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

437 episodes

Is NSW’s Planning System Actually Delivering More Housing?
15/02/2026 | 47 mins.
NSW has moved fast to reform its planning system, promising to unlock housing supply through sweeping state-led controls. But zoning uplift alone doesn’t build homes.
In this episode, we ask the harder question many in property are thinking but few say out loud: is the system genuinely delivering housing, or quietly choking supply through feasibility constraints, delays, and unintended consequences?
Joining us is James Oldknow, Special Counsel at Mills Oakley, who works daily at the sharp end of planning approvals, appeals, and the NSW Land & Environment Court. James breaks down why Transport Oriented Development (TOD) has produced little real-world uptake, while the Low-to-Mid Rise (LMR) policy is driving a surge of applications—particularly in Sydney’s most expensive, tightly held suburbs.
We unpack how affordable housing incentives are being used to make projects stack up, why premium locations like Mosman, Waverley, and Woollahra are seeing the most change, and how the new Housing Delivery Authority is fast-tracking large projects while sidelining local controls. Along the way, we tackle design quality, heritage, infrastructure strain, and the emotional toll these changes are having on established communities.
For investors, homeowners, and anyone exposed to property in NSW, this episode is a reality check. And if you’re wondering what could be coming in other states, this could be the canary in the coalmine. The reforms aren’t a silver bullet—but they are already reshaping values, neighbourhoods, and long-term decisions for those paying attention.
Episode Highlights
00:00 — Introduction to NSW Planning System
01:33 — Meet the Expert: James Oldknow
04:41 — Challenges in TOD Applications
08:33 — LMR Policy and Its Impact
10:52 — Affordable Housing and Feasibility
16:42 — Community Concerns and Planning Rigors
26:53 — Development Typologies Across New South Wales
28:59 — Concerns About Centralized Authority
30:43 — Affordable Housing and Contribution Funds
32:17 — Infrastructure and Traffic Concerns
34:33 — Heritage and Environmental Considerations
43:29 — Navigating Development Consents and Modifications
45:29 — Final Thoughts and Advice
About the Guest
James Oldknow is Special Counsel in Mills Oakley’s Planning and Environment team, specialising in planning and development law across New South Wales. He advises landowners and developers on projects of all sizes and regularly appears before councils, planning panels, and the NSW Land & Environment Court.
Working daily within the approvals and appeals system, James sees firsthand where projects stall, why others succeed, and how state policies like LMR, TOD, and the Housing Delivery Authority operate in practice—not theory. His perspective is grounded in real projects, real constraints, and real outcomes, making him uniquely placed to cut through the policy noise and explain what NSW’s planning reforms are actually delivering on the ground.
Connect with James
James’ LinkedIn
Mills Oakley Website
Mills Oakley LinkedIn

Resources
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Why Retirement Living Needs Planning Before Retirement Age
08/02/2026 | 56 mins.
Most Australians assume they’ll deal with retirement living and aged care when the time comes. The problem? By the time it does, the system has already made many of the decisions for you. In this episode, we unpack why delaying retirement and home care planning is one of the most expensive mistakes people make—not just financially, but emotionally and structurally.
Veronica Morgan and Chris Bates are joined by Mitch Hiam, COO of Balance Financial Group, to explain how Australia’s aged care and home care systems really work—and why recent reforms are quietly changing the rules. They explore how “Support at Home,” means testing, maintenance costs, and wait times are pushing retirees into decisions earlier than expected, often under crisis conditions.
The conversation challenges deeply held assumptions about staying in the family home, downsizing, retirement villages, and intergenerational living. Mitch breaks down when home care works, when it doesn’t, and why time—not money—is the real currency in preserving choice and independence later in life.
This episode is essential listening for Gen X, older Millennials, investors, and anyone with ageing parents, offering a clear warning: if you don’t plan your retirement living early, the system will plan it for you.
Episode Highlights
00:00 — Introduction to Retirement Living Decisions
01:08 — Guest Introduction: Mitch Home from Balance Financial Group
01:48 — Challenges Faced by Retired Homeowners
04:05 — Importance of Early Planning for Home Care
09:07 — Government Policy Changes and Their Impact
16:00 — Financial Trade-offs and Family Dynamics
24:21 — Granny Flat Agreements and Multigenerational Living
26:31 — Inheritance and Financial Planning for Retirees
29:52 — Planning for Future Care Needs
30:29 — Making Better Property Decisions
31:37 — Understanding Retirement Villages
40:10 — Costs and Contracts in Retirement Villages
52:26 — Final Thoughts and Advice
About the Guest
Mitch Hiam is the Chief Operating Officer of Balance Financial Group, a specialist advisory firm focused on retirement planning, aged care strategy, and later-life financial decision-making. His work sits at the intersection of pensions, home care funding, residential aged care, downsizing, retirement villages, and intergenerational arrangements.
Mitch works closely with individuals and families navigating some of the most complex—and emotionally charged—decisions they will ever face. From proactive planning to crisis-driven aged care transitions, he brings frontline insight into how Australia’s systems actually operate, where people get caught out, and which decisions permanently limit future options.
Known for his plain-spoken, practical approach, Mitch helps Australians understand the financial reality behind retirement living—so they can make informed decisions early, rather than forced ones later.
Connect with Mitch
Mitch’s LinkedIn
Balance Retirement & Aged Care Specialists’ LinkedIn
Balance Retirement & Aged Care Specialists’ Website

