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

🎧 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/

With interest rates rising and household budgets under pressure, many borrowers are looking for ways to reduce the cost of their home loans. In this episode, Cate, Dave and Mike explore practical strategies to improve cash flow, including negotiating with lenders, refinancing, reviewing loan structures and making better use of offset accounts. The Trio explain why advertised rates don't always tell the full story and highlights the value of working with a strategic mortgage broker. Whether you're an owner-occupier or investor, this episode offers actionable insights to help ensure your lending is working as hard as possible. Download your free copy of Dave’s Money Management Principles – the 7 Steps to Success: https://www.propertyplanning.com.au/money-management-principles Read David's Blog - How to Save Money on Your Home Loan - https://www.propertyplanning.com.au/post/how-to-save-money-on-your-home-loan 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 are here:https://www.propertytrio.com.au/2026/06/08/reviewing-your-home-loan/

Dave, Cate and Mike unpack the post-budget landscape through a listener question from Liam, highlighting the uncertainty facing investors. With proposed changes to negative gearing and CGT not yet legislated, many buyers are pausing, while owner-occupiers are benefiting from reduced competition. The Trio explores whether a surge in listings could create buying opportunities, but notes that property markets adjust slowly despite rapid sentiment shifts. With less reliance on tax incentives, the focus turns to cash flow, borrowing capacity and strategy. This is a market recalibrating, and for well-prepared buyers, changing conditions may present opportunity rather than risk. 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 are here: https://www.propertytrio.com.au/2026/06/01/listener-question-budget-2026/

April’s market revealed a clear split. Mike, Cate and Dave highlight declines in Sydney and Melbourne, while Perth, Brisbane and Adelaide continue strong growth, largely fuelled by investors. That momentum may not last. Investor-heavy, lower-priced markets could soften if policy changes reduce demand, while tightly held family homes in established suburbs may prove more resilient. Rents remain under pressure, with low vacancy rates driving ongoing increases. Buyer sentiment has dropped sharply, and lending activity is easing, signalling caution. Overall, the market is shifting, with policy and confidence set to shape what happens 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/ You can find more info about topics covered in today's show here: https://www.propertytrio.com.au/2026/05/25/ep-363-april-2026-market-update/

The 2026 Federal Budget has delivered one of the most significant property policy shake-ups Australia has seen in decades. The headline changes include winding back negative gearing for established homes, replacing the 50% capital gains tax discount with an inflation-indexed model, and extending incentives for new housing supply. The government’s aim is clear: slow investor demand for existing stock and improve affordability for first home buyers. However, with all significant changes, there are often unintended consequences. The Trio recorded this special release the morning after budget night to clarify, explain and anticipate what it all means for the property industry in Australia. 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 are here: https://www.propertytrio.com.au/2026/05/14/budget-night-2026/

In this episode of The Property Trio, Dave, Mike and Cate unpack one of the biggest questions facing Australian property buyers right now: do first home buyer incentives genuinely improve affordability, or do they simply create more competition? The episode examines the mechanics behind these incentives and why reducing deposit hurdles can accelerate demand faster than supply can respond. For buyers, investors and anyone trying to understand Australia’s evolving housing market, this episode delivers a grounded and insightful discussion about policy, competition and the long term supply issues sitting underneath today’s affordability debate. 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/ You can find more info about topics covered in today's show here: https://www.propertytrio.com.au/2026/05/11/government-property-incentives/

🎧 In this episode of The Property Trio, we tackle a great landlord question from Lukasz. Is it better to chase maximum rent or secure a high quality tenant? Cate, Dave and Mike explain why pushing rent too high can lead to longer vacancies and poorer applicant pools. The Trio highlight hidden costs such as vacancy, leasing fees and tenant issues, and why a stable, respectful tenant often delivers a better long term result. They also explore strategic pricing, rent review timing, lease staggering and the value of a great property manager. The message is simple; sustainable returns beat short term rent chasing every time. 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/ You can find more info about topics covered in today's show here: https://www.propertytrio.com.au/2026/05/04/the-landlord-trap/