focuses on building resilient investment strategies based on sound fundamentals, long-term thinking, and careful risk management.
Whether you're an experienced investor looking to adapt to Australia's changing tax landscape or you're considering your first development project, this episode offers practical insights into how small-scale development can fit within a smarter, more sustainable property investment strategy. Tune in to discover why creating value—not simply waiting for capital growth—could be the key to building long-term wealth.
Episode Highlights
01:28 – The Budget Changes the Property Investment Game
05:59 – Why Tax Shouldn't Drive Your Investment Strategy
13:03 – What Happens When a Development Goes Off Track?
18:58 – Buy Low, Create Value, Sell Smart
21:15 – How to Negotiate a Better Development Deal
23:56 – Build What Buyers Actually Want
25:36 – The Battleaxe Block Objections Developers Face
26:58 – Why Backyard Living Could Drive Buyer Demand
28:59 – Why Property Fundamentals Matter More Than Tax
32:20 – Can Partnering With Landowners Make Development Easier?
36:27 – The Risks Developers Need to Spot Before Buying
40:36 – Why Patience Could Be a Developer's Biggest Advantage
43:08 – How to De-Risk a Property Development Project
50:20 – Designing Developments Around Real Buyer Demand
About the Guest
Michael Tiemens is a property developer, educator, and founder of Develop Coach, where he helps aspiring and experienced investors navigate the complexities of small-scale property development. After building his own portfolio through subdivision and development projects, Michael has dedicated his career to teaching investors how to create wealth by manufacturing equity rather than relying solely on market appreciation.
Drawing on years of hands-on experience, Michael specialises in development feasibility, site selection, subdivision strategy, and risk management. He is passionate about helping investors understand the commercial realities of development, equipping them with practical frameworks to assess opportunities, avoid costly mistakes, and make informed investment decisions in an evolving property market.
Through his coaching, education, and real-world project experience, Michael has helped hundreds of investors develop the knowledge and confidence to approach small-scale property development with greater discipline, clarity, and long-term strategic thinking.
Connect with Michael
Instagram | Michael Tiemens
LinkedIn | Michael Tiemens
Website | H.CO

Resources
Visit our website: https://www.theelephantintheroom.com.au
If you have any questions or would like to be featured on our show, contact us at:
The Elephant in the Room Property Podcast - questions@theelephantintheroom.com.au
Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au
Work with Veronica: https://www.veronicamorgan.com.au
Looking for a Mortgage Broker? alcove.com.au
Work with Chris: chrisbates@alcove.com.au

Enjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!
Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcast
Subscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719
Subscribe on Spotify: https://open.spotify.com/show/3r0nnJrLUu3t1GpO7X3j6E

If you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey!
See you on the inside,
Veronica & Chris

The buyer’s agent industry has exploded in popularity, attracting new clients and new operators alike. But rapid growth has exposed a deeper problem: experience takes years to build, while a buyer’s agent business can be launched much faster.
In this episode, Bryce Holdaway joins Veronica and Chris to unpack the growing standards problem facing buyer’s agents. They explore the experience gap among new entrants, the risks of borderless investing without genuine local expertise, and what happens when marketing skills outpace due diligence and property-buying skills.
They also challenge the industry’s obsession with “off-market” opportunities and silver-bullet strategies. Bryce argues that parts of the buyer’s agent industry may have contributed to recent government intervention, while Veronica reflects on how poor practices have damaged the trust the profession once enjoyed.
So what actually makes a good buyer’s agent, and how does the industry rebuild consumer trust?
This conversation is a candid look at where buyer’s agency is heading, what needs to change, and why the next generation of professionals needs to get serious about the craft—not just the marketing.
Episode Highlights
02:04 — Why Did Bryce and Veronica Join Forces Again?
06:43 — Can Regulation Really Fix Buyer’s Agency?
09:14 — Is Marketing Getting Ahead of the Craft?
11:22 — Why You Can’t Fake Local Market Expertise
16:09 — Who Pays When Buyer’s Agents Lack Experience?
19:12 — Could the Budget Be Good for Buyer’s Agency?
24:15 — Stop Copying Others: Find Your Own Differentiation
27:41 — Why More Information Isn’t the Answer
30:19 — Why Good Buyer’s Agents Need to Say No
33:42 — Why Community and Accountability Matter
35:14 — Where Are You: Start, Grow or Scale?
38:12 — The Skills Buyer’s Agents Will Need Next
43:30 — Is “Snake Oil” Damaging Buyer’s Agency?
47:42 — Rebuilding Trust in the Buyer’s Agent Industry
51:36 — What Needs to Change From Here?
About the Guest
Bryce Holdaway is a buyer’s agent, property expert, author, speaker, television presenter and business executive with decades of experience in Australia’s property industry. Originally trained as an accountant in Perth, Bryce discovered an interest in property while working with investment property clients before making the move into buyer’s advocacy and building a career focused on helping Australians make better property decisions.
Over his career, Bryce has built significant experience across property investment, buyer’s advocacy and business growth, including building a business with more than 130 staff and over $25 million in revenue. His experience spans investor-focused and owner-occupier property buying, interstate markets, team development and the systems required to build a sustainable property business.
Bryce has now reunited professionally with Veronica through Buyer’s Agent Mastery, an initiative focused on helping buyer’s agents strengthen their skills, businesses and client outcomes. Their aim is to bring greater leadership and professional standards to a rapidly growing industry while helping the next generation of buyer’s agents learn from the experience of those who have already built long-term careers in the field.
Connect with Bryce
LinkedIn
Facebook
Instagram
Website

Resources
Visit our website: https://www.theelephantintheroom.com.au
If you have any questions or would like to be featured on our show, contact us at:
The Elephant in the Room Property Podcast - questions@theelephantintheroom.com.au
Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au
Work with Veronica: https://www.veronicamorgan.com.au
Looking for a Mortgage Broker? alcove.com.au
Work with Chris: chrisbates@alcove.com.au

Enjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!
Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcast
Subscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719
Subscribe on Spotify: https://open.spotify.com/show/3r0nnJrLUu3t1GpO7X3j6E

If you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey!
See you on the inside,
Veronica & Chris