The Property Trio (formerly The Property Planner, Buyer and Professor)

Cate, Dave and Mike tackle a listener question about buying a Melbourne home renovated within the last two years, where the certificates are missing and the only paperwork is a visual-only Section 137B owner-builder report. What should a Victorian buyer expect in the Section 32, and does the risk disappear once the disclosure window closes? The trio unpack permits, owner-builder warranty cover, insurance, title insurance and whether any discount makes missing certificates acceptable. Then they head around the country to compare disclosure and owner-builder rules state by state. A beautiful renovation is only as sound as the paperwork behind it. The Property Trio is: David Johnston, Mortgage Broker - Managing Director of Property Planning Australia https://propertyplanning.com.au/ Cate Bakos, Buyers Advocate - Managing Director of Cate Bakos Property https://www.catebakos.com.au/ Mike Mortlock, Quantity Surveyor - Managing Director of MCG Quantity Surveyors https://www.mcgqs.com.au/ 📩 Got a question you want answered in a future episode? Send it through https://www.propertytrio.com.au/contact-us/ Shownotes: https://www.propertytrio.com.au/2026/10/26/buying-a-renovated-home/

🎧 Cate, Dave and Mike return with practical strategies to make your mortgage work harder now the cash rate has hit a 15-year high. Dave flags a costly trap for home owners converting their home into an investment property, before the trio unpacks the credit card and offset strategy, fixed rates, loan splitting and break costs. With values softening, could your LVR push you into Lenders Mortgage Insurance, or is the valuation lag still working in your favour? Debt consolidation, cashback offers and household cash flow round out an episode proving smart mortgage strategy is rarely about chasing the lowest rate. The Property Trio is: David Johnston, Mortgage Broker - Managing Director of Property Planning Australia https://propertyplanning.com.au/ Cate Bakos, Buyers Advocate - Managing Director of Cate Bakos Property https://www.catebakos.com.au/ Mike Mortlock, Quantity Surveyor - Managing Director of MCG Quantity Surveyors https://www.mcgqs.com.au/ 📩 Got a question you want answered in a future episode? Send it through https://www.propertytrio.com.au/contact-us/ Shownotes: https://www.propertytrio.com.au/2026/10/19/smart-mortgage-strategies-to-stay-afloat/

🎧 In this month’s Property Trio market update, Cate and Dave unpack the latest September figures and focus on some of the leading indicators to understand what is happening across Australia’s property markets. The Property Trio is: David Johnston, Mortgage Broker - Managing Director of Property Planning Australia https://propertyplanning.com.au/ Cate Bakos, Buyers Advocate - Managing Director of Cate Bakos Property https://www.catebakos.com.au/ Mike Mortlock, Quantity Surveyor - Managing Director of MCG Quantity Surveyors https://www.mcgqs.com.au/ 📩 Got a question you want answered in a future episode? Send it through https://www.propertytrio.com.au/contact-us/ Shownotes:https: //www.propertytrio.com.au/2026/10/12/ep-383-september-2026-market-update/

With Dave away, Mike and Cate tackle a common assumption: that a softer market makes life easier for buyers. Cate explains why a bear market is harder work for everyone. Buyer's agents see enquiry dry up, low-ballers risk alienating vendors, and forced sellers battle both losses and bruised egos. Selling agents face tough weekly conversations with clients as values slip, while upgraders and downsizers wrestle with whether to buy or sell first. First home buyers, despite less competition, are often rattled by negative headlines and quiet open inspections. Could the best buying conditions in years be hiding in plain sight? The Property Trio is: David Johnston, Mortgage Broker - Managing Director of Property Planning Australia https://propertyplanning.com.au/ Cate Bakos, Buyers Advocate - Managing Director of Cate Bakos Property https://www.catebakos.com.au/ Mike Mortlock, Quantity Surveyor - Managing Director of MCG Quantity Surveyors https://www.mcgqs.com.au/ 📩 Got a question you want answered in a future episode? Send it through https://www.propertytrio.com.au/contact-us/ Shownotes: https://www.propertytrio.com.au/2026/10/05/the-bear-market-reality-check/

