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

• Diana Mousina on Why Property Is Australia’s Economic Backbone

  What role does property truly play in shaping Australia’s economic story? In today's episode, we sit down with Diana Mousina, Senior Economist at AMP, to unpack why property plays such a central role in Australia’s economic landscape. Diana brings a sharp, accessible take on the macro forces at play, both locally and globally, and helps us make sense of how the housing market ended up where it is today. We explore the persistent housing undersupply across the country, how population growth and household formation trends feed into demand, and why supply still hasn’t kept pace. Diana talks us through the long-term structural issues: from planning and regulation to developer incentives, and explains why there’s no single lever that can fix affordability on its own. We also touch on broader economic dynamics: what slower productivity growth means for Australia, how inflation is likely to behave in the coming years, and why the push for government intervention has fundamentally changed post-pandemic. If you’ve been trying to make sense of property prices, population pressures, or policy decisions and how they all connect, this conversation offers clarity and context. It’s a grounded look at what’s really driving the housing market and what might shape its future, so tune in and let's get started! Episode Highlights: 00:00 - Welcome 00:57 - Who is Diana Mousina? 01:34 - Why Diana’s economic content resonates 02:43 - Will the Trump administration really impact the Australian property market? 04:52 - What’s behind the housing supply crisis? 06:20 - The demand dilemma and oversupply myth 10:49 - What’s the economic fallout of Australia's housing problem? 14:24 - How instrumental is Victoria’s oversupply to their current state of affairs? 16:13 - When is it useful to consider Australia as one market versus dozens? 18:11 - Can we just cut migration to fix the housing problem? 21:09 - Why does Australia obsess over economic growth? Is it really that necessary? 27:03 - Australia’s long-term economic outlook 30:01 - Do you think recession is a real risk for Australia? 32:19 - What’s really happening with inflation? 37:05 - Has the post-pandemic economy outgrown old benchmarks like the RBA's inflation target? 39:12 - Will the upcoming election shift housing policy? 41:21 - Diana Mousina’s property dumbo About Our Guest: Diana Mousina is the Deputy Chief Economist at AMP, where she leads macroeconomic research and market analysis to guide investment strategy. With a Bachelor of Commerce and a Master of Finance from the University of New South Wales, she brings over a decade of experience in economic forecasting, funds management, and public commentary. Diana is known for her clear, engaging approach to complex topics, often using pop culture references and social media—especially TikTok and LinkedIn—to make economics accessible and relatable. Her work has made her a recognizable voice in Australia’s economic landscape, particularly around housing, inflation, and policy trends. Connect with Diana Mousina: LinkedIn https://www.linkedin.com/in/diana-mousina-5a22442b/?originalSubdomain=au 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 [email protected] Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au Work with Veronica: https://www.veronicamorgan.com.au Looking for a Mortgage Broker? https://www.alcove.au Work with Chris: [email protected] 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/3Ge1626dgnmK0RyKPcXjP0?si=26cde394fa854765 See omnystudio.com/listener for privacy information.

  --------  

  46:00
• Can AI Really Decode Planning Regulations for Property Developers?

  Trying to work out what’s actually possible on a development site can be an absolute nightmare. So in this episode, we’re joined by Will Sullivan from PropCode to talk about how AI might be able to help. We dig into how tech is being used to speed up the research process, reduce the need to spend hours on council websites (or pay $250 an hour to a planner), and pull together planning rules that are otherwise hidden across PDFs, maps, and inconsistent formats. We talk through how PropCode works, what it can do—and just as importantly, where it stops. It’s not replacing town planners or council staff, but it can give homeowners, investors, and developers a clearer sense of what they’re working with before diving in too deep or spending money on the wrong site. We also unpack the major planning reforms in New South Wales and how they’re set to impact development potential around train stations and local centres. Will explains why not every site will benefit equally, and why developers still have to think hard about feasibility—because just being zoned for six stories doesn’t automatically mean a windfall. If you’re buying, selling, renovating, or developing property in NSW, or just want to understand how AI fits into the planning space, this is a great one to tune in to. We’ve also included a link to PropCode’s free tool in the show notes—it’s worth checking out. Episode Highlights: 00:00 - Introduction 01:04 - Who is Will Sullivan? 02:13 - What is the Mecone Mosaic planning tool, what does it do, and how is it being applied? 03:26 - What sparked the idea behind Propcode? 05:49 - Who Propcode is actually built for 07:22 - How PropCode deals with subjective elements like heritage and conservation areas 10:49 - Propcode’s limitations: An outline of what it can’t automate yet 17:01 - What happens when state policy overrides council rules? 18:52 - Are planning reforms making Propcode more essential than ever? 24:47 - How Propcode helps you understand development potential of neighbouring sites 29:10 - How Propcode surfaces hidden planning details you might miss 35:35 - What urban planners can learn from the insurance industry 41:45 - Can AI lead to smarter, more strategic urban planning? 49:50 - Is the planning process one of the major roadblocks to building more homes? 51:48 - Will Sullivan’s property dumbo About Our Guest: Will Sullivan is the CEO of PropCode, bringing a unique background that blends expertise in urban planning, data analysis, and natural hazards. With over seven years in the planning industry, including key work at Mecone Consulting where he developed the widely-used Mecone Mosaic mapping tool, Will has advised both government and private sector clients across Australia. His earlier experience in the insurance sector studying natural hazards informs his approach to the built environment, giving him a deep understanding of how environmental risks intersect with planning decisions. Connect with Will Sullivan: LinkedIn https://www.linkedin.com/in/wtsullivan/?originalSubdomain=au Website https://propcode.com.au/ Resources mentioned in this episode: Propcode: Finding planning answers for your property https://app.propcode.com.au/title 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 [email protected] Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au Work with Veronica: https://www.veronicamorgan.com.au Looking for a Mortgage Broker? https://www.alcove.au Work with Chris: [email protected] 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/3Ge1626dgnmK0RyKPcXjP0?si=26cde394fa854765 See omnystudio.com/listener for privacy information.

