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

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

By: Cate Bakos David Johnston and Mike Mortlock
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 Formerly The Property Planner, Buyer and Professor, our show rebranded in 2023 to The Property Trio.

Residential property is the only asset class we live in, it is where we raise our families, and it is our most expensive investment, yet property advice remains unregulated. Our objective is to educate time-poor professionals through deep insights from our experts who have provided thousands of Australians with personalised advice and education spanning two decades. In a climate where we are overloaded with information and one size fits all recommendations from the media, well-meaning friends and family and so-called advisers, we will distill the raw truth from the ill-informed.

So join the Property Planner, David Johnston, The Property Buyer, Cate Bakos and the Quantity Surveyor, Mike Mortlock as they take you on a journey of discovery through the maze of property, mortgage, and money decisions to empower you to create your ideal lifestyle!



Links to your hosts:
https://www.catebakos.com.au/
https://propertyplanning.com.au/
https://www.mcgqs.com.au/

Copyright The Property Trio Economics Personal Finance
Episodes
  • #310: Market Update Apr 25 – Darwin Dominates, Melbourne Signals Growth Ahead, Quartile Price Movements & Expected Rate Cuts Fuel Confidence

    #310: Market Update Apr 25 – Darwin Dominates, Melbourne Signals Growth Ahead, Quartile Price Movements & Expected Rate Cuts Fuel Confidence
    May 19 2025
    Got a question for the trio? https://forms.zohopublic.com/propertyplanningaustralia/form/GotaquestionforthePropertyTrio/formperma/zYCQAxzE_24CVlDafP1ozyzwtmB-8m1iCNtCTgDvHXM

    This week, Dave, Mike and Cate tackle the data! Nationally, the gains could be described as "soft", but for Darwin and Hobart, things are anything but soft. With a second consecutive strong month, Darwin is once again the star of the show.

    Dave considers that Darwin is in the early stages of a bull run based on a few metrics. Time on market, sales volumes, vacancy rates, rental movement, and new listings and are all combining to suggest that Darwin's demand level has more in store.


    Cate points out that the combined regions are still doing a lot of heavy lifting though. Investor price points and lighter negative cashflow is a likely reason for regional performance, combined with intra-state migration. Retirees and the accepted phenomenon of work-from-home are also contributors to this trend, as are decentralised businesses.

    Quartile performance across the cities also tells us an interesting story. Typically, cities in recovery show an uptick in higher quartile performance, yet as Cate points out, credit can play havoc with this trend.

    Melbourne's lower quartile is still lower, but investor activity could explain this. Investors tend to circle lower price points and Melbourne represents value when contrasted against other states. The higher rental yield has also been compelling for a few investors.

    Are buyers sitting on their hands in Canberra? The Trio chat about the impact of elections on buyer behaviours, particularly in cities with high numbers of public servants.

    And what does this segmented data suggest for our hot cities of 2024, (Brisbane, Perth, Adelaide)? Tune in to find out.

    Rents have almost normalised thanks to higher household formation rates and a slow-down on overseas migration. Most of our capital city house rental movement now sits within the target inflation band; a stark contrast from the heady past three years.

    Rents... good news for renters? Many of our capital city markets have experienced a softening in asking rents for houses. Adelaide, Perth, Darwin and Hobart remain the strongest, but we are far from the peak conditions over thee past four years. Household formation rates have impacted rental growth, as have first home buyer initiatives, migration levels and confidence around employment.

    As Dave points out though, national rental growth is still above target inflation, so it's not all good news for renters.

    for renters. Sales data for Darwin at 35.5% increase over the past twelve months overshadows every other city. Combined with new listings, (which have contracted in our northernmost capital), the supply/demand balance supports Darwin's sheer strength at present.

    Total listings data is slightly under the past five year average, but we do need to take into account the impact of Easter, ANZAC Day and the federal election.

    Old listings, current listings and new listings tell a great story, particularly for Canberra. The fear of public service cuts would have no doubt dampened the sentiment for Canberran purchasers.

    May 2025's Westpac consumer sentiment indices are surprisingly stable, however some of the metrics suggest a degree of pessimism. Buyers are optimistic about the chances of an interest rate cut, yet sentiment is still relatively anaemic.

    Dave shares his updated predictions for some of our capital cities as he talks our listeners through some of the combined leading indicators he's combined for a clearer picture. Cate sheds light on settlement periods and the impact a long settlement can have on data reporting. Many upgraders are currently looking to buy on long settlements in order to give themselves ample time to sell.

    Lastly, Mike decides to introduce a guessing game for the Trio. "Which capital cities will star next month?"

    Let's see who's predictions land closest to the pin next month!

    Show notes: https://www.propertytrio.com.au/2025/05/19/ep-310-april-2025-market-update/
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    58 mins
  • #309: How to Boost Borrowing Power – Debt Management Strategy for Smart Property Decisions & Unlock Investment, Home & Refinance Opportunity

    #309: How to Boost Borrowing Power – Debt Management Strategy for Smart Property Decisions & Unlock Investment, Home & Refinance Opportunity
    May 12 2025
    Got a question for the trio? https://forms.zohopublic.com/propertyplanningaustralia/form/GotaquestionforthePropertyTrio/formperma/zYCQAxzE_24CVlDafP1ozyzwtmB-8m1iCNtCTgDvHXM

    Welcome to Episode 3 of our special Property Trio trilogy, where we wrap up our deep dive into one of the most critical aspects of property investing in today’s environment: borrowing capacity. For our listeners who have tuned in to the first two episodes — where we covered lending fundamentals and the importance of the right loan structures — this third instalment will deliver intel which is all about maximizing borrowing power with practical strategies. We explore the details of how lenders assess borrowing power and what levers borrowers can pull to optimise borrowing outcomes. The Trio brings both the insider knowledge from the lending world and the hands-on experience of working with hundreds of property investors and buyers. The Trio tackle the following segments:

    ✅ Income Optimization
    Not all income is treated equally by lenders. Whether a borrower is a PAYG employee, self-employed, or juggling multiple income streams, they break down how to present earnings in the best possible light to maximize borrowing ability. This includes guidance for self-employed income earners, those with casual employment, and investors with rental income.

