The Property Couch

If a property reaches its advertised reserve price... doesn't it have to sell?

Surprisingly, no.

In this week's FUNdamental Friday, Shane Pope is joined by veteran auctioneer Glen Coutinho to unpack Victoria's recent auction rule changes and explain why they may be creating more confusion rather than clarity.

They discuss:

✅ What happens when a reserve price is published
✅ Whether a vendor is actually required to sell
✅ Why buyers may be misunderstanding the new rules
✅ How auctions are changing in response to the legislation
✅ Why some properties may still sell below their advertised reserve
✅ The opportunities that confusion can create for prepared buyers

Because in today's market, not understanding the rules could mean missing the right property altogether.

🏡 Thinking About Buying A Home?

Check out PRE-Purchase, our free 10-part video series designed to help Australians navigate the buying journey with confidence.

From creating a property brief and researching suburbs through to negotiations, auctions and settlement, each episode tackles a key stage of the purchasing process.

🎥 Watch now:
 https://thepropertycouch.com.au/prepurchase

⌛Timestamps
0:00 Has the new legislation made auctions harder?
0:24 Why Shane is frustrated
1:11 The reserve price question
1:16 Does a vendor have to sell?
1:53 Why the legislation creates confusion
2:14 Has the policy achieved its goal?
2:34 Alternative selling methods emerge
2:50 Why expressions of interest are increasing
3:14 Why buyers may miss opportunities
3:31 Shane's advice to buyers
4:01 The buyer's agent question
4:20 The key clue buyers miss
4:47 Why you should still attend auctions
5:04 Opportunity in a confusing market
5:23 Some of the best buying opportunities
5:58 PRE-Purchase success stories
LISTEN TO THE FIRST 20 EPISODES HERE >>

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👉 Google Play: https://bit.ly/3OT86bW
👉 Web platform:  https://www.moorr.com.au/     

FREE MASTERCLASS:
- How to Build a Property Portfolio and Retire on $2,000 a week >>

FREE BEST-SELLING BOOKS:
- The Armchair Guide to Property Investing
- Make Money Simple Again

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Some properties keep attracting buyers. Others need a discount to get their attention. 
What separates the two? Is it the renovation? The suburb? The school around the corner? Or could moving just one street over change what you’re really buying? 
This week, Glen Coutinho, RT Edgar Sales Manager, returns to The Property Couch almost a decade after his first appearance, joining Ben Kingsley and Shane Pope to unpack the lessons that come from 40 years in real estate. 
From Melbourne to Beverly Hills and back, Glen has built his career in what he calls “the rejection business”. Along the way, he’s learned how to spot buyer mistakes, build relationships with competitors, and recognise the properties people keep coming back for. 
Tune in for an episode jam-packed with wisdom! 
FREE STUFF MENTIONED
🎟️ FREE WEBINAR: Where Does Your Money Go?
7:30pm AEDT, Tuesday 27 October
Find more money, keep more money and turn spare cash into financial progress with Ben’s practical household finance tips.
👉  Register free today
🎧 FREE PRE-PURCHASE SERIES: Prepare, Research & Execute
Don’t let your first lesson come after you’ve signed. Get prepared for the research, decisions and negotiations ahead.
👉 Get ready to buy >> 
🌳 FREE INFOGRAPHIC: What Makes Some Locations Outperform?
Love the house? Take a closer look at the land. Explore Ben’s framework for understanding what drives location value over time.
👉 Explore the Land Value Framework >> 
🎙️ FINAL SUMMER SERIES CALL-OUT: Someone Could Learn From Your Story
The turning point. The tough lesson. The years of staying the course. Your experience could help another listener find their way.
👉 Share your story >> 
🤝 CONNECT WITH GLEN COUTINHO 

LISTEN TO THE FIRST 20 EPISODES HERE >>

MOORR MONEY MANAGEMENT APP:
👉 Apple: https://apple.co/3ioICGW
👉 Google Play: https://bit.ly/3OT86bW
👉 Web platform:  https://www.moorr.com.au/     

FREE MASTERCLASS:
- How to Build a Property Portfolio and Retire on $2,000 a week >>

FREE BEST-SELLING BOOKS:
- The Armchair Guide to Property Investing
- Make Money Simple Again

FIND US HERE:
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- Instagram
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You get paid. You’re careful. You don’t do anything extravagant. Then a week later, you check your bank account and think… where did it all go?!
In this week’s Throwback Tuesday snippet, Ben and Bryce unpack the idea of slippage (the small, everyday spending that quietly adds up...) and explain why the answer isn’t necessarily more willpower.
📖 How to Stop Money Slipping Through Your Fingers
🎧 Listen to the original episode
📗 Get Make Money Simple Again free

LISTEN TO THE FIRST 20 EPISODES HERE >>

MOORR MONEY MANAGEMENT APP:
👉 Apple: https://apple.co/3ioICGW
👉 Google Play: https://bit.ly/3OT86bW
👉 Web platform:  https://www.moorr.com.au/     

FREE MASTERCLASS:
- How to Build a Property Portfolio and Retire on $2,000 a week >>

FREE BEST-SELLING BOOKS:
- The Armchair Guide to Property Investing
- Make Money Simple Again

FIND US HERE:
- Website
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Is owning more investment properties always better?