With Cate away, Dave and Mike unpack the 2026 PIPA Annual Investor Sentiment Survey. Investor sales have risen for a fourth straight year to 18.3%, while only 27.8% plan to buy again, down from 41%. Just 12.4% of sellers sold to a first home buyer, 62.3% of portfolios are now negatively cash flowed, and 87% doubt future governments will keep tax settings stable. Melbourne tops the list of places to invest at 38.7%, despite Victoria ranking near the bottom for investor friendliness. If investors keep stepping back, what does that mean for renters and the rental pool? The Property Trio is: David Johnston, Mortgage Broker - Managing Director of Property Planning Australia https://propertyplanning.com.au/ Cate Bakos, Buyers Advocate - Managing Director of Cate Bakos Property https://www.catebakos.com.au/ Mike Mortlock, Quantity Surveyor - Managing Director of MCG Quantity Surveyors https://www.mcgqs.com.au/ 📩 Got a question you want answered in a future episode? Send it through https://www.propertytrio.com.au/contact-us/ Shownotes: https://www.propertytrio.com.au/2026/09/28/pipa-investor-sentiment-survey-2026-under-the-spotlight/

🎙️In this episode, Dave and Cate answer a listener question from Nikhil, who has bought five properties, (four through buyer's agents) and wants to start buying interstate himself. The pair set out what it actually takes to buy well somewhere you don't live. Cate explains why unfamiliar markets are hard to read, how contract legislation differs between states and territories, and where to research a suburb's socio-economic story. They also weigh up the real cost of flying in and staying for inspections against a buyer's agent fee. Cate finishes with a four step framework: pick one market, build a small local team, do your legal and data homework early, and time your trips deliberately. It's one not to miss! The Property Trio is: David Johnston, Mortgage Broker - Managing Director of Property Planning Australia https://propertyplanning.com.au/ Cate Bakos, Buyers Advocate - Managing Director of Cate Bakos Property https://www.catebakos.com.au/ Mike Mortlock, Quantity Surveyor - Managing Director of MCG Quantity Surveyors https://www.mcgqs.com.au/ 📩 Got a question you want answered in a future episode? Send it through https://www.propertytrio.com.au/contact-us/ Shownotes: https://www.propertytrio.com.au/2026/09/21/propertytrio-getting-an-interstate-diy-purchase-right/

🎧 In this month’s Property Trio market update, Cate, Dave and Mike unpack the latest August figures and look beyond the headlines to understand what is actually happening across Australia’s property markets. The August market update covers city price falls, rental increases, listing numbers, interest rates and the forces shaping the next phase of this property cycle nationally. 🏠 Tune in to hear more!... The Property Trio is: David Johnston, Mortgage Broker - Managing Director of Property Planning Australia https://propertyplanning.com.au/ Cate Bakos, Buyers Advocate - Managing Director of Cate Bakos Property https://www.catebakos.com.au/ Mike Mortlock, Quantity Surveyor - Managing Director of MCG Quantity Surveyors https://www.mcgqs.com.au/ 📩 Got a question you want answered in a future episode? Send it through https://www.propertytrio.com.au/contact-us/ Shownotes:https: //www.propertytrio.com.au/2026/09/14/ep-379-august-2026-market-update/

Dave, Cate and Mike dig into the immediate investor reaction to the negative gearing changes and the trends taking shape in their wake. Is the shift toward yield over growth a genuine strategic rethink, or is it serviceability and higher rates forcing investors' hands? Cate shares what she's hearing from buyers week to week, while Mike unpacks why resi investors are increasingly eyeing commercial property, small retail, offices and warehousing, and how differently that asset class behaves once you move past the headline yield. The Trio weigh up what investors might be compromising on when they chase yield over growth, and whether that trade-off is fully understood. The Property Trio is: David Johnston, Mortgage Broker - Managing Director of Property Planning Australia https://propertyplanning.com.au/ Cate Bakos, Buyers Advocate - Managing Director of Cate Bakos Property https://www.catebakos.com.au/ Mike Mortlock, Quantity Surveyor - Managing Director of MCG Quantity Surveyors https://www.mcgqs.com.au/ 📩 Got a question you want answered in a future episode? Send it through https://www.propertytrio.com.au/contact-us/ Shownotes:https://www.propertytrio.com.au/2026/09/07/propertytrio-property-investors-pivot-to-yield/