  --------  

  54:12
• Has Melbourne’s Market Shifted for Good—Or Is This Just a Blip? Cate Bakos Explains

  Melbourne’s property market has been through a lot lately — ups, downs, and now a bit of a bounce. Is this a genuine turnaround, or just a brief shift before more challenges arise? In this episode, we chat with Cate Bakos, a seasoned Melbourne property market specialist who knows the city’s market dynamics better than most. Cate shares what she’s seeing at the coalface — from interstate investors jumping in to locals cautiously testing the waters. We dig into the impact of Melbourne’s massive infrastructure projects, the aftermath of the city’s harsh lockdowns, and why sentiment can sometimes outweigh the raw data. Cate also touches on the challenges investors are facing, like rising land taxes and stricter rental regulations. It’s a complicated picture, and there’s a lot to consider. If you’ve been curious about whether Melbourne’s market has truly found its feet or if this is just a momentary shift, you should listen to this episode. Join us as we unpack what’s really happening on the ground, the signals that may hint at a lasting change, and the realities buyers, sellers, and investors need to navigate. Episode Highlights: 00:00 - Introduction 01:05 - Who is Cate Bakos? 02:39 - What’s driving the surge in buyer activity across Melbourne? 09:29 - Has Melbourne’s mojo returned post-COVID? 13:57 - Is the recent investor interest in Melbourne based on solid data—or just market bias? 17:05 - Cate weighs in on the narrative around high listing volumes in Melbourne 21:01 - What does Victoria’s $1 million daily interest bill mean for property? 26:42 - Buyer preferences are shifting again—are we back to wanting proximity over space? 31:20 - Do younger buyers still prefer the same suburbs and homes as older generations? 34:35 - Why some Melbourne apartments are struggling while others hold strong 38:10 - Has land tax made buyers think twice about purchasing a holiday home? 40:34 - What’s driving Melbourne’s tight rental market and rising yields? 45:38 - Are interstate investors replacing locals who’ve sold out of Melbourne? 46:23 - Cate explains who benefits most from Victoria’s Shared Equity scheme 49:41 - What will it take for upgraders and downsizers to re-enter the market? 51:11 - Cate Bakos’ property dumbo About Our Guest: Cate Bakos, with a Chemistry degree from Monash University, transitioned from a successful career in sales and marketing with Orica to becoming an award-winning real estate professional. After purchasing her first property at 21, she moved into Melbourne’s Bayside property market, later founding Cate Bakos Property in 2014. Cate has guided over 2,000 clients through property purchases and strategies, leveraging her expertise in lending policy and cashflow analysis. A regular media commentator, Cate co-hosts “The Property Trio” podcast and authored “Successful Property Investment.” She served as REBAA President from 2019 to 2023 and continues to mentor young industry professionals. Connect with Cate Bakos: Website https://www.catebakos.com.au/ LinkedIn https://www.linkedin.com/in/catherinebakos/ Instagram https://www.instagram.com/cate_bakos_property/ 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 [email protected] Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au Work with Veronica: https://www.veronicamorgan.com.au Looking for a Mortgage Broker? https://www.alcove.au Work with Chris: [email protected] 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/3Ge1626dgnmK0RyKPcXjP0?si=26cde394fa854765 See omnystudio.com/listener for privacy information.

