Future Proof Property Podcast

A property can be worth a million dollars today and still be a terrible investment. So what actually makes a property valuable — and more importantly, what makes it likely to be worth more in five years? In this episode of Future Proof Property, Dawn sits down with certified practicing valuer Belinda Botzolas, who brings more than 20 years of valuation experience to a detailed look at how property is actually assessed. Using a real property in Logan Central as a case study, Belinda takes us through the valuation process from the street right through to the property's condition, layout, comparable sales, granny flat, surrounding demographics and market conditions. They unpack why a granny flat isn't automatically a value creator, how investors can fall into yield traps, why comparable sales need to be analysed objectively, and why buying at the wrong point in a market cycle can completely change an investment's long-term prospects. The conversation also explores the difference between looking rich and actually building wealth, why gross investment returns can be misleading, and why investors need to think about the future buyer rather than simply chasing today's numbers. Because buying property is the easy part. Building wealth is the hard part. In This Episode Why a property's current value doesn't necessarily make it a good investment How a certified valuer actually assesses a property What valuers look for before they even enter the house Why the property's current condition matters to a valuation How banks use valuations and why valuers don't actually work for the bank The truth about desktop valuations and common valuation myths How granny flats can become a yield trap Why a granny flat may increase income without creating equivalent equity How adding a granny flat can isolate your potential buyer pool Why the main house remains the hero of a house-and-granny-flat property How to choose genuinely comparable properties Why investors need to adjust comparable sales for changing market conditions The danger of buying into a market after a rapid price increase How demographics, wages and owner-occupier demand affect future growth Why market value ultimately comes down to what buyers are willing to pay The difference between getting rich and building wealth How renovation costs can be mistaken for genuine value creation Why gross profits can look very different from net returns The importance of future maintenance and holding costs What features buyers can undervalue when assessing a property Why Melbourne could be an interesting market — but not every suburb will outperform Chapters 00:00 Why a Million-Dollar Property Can Still Be a Bad Investment 02:08 How a Professional Valuer Actually Values a Property 04:31 Why Valuers Assess the Property As It Is 05:55 The Truth About Bank Valuations and Desktop Valuations 07:48 Walking Through the Logan Central Property 09:51 What Valuers Look for Inside the Property 12:59 Granny Flats: Value Creator or Yield Trap? 15:03 Why Equity Matters More Than Simply Increasing Yield 17:04 How Valuers Choose Comparable Sales 22:01 The Danger of Buying Cheap Instead of Buying Well 24:38 How Belinda Builds a Valuation From the Ground Up 28:28 Using Comparable Sales to Understand True Value 31:12 Why Market Cycle Timing Matters 34:37 When Rapid Growth Becomes a Risk 38:02 Would Belinda Actually Buy This Property? 40:22 Did the Renovation Really Create the Value? 44:04 Why Expensive Renovations Don't Always Add Value 45:19 The Difference Between Gross and Net Investment Returns 48:10 Looking Beyond Today's Value to the Future Buyer 50:56 Belinda's Rapid-Fire Valuation Lessons 55:48 Where Belinda Sees Opportunity in Australia 58:02 Buying Property Is the Easy Part

What happens when a couple with nearly $5 million in property assets is about to make one decision that could completely derail their long-term financial goals? In this episode of the Future Proof Property Podcast, Dawn and Ben unpack one of the hardest conversations they've had with a client. The clients had built an impressive portfolio, accumulated more than $2 million in equity and had $700,000 in cash, but were about to purchase a $900,000 property that could have stalled their entire investment journey. Instead of simply asking, “Can you afford this property?” , the team stepped back and asked the more important question: “Will this decision actually get you to your end goal?” The episode breaks down how the team restructured the clients' existing portfolio, unlocked borrowing capacity, planned multiple future acquisitions and built a strategy around their ultimate goal of $200,000 in net passive income and a debt-free family home. You'll also hear why having equity doesn't necessarily mean you should buy, why property investing should be boring, and why the right strategy needs to consider your entire financial future, not just your next purchase. In This Episode The importance of knowing your end goal before buying How the team restructured the clients' existing debt Using equity to create a five-year investment plan Why commercial property became a key part of their passive income strategy The role of SMSF in the clients' long-term plan Why debt reduction on the family home matters The opportunity cost of making the wrong property decision Why investment should be boring The importance of having the right accountant, broker and property team Why personalised strategy becomes harder when businesses operate at scale How the team is targeting almost $4 million in additional assets for the clients Why sometimes the best advice is simply to say no Chapters 00:00 The $900K Property That Could Have Changed Everything 01:00 Why the Clients Needed to Get Out of the Contract 03:11 What Would Have Happened If They Bought It? 04:21 Understanding Their Starting Position 05:00 Building the Long-Term Strategy 06:49 Stage One: Restructure and Unlock Equity 08:17 Planning the Next Property Acquisitions 09:02 Unlocking Commercial Property 10:00 How Commercial Lending Works 11:29 Changes to Commercial Lending Buffers 13:03 The Opportunity Cost of One Wrong Decision 14:33 Why Strategy Needs to Match Risk 16:12 Thinking 10 Years Ahead 17:22 Why Passive Income Starts With Debt Reduction 19:28 Buying Property in Super 20:38 From One $900K Purchase to Nearly $4M in Assets 21:25 Why Investment Should Be Boring 23:07 The Hardest Conversation We've Had With a Client 24:51 Why Your Accountant Matters 26:52 Why Personalised Advice Matters 29:32 The Problem With Property Investing at Scale 31:53 Knowing When to Say No 32:03 How One Conversation Changed Their Financial Future 33:38 Don't Let One Wrong Decision Stall Your Portfolio