Resources
Visit our website:
Multi-Generational Living: Legal, Financial, and Practical Realities
01/02/2026 | 51 mins.
Multi-generational living is becoming a more common response to the uncomfortable realities facing ageing parents and their adult children.
With traditional aged-care pathways increasingly expensive, emotionally fraught, and often poorly understood, families are weighing up alternatives — staying at home, moving into residential care, or reshaping the family home through shared living arrangements and granny flats.
In this episode, we look under the hood of multi-generational living to explore what’s actually involved. From legal ownership and estate outcomes to pension eligibility, Centrelink rules, and family dynamics, we unpack the decisions families are making — and the risks they often don’t see until they’re already committed.
Our guest, Adriana Care, is Managing Partner at Coutts Legal and works at the coalface with families navigating these choices under pressure. She’s seeing a clear shift among the so-called sandwich generation toward property-based solutions for ageing parents — raising complex questions around money, fairness, control, and what can go wrong when good intentions meet poor planning.
This episode isn’t about whether multi-generational living is right or wrong. It’s about understanding the legal, financial, and practical realities behind these decisions before they become permanent.
Episode Highlights
01:18 — Meet Adriana Care of Coutts Legal
02:08 — Is Aged Care Failing Modern Families?
03:47 — The Legal and Financial Risks Families Miss
05:25 — Why Families Choose Multi-Generational Living
15:31 — Retirement Living vs Staying at Home
20:50 — How Retirement Village Contracts Really Work
25:40 — What to Know Before Making a Family Move
28:10 — Inside Retirement Village Agreements
28:55 — Disclosure Documents Explained
29:40 — Rules and Regulations That Catch Families Out
30:52 — How Family Dynamics Shape Care Decisions
32:21 — Financial Elder Abuse: Legal Warning Signs
35:29 — Binding Financial Agreements Explained
37:46 — Pensions, Gifting, and Centrelink Rules
40:21 — Why Downsizing Isn’t Always the Answer
44:02 — Granny Flat Arrangements: Legal Traps
49:42 — A Real Case That Shows What Can Go Wrong
About the Guest
Adriana Care is the Managing Partner at Coutts Legal, where she specialises in aged care and elder law. She works closely with families navigating some of the most complex and emotionally charged decisions around ageing, care, and family living arrangements.
Adriana advises clients on the legal and financial realities of home care, residential aged care, granny flats, and multi-generational living, with particular expertise in Centrelink rules, pension eligibility, and intergenerational asset arrangements. Working at the coalface, she sees first-hand how well-intentioned plans can unravel without clear structures, proper advice, and early conversations — especially for the sandwich generation balancing parents, children, and property decisions at the same time.

Connect with Adriana
LinkedIn
Coutts Lawyers (Instagram)

Resources
Visit our website: https://www.theelephantintheroom.com.au
If you...
The Power of Place: How Architecture Impacts Our Well-being
25/01/2026 | 50 mins.
What if our homes did more than just provide shelter? What if they could actually contribute to the health of the planet and the people living within them? In this episode, we sit down with Caroline Pidcock, a visionary architect and champion of regenerative design, to explore why Australia’s current approach to housing is falling short—and how we can change it.
Caroline shares her deep expertise on the "Circular Economy" and why we must transition from merely being "less bad" to being "positively good" for our environment. We dive into the hidden health risks of poorly designed homes, the reality of building for extreme weather, and why the "bigger is better" mindset in Australian property is a trap.
What we explore in this conversation:
Regenerative vs. Sustainable: Why doing "zero harm" isn't enough anymore.
The Circular Economy: How to treat buildings as material banks for the future.
Health and Architecture: The impact of light, air quality, and materials on your daily well-being.
Building Standards: A look at why Australian regulations are trailing behind global leaders.
Retrofitting for Resilience: Practical ways to improve existing homes for a changing climate.