The Trio unpack the six principles that separate lasting property wealth from a scattered portfolio. They start with goal setting and long-term planning, then move through mortgage strategy, risk management, and the money management habits that fund a lifestyle by design. Dave discusses a sobering example of first home buyers facing negative equity after buying at 95% LVR, while Mike explains why compounding and buy and hold tend to beat timing the market. The Trio also make the case for quality over quantity, arguing well chosen properties beat a sprawling portfolio. The Property Trio is: David Johnston, Mortgage Broker - Managing Director of Property Planning Australia https://propertyplanning.com.au/ Cate Bakos, Buyers Advocate - Managing Director of Cate Bakos Property https://www.catebakos.com.au/ Mike Mortlock, Quantity Surveyor - Managing Director of MCG Quantity Surveyors https://www.mcgqs.com.au/ 📩 Got a question you want answered in a future episode? Send it through https://www.propertytrio.com.au/contact-us/ Shownotes: https://www.propertytrio.com.au/2026/08/31/the-six-principles-for-property-ssuccess/

This week, Mike, Cate and Dave dig into Tim Lawless's Cotality presentation from last month's REBAA conference, unpacking where the housing cycle genuinely sits. 📊 National dwelling values have fallen for four straight months, now around 2% below their March peak, with Sydney and Melbourne leading the slide; 97% and 98% of their suburbs recorded falls over the latest quarter. Yet Kalgoorlie-Boulder, Karratha and Wagga Wagga are still growing above 19%, so could that gap change how investors chase last year's winners? Cate explains what softer listings and auctions mean for buyer leverage, and Mike unpacks the investor demand risks sitting behind looming tax changes. The cycle has clearly turned, just not everywhere. The Property Trio is: David Johnston, Mortgage Broker - Managing Director of Property Planning Australia https://propertyplanning.com.au/ Cate Bakos, Buyers Advocate - Managing Director of Cate Bakos Property https://www.catebakos.com.au/ Mike Mortlock, Quantity Surveyor - Managing Director of MCG Quantity Surveyors https://www.mcgqs.com.au/ 📩 Got a question you want answered in a future episode? Send it through https://www.propertytrio.com.au/contact-us/ Shownotes: https://www.propertytrio.com.au/2026/08/24/are-investors-about-to-step-back/

This month's Property Trio market update sees Cate, Dave and Mike digging into July's figures, questioning whether the headline numbers are keeping pace with what's really happening on the ground. National values fell 0.7%, with only Darwin, Perth and Hobart holding positive territory, and Cotality quietly revising prior months lower. 🏡 Melbourne draws real attention, with affordability and rising yields raising the question of genuine resilience. Rents keep climbing, listings tell a mixed story across cities, and the RBA's warning of another possible hike looms large. A tight, data-driven read on where the market stands and what could shift it next. The Property Trio is: David Johnston, Mortgage Broker - Managing Director of Property Planning Australia https://propertyplanning.com.au/ Cate Bakos, Buyers Advocate - Managing Director of Cate Bakos Property https://www.catebakos.com.au/ Mike Mortlock, Quantity Surveyor - Managing Director of MCG Quantity Surveyors https://www.mcgqs.com.au/ 📩 Got a question you want answered in a future episode? Send it through https://www.propertytrio.com.au/contact-us/ Shownotes: https://www.propertytrio.com.au/2026/08/17/ep-375-july-2026-market-update/

Buying and selling a property at the same time can feel like a logistical minefield. In this episode, Mike, Cate and Dave explore the strategies, risks and financial considerations involved in upgrading or downsizing. They discuss whether it is better to buy or sell first, when bridging finance makes sense, why subject-to-sale offers can be problematic, and how settlement periods, rent-backs and early access can create valuable flexibility. The Trio also explores loan porting, contingency planning and the importance of understanding your worst-case scenario before committing. With careful planning and the right advice, the buy-and-sell dance doesn’t have to become a disaster. The Property Trio is: David Johnston, Mortgage Broker - Managing Director of Property Planning Australia https://propertyplanning.com.au/ Cate Bakos, Buyers Advocate - Managing Director of Cate Bakos Property https://www.catebakos.com.au/ Mike Mortlock, Quantity Surveyor - Managing Director of MCG Quantity Surveyors https://www.mcgqs.com.au/ 📩 Got a question you want answered in a future episode? Send it through https://www.propertytrio.com.au/contact-us/ Shownotes: https://www.propertytrio.com.au/2026/08/10/buy-first-or-sell-first/