Why do so many property investors buy their first property, but never make it beyond their second or third? In this episode of Future Proof Property, Dawn is back in the studio with Ben Robinson to unpack the common mistakes that stop investors from building a successful property portfolio. From over-leveraging and buying for today's lifestyle to ignoring cash flow, market cycles and future buyers, Dawn and Ben explain why the first property decision can have a much bigger impact on your long-term wealth than you might realise. They also explore how successful investors think differently, including how they plan around future borrowing capacity, choose the right ownership structure, balance capital growth with cash flow, and make decisions based on their long-term goals rather than simply buying what they can afford today. Because buying a property is easy. Building a portfolio that gives you freedom of choice is the hard part. In This Episode Why most investors never get beyond their first or second property The danger of using your full borrowing capacity too early Why your first property needs to be part of a bigger plan The opportunity cost of buying an expensive property too soon Why buying for yourself today can hurt your future wealth The importance of cash flow when building a portfolio How buying at the peak of a market cycle can leave investors stuck Why every property needs an exit strategy How to think about your future buyer before you purchase Why capital growth matters more for early-stage investors The risks of focusing too heavily on rental yield Why boutique Melbourne units are attracting investor attention How negative gearing changes have affected borrowing capacity Why some investors are now competing directly with first home buyers When a company or trust may form part of an investment strategy How successful investors plan around their future borrowing capacity Why property investing needs to be personalised to your circumstances The key questions to ask before buying your next property Chapters 00:00 The Decisions That Can Keep Investors Stuck 01:25 Why Most Investors Never Get Beyond Property Number Two 02:18 The Importance of Having a Plan Before You Buy 03:07 Mistake #1: Overleveraging Your First Property 05:41 Mistake #2: Buying for Your Life Today0 6:09 Why Cash Flow Matters 07:24 Mistake #3: Buying at the Peak of the Market 09:29 Why Every Investor Needs an Exit Plan 10:47 Thinking About Your Future Buyer 11:43 Finding Future Value in a Property 12:49 Why Cash Flow Is the Oxygen of Your Portfolio 13:25 The Danger of Focusing Too Much on Yield 14:50 Why Boutique Melbourne Units Are Creating Opportunities16:58 Where Investors Are Buying Right Now 17:48 How Negative Gearing Changes Have Affected Borrowing Capacity 20:52 How Successful Investors Actually Scale 22:17 Should You Buy Through a Trust or Company? 25:19 Why Structure Needs to Match Your Strategy 28:13 Building a Portfolio Around Your End Goal 31:52 Why Property Investing Is More Personalised Than You Think 32:28 How to Get Unstuck When You've Hit Your Borrowing Limit 33:29 The Questions Every Investor Should Ask Before Buying 34:37 Why Buying at Your Borrowing Limit Isn't Always Best 35:18 The Difference Between Buying Properties and Building a Portfolio

How many investment properties do you actually need to create the life you want? In this episode of Future Proof Property , Dawn steps away from market headlines and suburb predictions to share something far more valuable: the investment philosophy that guides every recommendation she makes. Rather than focusing on buying the most properties possible, Dawn explains why the goal should be building a portfolio that creates freedom, flexibility, and long-term financial security. Using real client examples and purchases from her own portfolio, she breaks down how investment strategy changes across different budgets, why buyer behaviour matters more than data alone, and why understanding your future buyer is one of the biggest predictors of investment success. If you've ever felt overwhelmed by conflicting property advice or questioned whether you're building wealth for yourself or someone else's definition of success, this episode offers a refreshingly practical perspective. In This Episode Why property is a vehicle, not the destination The biggest mistake investors make when setting goals Why portfolio size doesn't equal financial freedom How Future Proof Property builds personalised strategies Why caring about clients matters more than scaling a business What to look for with a $550K investment budget Investment opportunities under $850K Strategies for investors with $1M+ borrowing capacity Why future buyer demand drives long-term growth The importance of scarcity, affordability and market timing How Dawn is personally investing in today's market Why your business may be a better wealth generator than another investment property Chapters 00:00 Property Is the Vehicle, Not the Goal 00:46 Building Wealth Around Your Life, Not Your Portfolio 03:10 Why Bigger Portfolios Don't Always Create Freedom 05:32 Choosing Clients Over Business Growth10:15 Why Property Is Still Just Property 12:40 The Investment Framework Future Proof Uses 14:59 What We'd Buy With a $550K Budget 17:16 Why Brick Villa Units Still Offer Opportunity 18:22 Investing Under $850K 22:02 Strategies for Higher-Income Investors 24:25 Why Buyer Demand Beats Fancy Finishes 26:49 Final Thoughts on Building Wealth That Matters

