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A long lease isn't always a safe one, and a headline yield can hide months of vacancy. Victor Kumar says the investors who win in commercial are the ones who know exactly how to manage risk before they buy. Commercial property carries more risk than residential, but not all of it is unavoidable. In part three of the Smart Property Investment Post-Budget Guide to Commercial Property Investing, Phil Tarrant and Victor Kumar of Right Property Group break down what can quietly destroy a commercial investment, and how to protect yourself. Kumar explains why vacancy can run to months or even years rather than weeks, and why the yield is really the price you're paid for carrying risk. They also look at how to size up a tenant, from digging into the lease and the business behind it to checking whether a guarantee is backed by real cash or just a promise. Then there's the fine print. The pair walk through the lease details that can make or break a deal, from "triple net" claims that don't hold up to who pays for fit-outs and make-good clauses, and why Kumar says using your usual residential solicitor on a commercial lease is like treating a fracture with a massage. They also cover economic risk, structural shifts and property-specific traps, including asbestos roofs, contamination and zoning problems. Kumar shares a live example of how he restructured a lease to de-risk a $6 million purchase, and why every investment needs an exit plan.

From rat houses and meth houses to a property nicknamed "The Brothel", we've seen some seriously questionable properties turn into incredible investments. We have so many wild stories and bargain deals to share that one episode just wasn't enough. Part 2 is out now! A trashed house bought for $550,000, now worth $950,000 – 72 per cent growth in just over two years. A desperate vendor slashing $100,000 off a deal after a buyer's finance fell through. Fully renovated properties snapped up at massive discounts in a slowing market.  We're back with Hung Chuy from Strategic Brokers to share how we uncover bargains when others are sitting on the sidelines and why buying below market value can give investors a valuable buffer during a downturn.  The deals get bigger. The stories get better.

Investors could be missing new lending opportunities as second- and third-tier lenders ramp up competition, making finance strategy and cash flow more important than ever. On The Property Nerds podcast, Arjun Paliwal speaks with broker Corey Goldby about a post-budget lending shake-up, as second- and third-tier lenders compete harder for investors with more flexible borrowing options. Goldby argues against mapping out a decade of purchases, instead focusing on getting the next deal right, with cash flow, lending policy and available funds shaping each move. The pair discuss investors buying several properties before pausing, selling at a loss to reduce debt and the transaction costs that can erode gains when selling and re-entering the market. They also examine the importance of keeping a cash buffer when releasing equity, aligning finance and accounting advice, and choosing ownership structures that support borrowing and income distribution. For business owners facing tax debt, Goldby points to alternative lending options, including high-LVR and low-documentation loans, while noting the extra interest costs that can come with them.

Negative gearing was never part of the plan for Iconic Investing's Aneesh Thomas and John George. They buy for cash flow, land and below-valuation prices, and say price corrections are now opening up even more opportunities. On this episode of The Smart Property Investment Show, host Liam Garman speaks with Aneesh Thomas and John George of Iconic Investing, two Brisbane nurses-turned-buyer's agents, to ask: if your strategy never depended on tax breaks, what is there to fear from tax changes? So, how have they stayed the course through the federal budget and shifting interest rate expectations? They target affordable markets between $400,000 and $600,000, tight rental conditions, land of more than 600 square metres and yields of at least 4 per cent. They also reveal what they avoid, from house-and-land packages to markets that have already run hard, and share the mistakes they see most often: emotion tops the list, followed by chasing tax outcomes, "backyard" investing and hotspotting. Thomas tells the story of a friend who bought a $1 million Brisbane property renting for $700 a week and is now working overtime to cover the repayments. Along the way, the pair discuss where they still see value in regional Victoria and NSW, why high rates can mean less competition, and why they believe the best time to buy is whenever you're ready. George also opens up about the commercial property lessons he learned the hard way, including an office that sat vacant for 10 months, and why he says it isn't for everyone. If you like this episode, show your support by rating us or leaving a review on Apple Podcasts and by following Smart Property Investment on social media: Facebook, X (formerly Twitter) and LinkedIn. If you would like to get in touch with our team, email [email protected] for more insights, or hear your voice on the show by recording a question below.

Brokers know things banks would rather keep quiet. In the debut episode of Which Mortgage, the Finni team starts with one of them: how a 25-year-old on a $100,000 income can buy an investment property without saving a deposit. This isn't another investment property podcast. In the very first episode of Which Mortgage, host Alex Whitlock is joined by Eva Loisance and Costa Arvanitopoulos from Finni to pull back the curtain on the finance tactics brokers know and lenders would rather keep quiet. The trio dive into a real client scenario: a 25-year-old on a $100,000 income with just $20,000 saved, priced out of the market and looking at a Melbourne investment unit. The solution was a family pledge, using her parents' property as security, which can cover up to 105 per cent of the purchase price, costs included, without the parents handing over a cent in cash. But there was a twist: a desktop valuation on the parents' home came back about a million dollars short of a full valuation. Loisance explains why accepting a bank's first number can be a costly mistake. They also unpack how the buffer rates of the Australian Prudential Regulation Authority (APRA) affect borrowing power and share their lenders of the week, including a non-bank offering 40-year loan terms, a newcomer with no lenders mortgage insurance (LMI) up to 85 per cent, and a major bank that gets sharper on pricing at $2 million. Plus, each week, the question every borrower should ask: What don't lenders want you to know?