In this extended episode of The Property Trio, Cate Bakos, David Johnston and Mike Mortlock unpack the far-reaching implications of the 2026 Federal Budget and its property tax reforms. They explore how the changes could affect property prices, rents, yields, investor behaviour and first home buyers, while discussing the risks and opportunities emerging in today's market. The trio also examines established versus new property, long-term investment strategy, potential economic impacts, and whether the reforms could eventually be repealed. If you're deciding whether to buy, hold or wait, this episode delivers practical insights to help guide your next move. The Property Trio is: David Johnston, Mortgage Broker - Managing Director of Property Planning Australia https://propertyplanning.com.au/ Cate Bakos, Buyers Advocate - Managing Director of Cate Bakos Property https://www.catebakos.com.au/ Mike Mortlock, Quantity Surveyor - Managing Director of MCG Quantity Surveyors https://www.mcgqs.com.au/ 📩 Got a question you want answered in a future episode? Send it through https://www.propertytrio.com.au/contact-us/ Shownotes: https://www.propertytrio.com.au/2026/08/03/after-the-budget/

Australia's proposed negative gearing changes are designed to encourage investment in new housing, but could there be unintended consequences for renters? In this episode, The Property Trio explores exclusive research from MCG Quantity Surveyors and Suburbtrends, analysing more than 180,000 rental listings to uncover the true cost of brand-new housing. The trio discuss why new properties command higher rents, how the findings vary across Australia's capital cities, and what this means for investors weighing tax benefits against long-term performance. It's a balanced, data-driven conversation about housing affordability, rental supply and making smarter property decisions in a changing policy landscape. The Property Trio is: David Johnston, Mortgage Broker - Managing Director of Property Planning Australia https://propertyplanning.com.au/ Cate Bakos, Buyers Advocate - Managing Director of Cate Bakos Property https://www.catebakos.com.au/ Mike Mortlock, Quantity Surveyor - Managing Director of MCG Quantity Surveyors https://www.mcgqs.com.au/ 📩 Got a question you want answered in a future episode? Send it through https://www.propertytrio.com.au/contact-us/ Shownotes: https://www.propertytrio.com.au/2026/07/27/the-new-build-negative-gearing-trap/

This week, Cate and Dave answer a thoughtful listener question from Scott, who is approaching retirement with five investment properties, positive cash flow and a big decision to make. Should he borrow to buy a $500,000 Melbourne apartment, or focus on preserving wealth? Dave explores retirement planning, portfolio purpose, debt and cash flow, while Cate examines whether Melbourne's affordable apartments and units could benefit from changing investor behaviour following the recent negative gearing reforms. T hey also discuss investment-grade apartment selection, owner's corporation costs, and long-term capital growth prospects. This is a practical conversation for investors planning their next chapter. The Property Trio is: David Johnston, Mortgage Broker - Managing Director of Property Planning Australia https://propertyplanning.com.au/ Cate Bakos, Buyers Advocate - Managing Director of Cate Bakos Property https://www.catebakos.com.au/ Mike Mortlock, Quantity Surveyor - Managing Director of MCG Quantity Surveyors https://www.mcgqs.com.au/ 📩 Got a question you want answered in a future episode? Send it through https://www.propertytrio.com.au/contact-us/ Shownotes: https://www.propertytrio.com.au/2026/07/20/the-retirement-countdown/

June's market update reveals a property market adjusting to powerful policy changes. The Trio unpack slowing momentum across every capital city, the combined impact of Budget Night tax reforms and three consecutive interest rate rises, and why cautious buyers and retreating investors are reshaping the landscape. Tight vacancy rates and rental growth continue to pose a threat to renters, with gross rental yields continuing to climb. The Trio explore whether Spring will deliver a larger volume of stock, and if so, will sentiment improve in time? Or could supply outpace demand? These are interesting times... The Property Trio is: David Johnston, Mortgage Broker - Managing Director of Property Planning Australia https://propertyplanning.com.au/ Cate Bakos, Buyers Advocate - Managing Director of Cate Bakos Property https://www.catebakos.com.au/ Mike Mortlock, Quantity Surveyor - Managing Director of MCG Quantity Surveyors https://www.mcgqs.com.au/ 📩 Got a question you want answered in a future episode? Send it through https://www.propertytrio.com.au/contact-us/ Shownotes: https://www.propertytrio.com.au/2026/07/13/ep-370-june-2026-market-update/