    ✅ Trimming the Fat: Expense Auditing
    Discretionary spending can significantly undermine your serviceability. The Trio discusses how to identify and cut back non-essential outgoings. From subscriptions, after-payments, to even gym memberships.... these all add up in the eyes of lenders.

    ✅ Tidy Up Your Credit File
    Unused credit cards and Buy Now Pay Later services can inhibit borrowing capacity. The Trio explains the importance of credit file hygiene and the steps to clean up liabilities for a stronger application and optimised borrowing capacity.

    ✅ Debt Consolidation – Yes or No?
    When does it make sense to consolidate personal debts before applying for a home loan? The Trio examine the pros, cons, and myths around bundling debts for better serviceability.

    ✅ Lender Policy Matching
    Not all banks view = finances the same way. A key theme in this episode is choosing the right lender based on each borrower's unique profile. Cate, Mike, and Dave explain why a savvy mortgage broker or planner can be the difference between a finance rejection and an approval.

    ✅ Long-Term Readiness
    The Trio also discusses the importance of staying ‘loan-ready’ — with tips on financial preparation that stretch beyond a single transaction. When it comes to property, being ready to strike at the right time is critical.

    🧠 Should Borrowers Stretch Their Borrowing to the Max?

    Finally, we tackle the controversial question: Is it ever wise to borrow up to full capacity? The Trio shares their thoughts on risk appetite, growth planning, and the fine line between ambition and overreach. This episode is packed with real-world strategies that buyers can start applying today. Whether buying a first home, upgrading, or growing a portfolio, these tips are tailored to give borrowers the upper hand.

    .... and our gold nuggets!

    Mike Mortlock's gold nugget: Going to your bank manager is a thing of the past. These days, it's quite complicated. Mike chats about some of the serious challenges that debt-consolidation borrowers face.

    David Johnston's gold nugget: "Without the full picture, you can unintentionally weaken your financial position and go down a path that is not best for you. It really pays to make sure you discuss any changes with your strategic mortgage broker and ensure you understand hte full picture before you make any big decisions."

    Cate Bakos's gold nugget: Debt consolidation can either be liberating, or it can be a curse. Mortgage strategy is discipline is essential for success.

    Shownotes: https://www.propertytrio.com.au/2025/05/12/increasing-borrowing-capacity-3/
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    48 mins
  • #308: Darwin Under the Microscope - Will 2025 Mark the Return of Property Growth for Australia’s Most Affordable & Smallest Capital City?

    #308: Darwin Under the Microscope - Will 2025 Mark the Return of Property Growth for Australia’s Most Affordable & Smallest Capital City?
    May 5 2025
    Got a question for the trio? https://forms.zohopublic.com/propertyplanningaustralia/form/GotaquestionforthePropertyTrio/formperma/zYCQAxzE_24CVlDafP1ozyzwtmB-8m1iCNtCTgDvHXM

    🎙️This episode was inspired by a thoughtful message from a listener who challenged us to dig deeper into Darwin’s property market after we referenced it briefly on a previous show. Some investment advisors are touting Darwin as their top pick for capital growth in 2025, so Mike takes the reins to explore if Darwin’s time in the spotlight is finally back.

    🏠 Why Darwin, and Why Now?
    Michael, one of our listeners, shared compelling on-the-ground insights about a surge in investor and buyers’ agent activity. From off-market sales and investor loans soaring in the NT, to Buyer's Agents reportedly purchasing 20+ properties per week—Darwin's market seems to be heating up fast. Cate reflects on the risks of artificial price uplifts when too many Buyers Agents flood a small market and shares her cautious optimism. Yes, Darwin has clocked over 1% monthly growth in both March and April, but as she reminds us—two data points don’t make a trend line.

    💬 Investor Buzz
    Recent growth figures are starting to align with Michael's anecdotal evidence. Darwin may finally be rebounding after an 11-year slump—longer than any other capital. But is it investor-fuelled, or is there something broader taking place in Darwin?

    📊 Data, History, and Economic Context
    Dave offers a reality check with stats: Darwin housing values are still 4.9% below 2012 levels. Despite high rental yields (the best in the nation), long-term growth has lagged, and the market’s small size adds volatility. Cate and Dave also explore the city's unique profile:
    • Population: ~150,000
    • Heavy reliance on public sector employment
    • Mining = 30% of NT's revenue
    • Home ownership below national average
    • Government stimulus and generous first-home buyer grants
    📉 Risk or Reward?
    Darwin’s rental yields and affordability are attractive, but economic diversity, investor saturation, and project delivery are key concerns. Cate shares the practical challenges of property upkeep from afar, while Dave reflects on the pitfalls of yield-chasing strategies.

    🔮 Will Darwin Shine in 2025?
    The Trio agrees: Darwin has had remarkable highs (second-highest median house price in the late 90s and early 2010s) and harsh lows. With strong early signals and renewed investor interest, it may be poised for a comeback—but sustainability is the real test.

    🎧 Tune in now for a balanced, data-backed, and researched discussion on whether Darwin is worth your investor attention in 2025.

    Shownotes: https://www.propertytrio.com.au/2025/05/05/listener-questions-darwin/
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    57 mins
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