Should you wait for property prices to fall further, or is waiting the biggest mistake investors can make? In this episode of Future Proof Property , Dawn is joined by experienced investor and property strategist Jeremy Iannuzzelli to unpack what is really happening in Australia's property market. Together, they explore why today's market is being driven by fear rather than fundamentals, why a 50% property crash is highly unlikely, and how experienced investors approach periods of uncertainty. They also discuss migration, government policy, negative gearing changes, Victoria's market, and why history suggests that the biggest opportunities often appear when confidence is at its lowest. In This Episode Why today's property downturn is driven by sentiment, not systemic failure The biggest misconception about waiting for a 50% market crash What history teaches us about previous property cycles Why experienced investors buy when others hesitate How migration continues to support Australia's property market The impact of recent negative gearing changes on investors Why Victoria is attracting renewed investor attention The types of properties experienced investors are buying today How to prepare financially before investing during uncertain markets Why confidence usually returns after the best buying opportunities have passed Chapters 00:00 Why Waiting Could Cost You More Than Buying 01:24 The Current State of Australia's Property Market 04:36 Why Buyers Are Frozen by Uncertainty 07:14 What Would It Actually Take for Property Prices to Fall 50%? 11:28 Negative Gearing, Investors and Housing Supply 17:28 Where Experienced Investors Are Buying Today 22:38 Why Victoria Could Be Ready for a Recovery 26:25 The Biggest Mistakes Buyers Make in a Slow Market 31:21 Why Boutique Units and Affordable Assets Stand Out 34:34 Sentiment vs Reality: Is the Market Really Crashing? 39:46 Final Advice for Buyers Waiting on the Sidelines

Is residential property investing really dead, or have the rules simply changed? In this Q&A episode of Future Proof Property , Dawn tackles one of the biggest claims circulating in the property world and explains why today's market isn't the end of residential investing, it's the end of buying without a strategy. Covering 15 listener questions, Dawn dives into everything from negative gearing changes and market sentiment to apartments, buyers' agents, granny flats, timing the market, and knowing when to sell. She also shares where she's personally investing, why Melbourne remains one of her favourite markets, and why waiting for certainty could be the most expensive decision investors make. If you're feeling overwhelmed by conflicting headlines or wondering what the recent policy changes mean for your next move, this episode will help you cut through the noise and focus on what really drives long-term wealth creation. In This Episode Is residential property investing really dead? Why strategy matters more than tax benefits The cost of waiting versus taking action When apartments make sense—and when they don't The future of buyers' agents Buying your dream home versus investing first When to sell investment properties Why market timing still matters The truth about granny flats and cash flow Regional vs metropolitan property cycles Why affordable price points continue to outperform Where Dawn is personally looking to invest next Chapters 00:00 Is Residential Property Investing Dead? 08:06 Should You Buy an Apartment in 2026? 11:03 Are Buyers' Agencies in Trouble? 13:01 Dream Home or Investment Property First? 15:24 Should You Sell an Ipswich Investment? 18:46 Is Bendigo Still Growing? 19:33 Should You Wait for a Property Crash? 21:47 How to Buy Your First Investment Property 24:10 When Should You Sell in Townsville? 25:55 Is Wyndham Vale a Good Investment? 27:03 Will Geelong Continue to Grow? 28:17 Should You Sell Your Perth Property? 29:29 Can You Invest and Still Travel? 32:11 Are Granny Flats the New Investment Strategy? 34:31 Where Dawn Is Investing Next

What does it take to build a property portfolio from scratch in a country where you know almost no one? In this episode of Future Proof Property, Dawn sits down with Summit and Jazz, a couple who migrated from India to Australia in 2015 with just $8,000, a vision for a better future, and a willingness to take calculated risks. From sleeping on a mattress in an empty rental apartment to building a five-property portfolio across multiple states, they share the mindset, sacrifices, setbacks, and lessons that shaped their journey. This is not a story about overnight success. It's a story about resilience, long-term thinking, and making decisions that create freedom for your family. In This Episode Moving to Australia with just $8,000 Starting over in a new country with no local network Saving for their first home while raising a young family Why affordability led them to Penrith Buying their first property before COVID Using equity to purchase their first investment property Lessons from difficult tenants and property setbacks The power of mindset, resilience, and long-term thinking Why they expanded beyond Sydney into interstate markets Investing in Western Australia and Melbourne Overcoming fears around buying property remotely Building wealth while prioritising family and experiences Chapters 00:00 From $8,000 to Property Investors 01:00 Why They Moved to Australia 05:34 Starting Over in Sydney 09:08 The Reality of Building a New Life 14:31 Buying Their First Home in Penrith 23:49 Why Buying Within Their Means Mattered 32:00 Discovering Property Investing 34:19 Using Equity to Buy Their First Investment 40:56 Challenging Property Investment Myths 41:24 When Tenants Destroyed the Property 46:25 Pushing Through Setbacks 49:46 Why They Chose a Buyer's Agent 54:28 Investing in Western Australia 55:53 Buying in Melbourne at the Bottom of the Cycle 01:00:50 Building a Long-Term Wealth Strategy 01:02:44 Family, Freedom & Financial Goals 01:07:06 Final Lessons for Investors