Not necessarily.

In this week's FUNdamental Friday, Ben Kingsley sits down with Lachlan Delhunty from The Folio Group to discuss one of the biggest misconceptions in property investing:

The belief that more properties automatically means more wealth.

Lachlan shares a real-world example of an investor who accumulated 12 properties across four years, only to discover the portfolio wasn't producing the results they expected.

They discuss:

✅ Quality vs quantity in property investing
✅ Why equity matters more than property count
✅ The risks of aggressive portfolio building
✅ Negative equity and misleading valuations
✅ Why exit strategies matter
✅ The dangers of investor-only markets
✅ Interest rates, cash flow buffers and risk management

Because property investing isn't about collecting houses.

It's about building wealth.

🏡 Thinking About Buying A Home?

Check out PRE-Purchase, our free 10-part video series designed to help Australians buy property with greater confidence.

From creating a property brief through to auctions, negotiations and settlement, each episode tackles a key stage of the buying journey.

🎥 https://thepropertycouch.com.au/prepurchase

🕧Timestamps
0:00 One investor's 12-property mistake
0:17 Quality vs quantity
1:15 The real cost of a 12-property portfolio
1:54 PRE-Purchase Series
2:37 Why more properties aren't always better
3:13 The "quick 60k" property myth
3:32 When investors need to sell
3:52 Why quality assets matter
4:14 Negative equity risks
4:46 Property portfolio comparison culture
5:07 When the music stops
5:49 The danger of groupthink
6:06 Risks investors ignore
6:24 Stress testing interest rates
6:44 Why some modelling is flawed
7:05 Cash flow, vacancies and risk
7:30 The tide is going out
8:13 Forced sellers explained
8:32 The long-term property investing formula

#PropertyInvesting #PropertyMarket #ThePropertyCouch

LISTEN TO THE FIRST 20 EPISODES HERE >>

MOORR MONEY MANAGEMENT APP:
👉 Apple: https://apple.co/3ioICGW
👉 Google Play: https://bit.ly/3OT86bW
👉 Web platform:  https://www.moorr.com.au/     

FREE MASTERCLASS:
- How to Build a Property Portfolio and Retire on $2,000 a week >>

FREE BEST-SELLING BOOKS:
- The Armchair Guide to Property Investing
- Make Money Simple Again

FIND US HERE:
- Website
- Instagram
- Facebook
- Youtube

Your biggest asset may not be your home or property portfolio. It could be your ability to keep earning an income. But what happens to everything you’ve built if illness, injury or death suddenly takes that income away? 
In Episode 618 of The Property Couch, Ben is joined by Chemere Brown, Head of Financial Planning at Empower Wealth, and Don Glendinning, Regional Sales Manager at NEOS, to unpack the personal insurance safety net behind your wealth plan. 
Through real-life claim stories, they explore: 
🏠 Whether your family could keep the home and investment properties without your income 
🛡️ What life, TPD, critical illness and income protection actually cover 
💰 Why default insurance through super may not be enough 
📉 The danger of cutting cover when household budgets are already stretched 
👨‍👩‍👧 Why both partners may need protection—even when one earns significantly less 
🩺 How underwriting and disclosure affect future claims 
🔄 When your insurance should be reviewed as your life, debt and portfolio change 
You’ll also hear how one melanoma led to a $317,000 payout, why some Australians may be entitled to claim without realising it, and how the right protection can give a family choices at the moment they need them most. 
Because building wealth is only half the plan. You also need to protect it. 
FREE STUFF MENTIONED
🛡️ FREE 2-Minute Insurance Health Check
Could your family maintain its lifestyle and keep its properties if your income stopped? Work through the checklist and identify areas worth reviewing.
👉 Take the quiz now! 
🏡 BONUS Case Study: Existing Investors
See what happens when existing investors buy again under different negative gearing rules...and where their cash and offsets should sit for the strongest outcome.
Use code COUCH17 to access the complete series for just $17 (RRP $197). 
👉 Start watching the series now 
📞 Complimentary Insurance Review
Unsure whether your current cover still reflects your income, debts, family and financial goals? Speak with an Empower Wealth specialist to understand your current position and any potential protection gaps.
👉 Book a complimentary review 

LISTEN TO THE FIRST 20 EPISODES HERE >>

MOORR MONEY MANAGEMENT APP:
👉 Apple: https://apple.co/3ioICGW
👉 Google Play: https://bit.ly/3OT86bW
👉 Web platform:  https://www.moorr.com.au/     

FREE MASTERCLASS:
- How to Build a Property Portfolio and Retire on $2,000 a week >>

FREE BEST-SELLING BOOKS:
- The Armchair Guide to Property Investing
- Make Money Simple Again

FIND US HERE:
- Website
- Instagram
- Facebook
- Youtube