Whether you are a homeowner, an investor, or simply curious about the future of our cities, this conversation will challenge you to think differently about the spaces we inhabit. Hit play to learn how we can build a future that thrives!
Episode Highlights
00:00 — Welcome: Rethinking How We Build
01:13 — Caroline Pidcock: Beyond Sustainability
04:18 — Fixing the Flaws in Modern Design
07:06 — Regenerative Design in Action
17:17 — Policy Shifts for a Livable Future
20:47 — Growth vs. the Environment
23:23 — Hard Lessons from Failed Developments
26:08 — How Our Cities are Evolving
27:47 — The Reality of Melbourne’s Planning
31:43 — Regional Living & Staying Connected
33:08 — Leading the Charge for Urban Change
35:49 — Simple Tools for Sustainable Living
37:20 — The Hidden Hurdles of Rezoning
40:54 — How Density Affects Our Communities
48:23 — Final Thoughts: A Legacy for the Future
About the Guest
Caroline Pidcock is a renowned Australian architect and advocate who has dedicated her career to sustainable and regenerative design. With decades of experience across residential and commercial projects, she is a past President of the Australian Institute of Architects (NSW Chapter) and the Australian Sustainable Built Environment Council (ASBEC).
Caroline is a leading voice in the "Living Building Challenge" and is deeply committed to the principles of the circular economy. Her work focuses on creating spaces that are not only carbon-neutral but also enhance the biological and social systems they inhabit. Recognized for her leadership in climate action within the property industry, she continues to influence policy and practice to ensure a resilient and healthy built environment for future generations.
Connect with Caroline
Caroline Pidcock’s LinkedIn
Simon Kuestenmacher: What Demographics Reveal About Housing and Economic Pressure Points
18/01/2026 | 52 mins.
Australia’s housing debate is crowded with loud opinions — but very little demographic reality.
In this episode, we unpack what Australia’s population shifts are actually telling us about housing demand, cities, and economic pressure points, and why many of today’s dominant narratives fall apart when viewed through data.
Demographer Simon Kuestenmacher joins Veronica and Chris to challenge the assumptions shaping housing policy, migration debates, and affordability discussions. From international students and skilled migration to household formation and labour shortages, Simon explains how population forces — not headlines — are driving long-term outcomes across property and the broader economy.
The conversation explores why cutting migration won’t automatically ease housing stress, why median house prices are a misleading metric in a structurally unequal market, and why Australia’s system is quietly designed to support rising asset prices. Along the way, Simon reframes inflation, workforce shortages, and urban planning through a demographic lens that most investors and policymakers ignore.
This episode is essential listening for anyone who wants to understand underlying demand, not just surface-level market movements. If you’re a property investor, owner, or decision-maker trying to make sense of housing, cities, and economic pressure in Australia, this conversation will sharpen how you think about the next decade.
Episode Highlights
00:00 – What Demographics Say About Housing Demand
01:12 – Why Population Data Beats Property Headlines
01:51 – The Migration Debate: Benefits and Misunderstandings
02:47 – International Students: Cash Cows or Future Workforce?
06:32 – Why Australia’s Skills Shortage Is Structural
13:44 – The Fiscal Reality Behind High Migration Numbers
17:36 – How Migration Policy Could Actually Be Fixed
22:03 – Why Migration Isn’t the Real Cause of High Prices
28:57 – The Integration Challenge for International Students
31:25 – Why Australia’s Economic Model Still Works
33:43 – Density, Sprawl, and the Real Cost of Bad Planning
45:01 – AI Will Push Workers Back Into Offices
48:34 – Why Demographics Point to Stickier Inflation
50:04 – Why Median House Prices Are a Misleading Metric
52:11 – The Big Demographic Blind Spots Investors Miss
About the Guest
Simon Kuestenmacher is a demographer and co-founder of The Demographics Group, where he specialises in population change, migration, generational trends, and how these forces shape housing, infrastructure, and economic outcomes. His work is widely used by governments, planners, and businesses grappling with long-term structural change rather than short-term noise.
Simon is a regular media commentator, a columnist for The Australian and The New Daily, and host of the Demographics Decoded podcast. He is also the author of several books on maps and data and runs one of the world’s largest social media platforms dedicated to demographic insights, reaching millions each month.
Known for translating complex population data into practical insight, Simon brings clarity to some of Australia’s most emotionally charged debates — including housing affordability, migration policy, and the future of work.

Connect with Simon
The Demographics Group (website)
LinkedIn

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

Who's really in control when you buy a property? The Elephant In The Room is where the things that no one wants to talk about, actually get talked about. Veronica Morgan, real estate agent, buyers agent and co-host of Foxtel’s Location Location Location Australia & Chris Bates, financial planner, mortgage broker and wealth coach have joined forces to find out what’s really going on in the world of real estate. Veronica and Chris talk to property owners and buyers every day in their respective lines of business. They’ve observed a wide spectrum of confidence in people’s decision making ability when buying and selling property, often to the detriment of the individuals concerned. They are both fascinated by consumer behaviour and together they’re going to uncover who’s really making the decisions when you buy a property. In each episode they get into the psyche of buyers, agents, auctioneers and other industry experts to learn the truth about how buyers are influenced and why they do the things they do. In every episode you’ll learn from the mistakes of a “property dumbo” as well as Chris & Veronica’s “elephant rider bootcamp” training session. The plan? This property podcast has been created to help us all make better property decisions!

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