Most people say property is too hard in 2026. But what if the real problem is not the market… it’s your decisions? In this episode of Future Proof Property, Dawn sits down with Harley Giddings (Property With Harley) to break down exactly how he built a multi-property portfolio before 25. We go deep into borrowing power, debt traps, guarantor loans, and the real mindset required to get ahead in today’s market. This is not a theory. This is real strategy, real numbers, and real sacrifices. We cover: How Harley bought 4 properties before 25 Why car loans and credit cards destroy borrowing power The truth about guarantor loans and how to use them safely Why most people stay stuck financially despite earning more The role of a second job in accelerating your portfolio How to structure your first property the right way Why chasing validation keeps people broke The biggest mistakes investors make early Why mindset, discipline, and consistency matter more than timing How to build a long-term plan that actually compounds If you are in your 20s or 30s and want to get into property, this episode will change how you think. This is about playing the long game. Chapters 00:00 Borrowing Power vs Lifestyle Choices 00:49 Meet Harley Giddings01:41 From Small Town to 4 Properties 03:20 Is It Really Hard to Buy Property in 2026? 05:44 Guarantor Loans Explained 08:29 How to Remove a Guarantor 09:46 Timing the Market vs Taking Action 11:14 Why Harley Is Selling One Property 12:22 Portfolio Breakdown (Perth, Bunbury, Townsville) 13:49 Maintenance and Being a Good Landlord 15:05 Investing Plans for 2026 16:29 Mistakes Investors Make Early 18:45 Why Strategy Matters More Than Budget 19:42 Questions to Ask Your Broker 21:02 Delayed Gratification vs Looking Rich 22:01 Social Media and Validation 24:57 Finding Your “Why” 28:44 Increasing Borrowing Power 30:33 Car Loans, Credit Cards and Afterpay 32:10 Using a Second Job Strategically 33:54 Why Harley Became a Broker 37:21 Broker Commissions and Ethics 39:23 Long-Term Plan: Residential to Commercial 42:02 Why Growth Beats Cash Flow Early 43:23 Units, Townhouses and Entry Strategies 45:44 Where Investors Are Buying Now 49:34 What To Do If You Feel Stuck 51:22 Budgeting and Saving Tips 54:43 Lifestyle vs Wealth 56:56 Work, Travel and Balance 58:15 Advice to Your Younger Self

What does it actually look like to build a property portfolio… without burning out or sacrificing your lifestyle? No hype.No shortcuts.Just smart decisions, consistency, and time in the market. In this episode, Dawn sits down with James to unpack how he and his partner built a $2.3M portfolio in just a few years while still travelling, working demanding jobs, and enjoying life. This is a real investor story that breaks down what it actually takes to get started, scale, and stay in the game. James shares how he went from spending money on travel in his 20s to building a multi-property portfolio by 35, alongside his partner Rachel. They dive into the decisions behind each purchase, the lessons learned along the way, and why their strategy focuses on freedom, not ego. If you’ve ever thought “I’m too late” or “I don’t know where to start,” this episode will reset your perspective. In This Episode This conversation covers: How James built a $2.3M portfolio starting in 2021 Why starting “late” is still better than not starting at all The reality of buying your first property without overthinking Lessons from buying in a familiar vs unfamiliar market Why rent-vesting can accelerate your portfolio growth How to use equity instead of savings to keep investing Real numbers: growth, rents, and portfolio performance Why simple properties often outperform “perfect” ones The truth about maintenance and property ownership How to invest confidently in markets you’ve never visited The role of mindset and perspective in investing Why lifestyle and investing don’t have to compete Avoiding lifestyle creep (no car loans, simple living) When NOT to buy (Darwin deal they walked away from) How to think about value-add renovations and granny flats Why most investors overcomplicate their goals The importance of aligning with your partner financially What “enough” actually looks like (and why it matters) Chapters 00:00 From 0 to $2.3M at 35 01:29 First property in 2021 05:07 Would he buy differently today? 05:44 Life before investing 06:58 Investing as a couple 09:20 First investment growth story (Townsville) 10:24 Maintenance realities 11:39 Investing fear and mindset 13:05 Using equity to scale 14:05 Why investing matters (freedom) 14:53 Renting vs owning lifestyle 15:38 Value-add strategy (renos + granny flat) 17:10 Alignment with partner 17:47 Avoiding a bad Darwin purchase 19:23 Lifestyle flexibility and location choices 22:13 High-pressure careers and perspective 24:10 Defining financial goals 26:01 Property 3: Bendigo investment 27:16 Rent growth and demand 28:55 Capital growth breakdown 29:30 Mindset shift after investing 30:20 Making money while you sleep 31:02 Why most investors get it wrong 37:55 Rent-vesting advice 38:10 Thoughts on buyer’s agents