  --------  

  54:39
• The Hard Truth About Due Diligence: If You’re Not Doing This, You’re at Risk

  When it comes to buying property, many people think due diligence is just checking if the house looks nice or if the price feels right. But the reality is, it runs way deeper than that. In this episode, we take you through our 109-point due diligence checklist—yes, 109 points—and share what really goes into properly evaluating a property. We dig into why so many buyers, and even some buyers’ agents, miss crucial details that can lead to expensive regrets. From spotting dodgy renovations and unapproved works to reading contracts carefully, we show that it’s not just about ticking boxes—it’s about genuinely understanding the risks and avoiding mistakes that could haunt you later. If you think you can skip a few steps and still be fine, think again. We share real-world examples of how people have been burned by “hot market blindness” and the dangers of rushing through due diligence. Our goal is to help you buy with your eyes wide open, so you’re not left asking, “Why didn’t anyone tell me that?” down the track. Episode Highlights: 00:00 - Introduction 02:07 - How to approach a property inspection when buyers are rushing from viewing to viewing 04:54 - Dealing with deal breakers even when the client loves the property 08:50 - Why Veronica insists on multiple property visits and internal collaboration 10:40 - Veronica explains when and how pricing considerations come into play 13:28 - Uncovering overlooked details in vendor disclosure documents 16:44 - Veronica breaks down the risks associated with unapproved modifications 18:09 - Getting client buy-in before diving deeper into due diligence 21:18 - Diving deep into legal due diligence 23:43 - Why due diligence for strata properties demands extra attention 34:33 - How Veronica manages pricing expectations while dealing with agents 45:37 - The importance of building and pest inspections — choosing the right inspectors 48:30 - How to approach properties with slim chances of success but significant potential 53:23 - Additional points from Veronica 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 [email protected] Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au Work with Veronica: https://www.veronicamorgan.com.au Looking for a Mortgage Broker? https://www.alcove.au Work with Chris: [email protected] 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/3Ge1626dgnmK0RyKPcXjP0?si=26cde394fa854765 See omnystudio.com/listener for privacy information.

  --------  

  57:13
• Are We Ignoring the True Forces Behind Property Prices? with Simon Pressley

  We hear it all the time—population growth drives property prices. But is that actually true, or just one of the many myths that get thrown around in real estate? In this episode, we sit down with Simon Pressley from Propertyology to break down what really moves property markets. Is it supply and demand? Is it economic conditions? Or are we just looking at all the wrong things? Simon spent years studying Australian property history, and he’s got some strong opinions—like why people completely misunderstand the impact of population growth and why economic diversity is actually the real game-changer. We also get into the rise of AI in property research. Can data and algorithms actually predict the next boom, or is it just another overhyped tool that doesn’t account for the real drivers of price growth? If you want to cut through the noise and get a clearer picture of what actually makes property markets move, this episode is for you. Episode Highlights: 00:00 - Introduction 01:39 - What are some of the big property myths we should debunk? 04:17 - Understanding the real drivers of property markets 08:57 - Is population growth needed for long-term sustainable price growth? 11:10 - The case for regional investing—why some areas outperform capital cities 17:05 - Choosing the right investment property: location, scarcity, and affordability 18:58 - Buy-and-hold vs. selling at the right time—when does it make sense to exit? 27:56 - Have Simon ever advised clients to exit a market due to economic downturns 31:55 - Is Darwin really the next big thing, or is the hype misleading? 33:49 - What drove Hobart’s property boom, and is it still a good investment? 38:08 - The trade-off between diversification and capital growth in property investing 43:47 - Key criteria that make a region unsuitable for investment 46:15 - Lessons learned from getting a property prediction wrong 50:41 - Simon's take on the rise of new buyer’s agents flooding the market 54:41 - AI in property investing—helpful tool or just another gimmick? 58:56 - Could large-scale investor activity artificially inflate prices in certain markets? 1:05:18 - Simon Pressley’s property dumbo About Our Guest: Simon Pressley is the Managing Director and Head of Research at Propertyology, a Hall of Fame inductee of the Real Estate Institute of Australia, and a nationally recognised property market analyst. Known for challenging conventional wisdom, he has a proven track record of accurately forecasting market trends, including being the only expert to predict Australia’s post-COVID property boom. With extensive experience in property investment, finance, and buyer’s advocacy, Simon has helped everyday Australians invest across 23 cities and towns. A sought-after media commentator and keynote speaker, he brings deep insights into the complexities of real estate markets nationwide. Connect with Simon Pressley: Website https://www.propertyology.com.au/ LinkedIn https://www.linkedin.com/in/simon-pressley-9b936a95/ 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 [email protected] Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au Work with Veronica: https://www.veronicamorgan.com.au Looking for a Mortgage Broker? https://www.alcove.au Work with Chris: [email protected] 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/3Ge1626dgnmK0RyKPcXjP0?si=26cde394fa854765 See omnystudio.com/listener for privacy information.

  --------  

  1:07:43

More Business podcasts

Trending Business podcasts

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