Australia's negative gearing changes have created an important opportunity for existing homeowners that many people have overlooked. In this episode, Cate, Dave and Mike explain how grandfathering rules could allow eligible homeowners to retain negative gearing benefits if they later convert their home into an investment property. The trio explores why mortgage structure matters, the strategic use of interest-only lending and offset accounts, and how repayment choices made today can influence future tax outcomes. They also discuss upgrade-and-retain strategies, rentvesting, cash flow management and the importance of seeking advice before making property or lending decisions. The Property Trio is: David Johnston, Mortgage Broker - Managing Director of Property Planning Australia https://propertyplanning.com.au/ Cate Bakos, Buyers Advocate - Managing Director of Cate Bakos Property https://www.catebakos.com.au/ Mike Mortlock, Quantity Surveyor - Managing Director of MCG Quantity Surveyors https://www.mcgqs.com.au/ 📩 Got a question you want answered in a future episode? Send it through https://www.propertytrio.com.au/contact-us/ Shownotes: https://www.propertytrio.com.au/2026/07/06/a-negative-gearing-option-open-to-millions/

The latest research from the Reserve Bank of Australia offers a fascinating snapshot of who really owns Australia's investment properties, and it challenges many common assumptions. Cate Bakos and Mike Mortlock unpack the data, revealing that most investors own just one property, while only a small minority build large portfolios. They explore what an ageing investor population, borrowing capacity, leverage and proposed tax changes could mean for the future of housing and rental supply. This episode offers a balanced, evidence-based discussion that cuts through the headlines to explain what the numbers really tell us about Australia's property investors and the housing market. The Property Trio is: David Johnston, Mortgage Broker - Managing Director of Property Planning Australia https://propertyplanning.com.au/ Cate Bakos, Buyers Advocate - Managing Director of Cate Bakos Property https://www.catebakos.com.au/ Mike Mortlock, Quantity Surveyor - Managing Director of MCG Quantity Surveyors https://www.mcgqs.com.au/ 📩 Got a question you want answered in a future episode? Send it through https://www.propertytrio.com.au/contact-us/ Shownotes: https://www.propertytrio.com.au/2026/06/29/what-the-rba-data-reveals-about-australias-rental-market/

This week, The Trio answer a fascinating listener question from Tom, who has built a $12 million property portfolio and is now facing a different challenge: where should future capital go? Cate and Mike discuss the shift from accumulation to optimisation, comparing property, shares and superannuation as wealth-building tools. They explore the role of leverage, debt reduction and how age and working horizons influence risk. The episode also examines the hidden costs of large interstate portfolios, the increasing workload that comes with mature assets, and why simplicity becomes more valuable as retirement approaches. Plus, Cate reveals what she'd analyse first before making the next move. The Property Trio is: David Johnston, Mortgage Broker - Managing Director of Property Planning Australia https://propertyplanning.com.au/ Cate Bakos, Buyers Advocate - Managing Director of Cate Bakos Property https://www.catebakos.com.au/ Mike Mortlock, Quantity Surveyor - Managing Director of MCG Quantity Surveyors https://www.mcgqs.com.au/ 📩 Got a question you want answered in a future episode? Send it through https://www.propertytrio.com.au/contact-us/ Shownotes: https://www.propertytrio.com.au/2026/06/22/wealth-building-balancing-act/

May's property market delivered a fascinating mix of results, with Melbourne and Sydney recording price declines while Perth and Darwin continued their remarkable growth. In this month's market update, Cate Bakos and Mike Mortlock unpack the latest data and discuss what's really happening beneath the headlines.They explore the impact of proposed investor tax changes, shifting buyer sentiment, rental growth, housing supply challenges and the implications for investors, homeowners and first-home buyers. The episode also examines listings activity, gross rental yields, interest rate expectations and broader economic indicators influencing property markets around the country. Join The Property Trio as they cut through the noise, analyse the trends and share their insights on what buyers and investors should be watching in the months ahead. The Property Trio is: David Johnston, Mortgage Broker - Managing Director of Property Planning Australia https://propertyplanning.com.au/ Cate Bakos, Buyers Advocate - Managing Director of Cate Bakos Property https://www.catebakos.com.au/ Mike Mortlock, Quantity Surveyor - Managing Director of MCG Quantity Surveyors https://www.mcgqs.com.au/ 📩 Got a question you want answered in a future episode? Send it through https://www.propertytrio.com.au/contact-us/ Shownotes: https://www.propertytrio.com.au/2026/06/15/ep-366-may-2026-market-update/