What actually stops people from building a property portfolio? It’s not the market. It’s not timing. It’s the decisions they make early… that quietly limit everything later. In Part 2 of this conversation, Dawn and Ben break down the real reasons investors get stuck and how to avoid making the same mistakes. This episode dives into the hidden factors that destroy borrowing capacity, stall portfolios, and create long-term financial setbacks. Dawn and Ben unpack real client scenarios, from poor asset selection to overleveraging, and explain why many investors unknowingly limit their own growth before they even begin. They also cover the nuances of lending structures, SMSFs, and lifestyle decisions that impact long-term wealth creation. If Part 1 was about strategy, this episode is about execution and what can go wrong if you get it wrong. In This Episode This conversation covers: The biggest mistakes that destroy borrowing capacity Why car loans can cost you hundreds of thousands in lost borrowing power The danger of buying high-strata or investor-heavy properties Why emotional purchases (holiday homes) are often poor investments How incorrectly structured commercial loans can limit your growth What cross-collateralisation is and why it can trap you How credit cards impact borrowing more than most people realise Real examples of investors losing money on poor property decisions The risks of NDIS and highly specialised investment properties Why depreciation should never be the reason you buy Lifestyle creep and how it quietly derails portfolios SMSF mistakes and misconceptions investors make How borrowing capacity works inside super vs personal name Why not all brokers act in your best interest How to identify red flags when getting lending advice Why “just because you can borrow it doesn’t mean you should” The importance of long-term planning over short-term wins Chapters 00:00 What actually kills borrowing capacity 01:38 Car loans vs property investing 06:04 Why some properties don’t sell 07:07 Emotional investing mistakes 09:36 Commercial lending structure explained 11:03 What is cross-collateralisation 14:20 How credit cards reduce borrowing power 15:12 Real investor loss case study 17:09 The risks of NDIS investments 19:57 Why depreciation is misunderstood 22:52 Lifestyle creep and investor behaviour 27:49 SMSF strategy and common mistakes 31:03 How SMSF borrowing works 34:44 Why timing matters in super 40:19 Broker incentives and clawbacks explained 44:26 How to choose the right broker 45:48 Red flags in lending advice 50:32 Why borrowing less can be smarter 52:57 The truth about scaling portfolios 53:53 Slow down to speed up

What if the biggest financial mistake Australians are making is the one they never think about? In this solo episode of Future Proof Property, Dawn breaks down the reality of superannuation, why most Australians retire with far less than they expect, and how self-managed super funds (SMSFs) can become a powerful long-term wealth building strategy when used correctly. Dawn shares the exact SMSF property strategy she and Melissa personally use, including real numbers, real purchases, and the lessons they’ve learned along the way. This episode explores: Why most Australians retire with nowhere near enough super The difference between industry super funds and SMSFs How concessional and non-concessional contributions work Why super is a structure, not an investment strategy Using leverage inside super to build wealth faster The risks and realities of buying property in super Why timing market cycles matters How Dawn and Melissa built growth inside their SMSF The Australind and Frankston property case studies Why affordability and future buyer demand matter The long-term strategy of residential → commercial property Why financial literacy changes everything This is a conversation about control. About taking ownership of your financial future instead of leaving it on autopilot. And about building freedom long before retirement age arrives. Chapters 00:00 Why Most Australians Retire Broke 02:15 Understanding Superannuation Basics 04:50 Why Super Alone Isn’t Enough 07:02 What A Self-Managed Super Fund Actually Is 09:40 Why Dawn Chose The SMSF Route 12:05 Tax Benefits & Contribution Strategies 14:22 The Real Risks Of Buying Property In Super 16:42 The Australind SMSF Property Breakdown 19:10 Leveraged Growth Explained 21:32 Selling Strategy & Long-Term Wealth Building 23:28 Why Frankston Was The Next Purchase 25:40 How Future Proof Approaches Market Cycles 28:02 SMSF Borrowing Capacity Explained 29:44 The Mistakes Investors Make In Super 31:00 Why Strategy Matters More Than Super Itself 32:05 Final Thoughts On Financial Freedom Disclaimer This podcast is for general information only and reflects the personal views of the host. It does not constitute financial, legal, taxation or investment advice. Always seek advice from qualified professionals before making financial decisions.

Is it better to buy regional or metro? Should you chase high-yield properties? Is rentvesting still worth it in today's market? In this Q&A episode of Future Proof Property, Dawn tackles some of the most common questions investors are asking right now. From regional Victoria and self-managed super funds to granny flats, apartments, yield strategies, and market timing, this episode focuses on the fundamentals that actually drive long-term property success. Rather than chasing headlines, hotspots, or the latest social media recommendations, Dawn explains why understanding market cycles, affordability, supply, demand, and buyer behaviour remains the key to building wealth through property. Because great investing isn't about owning the most properties. It's about owning the right properties at the right time. In This Episode West Wodonga vs Sale: which market has more potential? Metro or regional investing inside a self-managed super fund Why market cycles matter more than location labels Diversification vs doubling down on strong fundamentals Should you sell your Sydney home and start investing? Melbourne apartments and the reality of buying for yield Has Frenchville reached its peak? Is rentvesting still a smart strategy in 2026? The truth about granny flats and manufactured yield Why chasing the highest yield can be risky Will properties above $800k continue to grow? Chapters 00:00 Why Property Fundamentals Matter More Than Hotspots 00:45 West Wodonga vs Sale 03:12 Metro or Regional for Self-Managed Super Funds 05:44 Diversification vs Doubling Down 08:27 Should You Sell Your Sydney PPOR? 12:06 Melbourne Apartments & St Kilda Opportunities 18:35 Has Frenchville Reached Its Peak? 20:32 Is Rentvesting Dead? 25:20 Granny Flats: Worth It or Not? 30:12 Chasing High-Yield Property Investments 35:05 Will Properties Above $800k Keep Growing? 38:05 Final Thoughts on Building Wealth Through Property

Self-Managed Super Funds: The Strategy Most Investors Misunderstand Most Australians retire with around $400K in super. Spread across retirement years, that is roughly $40K per year. That is not financial freedom. In this episode of Future Proof Property, Dawn sits down with Hung Choi from Strategic Brokers to break down the truth about Self-Managed Super Funds (SMSF) and how investors can use leverage, strategy and timing to turn super into a powerful wealth engine. But there is also a warning. SMSFs are one of the most misunderstood and misused investment vehicles in Australia. Done correctly, they can create millions in retirement wealth. Done poorly, they can destroy your nest egg. What a Self-Managed Super Fund actually is How much you realistically need to start investing in property through super Why many accountants and advisers give poor SMSF property advice How borrowing works inside a super fund The difference between borrowing personally vs inside super What limited recourse borrowing actually means Why the property sits in a bare trust structureWhy equity cannot easily be accessed in super Why many investors buy the wrong asset inside their SMSF The hidden risks of buying off-the-plan in super Why renovation strategies rarely work inside SMSFs Why residential growth assets often outperform commercial early How concessional contributions reduce tax dramatically The huge tax advantage of 10% capital gains tax after 12 months Why younger investors are starting SMSFs earlier Why many people sabotage their super with poor commercial purchases The insurance mistake many investors make when rolling over super SMSFs are powerful but complex Property must be chosen carefully inside super Leverage can accelerate retirement wealth Residential often outperforms early commercial strategies Equity access inside SMSF is limited Tax advantages can significantly improve returns Poor advice is common in the SMSF space Insurance planning must not be ignored Growth assets should drive your SMSF strategy In This Episode Key Investor Lessons Chapters 00:00 Introduction to Self-Managed Super Funds 02:25 Minimum Balance Needed for SMSF Property 04:00 Why Many Advisers Get SMSF Property Wrong 06:34 How Leverage Works Inside Super 07:31 Limited Recourse Borrowing Explained 08:35 High-LVR SMSF Lending Strategies 09:49 Concessional Contributions and Tax Advantages 11:07 Why Starting Early Matters 15:04 Using Market Cycles Inside SMSF 16:22 Common SMSF Property Mistakes 18:19 Commercial vs Residential in Super 21:29 Off-the-Plan Risks in SMSF 23:27 Growth Strategy for Super Investments 26:07 Selling Property to Your Own Super Fund 27:43 Market Timing and SMSF Investing 29:11 SMSF Lending and Valuation Risks 31:00 Insurance Mistakes When Rolling Over Super

What if everything you thought about property investing… was slightly off? In this episode of Future Proof Property, Dawn sits down with Sophie, a Geelong-based property investment specialist and director with over 14 years of experience on the ground. This is not a theory.This is what’s actually happening in the market. From migration trends and vacancy rates…To suburb-by-suburb insights and tenant behaviour… Sophie breaks down where investors are getting it right and where they’re quietly losing money. Because buying property isn’t about what looks good on a map. It’s about understanding what drives demand. Why owner-occupier demand matters more than investor trends The truth about Geelong’s growth and “COVID boom” effects Where the most undervalued suburbs are right now Why cheap areas don’t always mean better investment The real difference between houses, units, and apartments How to avoid high-maintenance properties and bad tenants What tenants actually want in today’s rental market Why some investors are leaving money on the table with rent The hidden costs of buying older properties 00:00 Why most investors focus on the wrong data 02:10 Geelong growth, migration and market trends 06:30 The COVID boom and what changed after 10:00 Suburbs with the most potential right now 14:30 Owner-occupier demand vs investor demand 18:00 The truth about “cheap” suburbs 22:00 Property types: houses vs units vs apartments 26:30 Rental demand and tenant behaviour 30:00 Renovation mistakes investors make 34:30 Compliance costs and hidden expenses 38:00 Vacancy rates and rental opportunities 42:00 Suburbs to avoid or approach carefully 46:00 Final advice for investors

What should you actually buy in 2026… and what should you ignore? In this Q&A episode of Future Proof Property, Dawn breaks down the biggest questions investors are asking right now from where to buy with a $650K budget, to whether war, inflation, and rising interest rates will impact property prices. Because the reality is simple:Most people aren’t losing because of the market.They’re losing because they’re reacting to noise instead of making strong decisions. This episode dives deep into how to invest in today’s uncertain property market. Dawn explains why fear is creating opportunity, how to identify areas before they grow, and what actually matters when building a scalable property portfolio. From Melbourne strategy to land value myths, from residential vs commercial returns to long-term wealth planning this is a practical, no-fluff breakdown of how to think like a serious investor in 2026. If you’re feeling stuck, overwhelmed, or unsure where to buy next, this episode will reset your thinking. Dawn answers real investor questions, including: What to buy with a $650K budget in Melbourne The best asset types in a rising interest rate environment The #1 metric used to identify growth suburbs (ARSAD explained) Thoughts on Albury-Wodonga and second-surge markets Will property prices drop due to war, inflation, or global uncertainty? Why affordability drives long-term capital growth Land vs asset ratio — and why it’s not everything How much property you need to generate $150K passive income Why residential builds wealth but doesn’t create cash flow Mistakes to avoid if starting your portfolio again The truth about land tax in Victoria Whether current conditions mirror COVID-era opportunities Melton land supply concerns and how to assess real risk Future Proof’s long-term vision and investing philosophy 00:00 Why fear is making investors miss opportunities 02:00 What to buy with $650K in Melbourne 04:39 The #1 growth metric: Affordability & ARSAD 07:00 Suburb analysis: Doreen example 08:00 Albury-Wodonga breakdown 10:00 Will property drop due to war and inflation? 13:48 Inflation, debt and long-term strategy 16:04 Land vs asset ratio explained 18:26 Can units outperform houses? 20:41 Residential vs commercial investing 23:07 Mistakes Dawn would avoid starting again 25:22 Land tax myths in Victoria 26:00 COVID vs current market conditions 27:42 Melton land supply explained 30:01 Future Proof’s long-term mission

What if the biggest mistake you make in property… isn’t timing — but what you buy? In this episode of Future Proof Property, Dawn sits down with mortgage expert Ben Robinson to break down what’s really changing in the 2026 property landscape. Because right now, the gap between smart investors and stuck investors is getting wider. And one wrong purchase could cost you years. This episode is a deep dive into how lending, strategy, and asset selection are evolving in today’s market. Dawn and Ben unpack how investors are using equity, navigating trust structures, and leveraging non-bank lenders to scale portfolios while also highlighting the growing risks of buying the wrong type of property. From commercial lending strategies to portfolio structuring, this conversation goes beyond surface-level advice and into the real decisions that shape long-term wealth. If you want to understand how experienced investors are thinking in 2026 and how to avoid getting stuck this episode is essential listening. In This Episode This conversation covers: How the property market has shifted over the past 12 months Why “buy and hold forever” is no longer the default strategy When it makes sense to sell and recycle equity Trusts vs personal ownership — and when each actually works Why most investors misuse trust structures early How to scale using non-bank and low-doc lending strategies The role of buyer’s agents in high-growth investing Why asset selection matters more than ever in 2026 The risks of chasing yield in investor-driven markets Bank valuations vs real market value — and why it matters How to think about commercial property and lease doc loans Strategies for business owners to build wealth outside their business Why liquidity and exit strategy should guide every purchase 00:00 Why the wrong property can cost you 5 years 02:13 How the market has shifted in 2026 04:14 The shift from passive income to debt reduction 06:12 Trusts vs personal ownership explained 08:58 When trusts don’t make sense 11:44 Scaling with non-bank lenders 14:06 Why growth assets matter more than ever 17:11 Funding granny flats and adding value 20:30 Using commercial property and lease doc loans 23:30 Why your broker matters more than you think 26:00 Business owner strategies and tax planning 30:59 Low-doc lending and refinancing strategies 34:06 The danger of relying on bank valuations 35:08 Why some markets are illiquid 38:32 Asset selection and owner-occupier demand 43:10 Why most investors get stuck 46:18 Final thoughts and investor warnings

What happens when the rules of investing suddenly change? In this episode of the Future Proof Property Podcast , Dawn sits down with accountant, strategic advisor, and property investor Jeremy Yanozelli to unpack one of the biggest shake-ups Australian investors have faced in years. The Federal Budget has triggered major conversations around negative gearing, capital gains tax, discretionary trusts, housing supply, migration, and the future of wealth creation in Australia. But beyond the headlines and fear-driven commentary, what does it actually mean for everyday Australians trying to get ahead? This episode breaks down the proposed tax reforms, what’s still only draft legislation, and why investors need to avoid making emotional decisions in a noisy market. Dawn and Jeremy discuss why fundamentals still matter more than tax incentives, why population growth remains one of the biggest drivers of property prices, and how investors can position themselves intelligently in a changing landscape. This episode explores: Proposed changes to negative gearing How the new CGT indexation model works Why new builds may not stack up financially The risks of buying purely for tax benefits Why migration still drives property growth How trusts and company structures could change The danger of speculative markets Why first home buyers may have a unique opportunity The impact of rising rates on different asset types Why future buyer demand matters more than ever Building a long-term property strategy in uncertain markets This is a conversation about strategy. About avoiding panic and noise. And about making smart decisions while everyone else reacts emotionally. GUEST: Jeremy Yanozelli Accountant, Strategic Advisor & Property Investor 00:00 Budget Fear, Property & Policy Changes 02:06 What The Negative Gearing Changes Actually Mean 05:05 Why Population Growth Still Matters 07:07 Why Investors Should Avoid Knee-Jerk Decisions 09:12 Property Investing After Policy Shifts 12:35 Why New Builds Don’t Automatically Make Sense 15:08 Sophisticated Developers vs Beginner Investors 17:29 Why Future Buyer Demand Matters 20:14 The Real Impact of the New CGT Changes 24:26 Why The System Still Relies on MigratioN 27:30 How Investors Could Be Taxed More Heavily 30:25 Real Examples of Capital Gains Tax Changes 34:22 Why Structures & Companies Matter More Now 39:15 The Asset Types Likely To Perform Best 41:13 Trust Structures, Bucket Companies & Tax Changes 45:10 Why Investors Need To Think Long-Term 47:41 The Biggest Mistakes Investors Could Make 50:31 Why Simplicity Still Wins For Most Investors 53:47 Final Advice For Investors & First Home Buyers

Property investing in 2026 is noisy. Hotspots. Data platforms. Social media “experts.” But what if most investors are focusing on the wrong things? In this episode of Future Proof Property, Dawn sits down with Mike Mortlock, one of Australia’s leading property analysts, to break down what actually matters when building long-term wealth. This is a deep dive into strategy over hype. We cover: • Why chasing short-term growth can destroy long-term results • The shift in investor behaviour from 2025 to 2026 • Why affordability is driving market trends • The rise of townhouses, units, and changing asset preferences • The truth about depreciation and how it actually works • Why depreciation should never be your strategy • The dangers of herd mentality and “hotspot investing” • How buyer behaviour is changing in smaller markets • The real drivers of property prices (hint: it’s not just data) • Why strategy matters more than suburb selection If you’re relying on spreadsheets, hype, or social proof to make decisions, this episode will challenge how you think. Because the real game isn’t short-term wins. It’s long-term performance. 00:00 Spending Culture & Financial Habits 00:13 Investor Impatience in 2026 00:32 Strategy vs Short-Term Gains 01:00 Meet Mike Mortlock 02:02 Where Investors Are Buying (2025 vs 2026) 03:32 Rise of Affordable Markets 04:16 Townhouses, Units & Changing Demand 05:45 Downsizers & Future Demand 07:49 Government Policy & CGT Debate 10:37 Housing Supply Crisis Explained 13:55 Migration & Market Pressure 15:01 Investors vs Government Narrative 18:21 Supply, Listings & Market Impact 19:11 Advice for Young Investors 22:03 Depreciation Explained Simply 24:41 Do You “Pay It Back”? (Myth Busted) 28:58 Property Age & Depreciation Rules 33:17 Can You Backdate Depreciation? 36:04 Why Depreciation Helps You Hold 38:29 House & Land Traps 40:24 Depreciation vs Investment Quality 42:08 Mike’s Investing Plans 43:08 The Problem With Chasing Growth 44:45 Investor Herd Mentality 47:06 Why Data Isn’t Enough 50:02 The Real Drivers of Growth 54:22 Owner Occupiers vs Investors 56:13 Strategy First, Property Second

Data is not strategy. In this Q&A episode, we unpack real investor questions and cut through the noise around where to buy, what to avoid, and how to actually build a portfolio that performs. We break down why Tasmania is attracting attention but doesn’t meet our criteria, where we are actively investing in Melbourne and Geelong, and why chasing “hot markets” like Perth and Queensland can backfire if you are late. We also go deep on SMSF investing, rentvesting, portfolio exits, and the mindset required to stay consistent through cycles. This episode is about playing the long game. About buying for the future buyer. About avoiding short-term thinking. And about having a plan. Work with us: https://www.futureproofpropertyadvisory.com.au/ 00:00 Why Data Alone Fails Investors 01:01 Devonport Tasmania Breakdown 02:17 The Problem With “Good Data” 04:38 Where We Are Investing Right Now 06:59 Glenorchy Tasmania Review 09:21 Where to Buy with $600K (SMSF) 11:44 Why Units Can Outperform Houses 14:04 Is Perth and Queensland Done? 16:22 Where We Are Buying Aggressively 18:44 Melbourne and Growth Markets Explained 21:07 When to Exit Residential Property 23:21 Land Size vs Location Debate 25:34 Building the Right Investor Mindset 27:58 Real Risks of Property Investing 30:10 Melbourne Negative Cash Flow Explained 32:35 Residential vs Commercial Investing 34:52 Ballarat and Winter Valley Analysis 37:06 Choosing the Right Property Manager 39:28 Rentvesting Strategy Explained

What happens when you stop waiting… and start taking action? In this episode of the Future Proof Property, Dawn sits down with Martin, a 34-year-old electrician and business owner who built a $3.1 million property portfolio with over $300K growth in just 18 months . Martin’s story is not about perfection. It’s about persistence. From getting knocked back by brokers…To buy the wrong first deal…To fix strategy, building the right team, and scaling fast. This episode breaks down what actually works in property and what quietly holds people back. Because the biggest risk isn’t getting it wrong.It’s never getting started. What you'll learn Why waiting for the “right time” keeps people stuck The real impact of bad brokers and poor structuring How Martin saved $120K in 2 years through sacrifice The truth about buying your first property vs investing first Why cheap properties can become expensive mistakes How to scale from 1 to multiple properties strategically The importance of team, timing, and persistence What a $3.1M portfolio actually costs to hold Why mindset matters more than market conditions 00:00 From apprentice to investor mindset 02:10 Early rejection and missed opportunities 06:00 Saving $120K and cutting lifestyle 10:30 First property build and lessons learned 15:00 Selling for profit and pivoting strategy 18:00 First investment property wins and challenges 23:30 Bad brokers and why structure matters 27:00 Finding the right team and scaling 30:00 Building momentum with multiple purchases 35:00 Portfolio growth and equity strategy 40:00 Market insights and future outlook 44:00 Long-term goals and financial freedom