NSW collected 23 per cent less residential stamp duty in September than a year earlier, and Phil Tarrant and Liam Garman say it's only the start. But when the conversation turns to mortgage brokers, the hosts stop agreeing. On this live episode of Property Buzz, Phil Tarrant and Liam Garman dig into the numbers behind a sharp fall in NSW residential stamp duty: $663.7 million collected in September, down from $864.3 million a year earlier. Extrapolated across the country, they put the potential loss at $7.36 billion, a figure that sits inside the $6 billion to $8 billion range they've been predicting for months. The pair also unpack the NSW Labor pledge to let investors restructure trusts hit by the new discretionary trust tax without triggering stamp duty, and Victoria's promise to return its property tax threshold to $50,000. Then there's the data. Brisbane listings are up 40 per cent on last year with a clearance rate of just 20 per cent, unemployment has ticked up to 4.7 per cent, and part-time jobs have dropped by 74,000. Tarrant shares what buyer's agents and brokers are telling him on the street, from tactical finance to banks loosening up, and explains why he says now is the time to have a good broker in your corner. And then it gets heated. Tarrant takes aim at a looming levy hike on brokers while Garman plays devil's advocate – arguing consumer protection is a fair reason for scrutiny. Who wins the argument? You'll have to listen.

Investors waiting for the market to turn could miss a buying window, as cash flow, rental yields, and changing financial conditions reshape the cost of holding an investment property. On The Smart Property Investment Show, Liam Garman speaks with Arjun Paliwal of InvestorKit about the cash flow pressures holding investors back and the financial shifts that could make negatively geared properties more manageable. Using a $700,000 property as an example, Paliwal estimates an initial shortfall of $2,400 to $2,800 a month, but says lower interest rates, rent increases, a cash deposit, and potential tax changes could reduce the outlay to about $600 a month, ultimately saving more than $30,000 a year. The pair also examine the psychology keeping buyers on the sidelines, the impact of lower purchase prices on rental yields, and the importance of assessing buffers, borrowing capacity, and diversification before committing to an investment. With listings tightening and many buyers waiting for a clear market signal, Paliwal discusses how seasonal patterns, political changes, and shifting sentiment could shape the next buying window. If you like this episode, show your support by rating us or leaving a review on Apple Podcasts and by following Smart Property Investment on social media: Facebook, X (formerly Twitter) and LinkedIn. If you would like to get in touch with our team, email [email protected] for more insights, or hear your voice on the show by recording a question below.

From warehouses to medical centres and service stations, not every commercial asset is as safe as it looks. Victor Kumar says three simple tests can separate a smart buy from a costly mistake. A long lease looks like security, but when the tenant walks out, you may be struggling to find a replacement. In Part 2 of the Post-Budget Guide to Commercial Property Investing, Phil Tarrant sits down with Victor Kumar, founder and director of Right Property Group, to unpack the hidden risks in "safe" commercial assets, and how to compare very different commercial asset classes. Victor says every asset should pass three tests: how easily it can be re-leased if the tenant leaves, whether the building will still do its job in 15 years, and who pays when major repairs hit. He explains why industrial assets such as warehouses tend to score well on the first test, while specialised assets like childcare centres and fast-food sites can take longer to re-let. From there, the pair break down office, industrial and retail, including why the rent on paper isn't always the same as rent in practice and rate re-leasability risk across sectors, from storage to service stations and childcare. Finally, Victor outlines the sectors he believes face structural pressure post-budget, including CBD offices, childcare and NDIS-related buildings, and why he says residential is "all about sentiment" while commercial is "all about mathematics".

Lenders are counting more rental income and expanding high-LVR options, potentially giving investors more buying power just as spring activity picks up. On The Property Nerds podcast, Arjun Paliwal and Jack Fouracre discuss lending changes that could improve investor borrowing capacity and create new opportunities in the spring market. Fouracre explains how some lenders are reducing rental income shading and expanding access to 95 per cent loan-to-value ratios, while Paliwal outlines how the changes could help investors stretch their capital across more purchases. The pair also examine how borrowing power has recovered from post-budget restrictions, alongside options for refinancing and potentially recovering part of lenders mortgage insurance costs as equity builds. With investor enquiries rising in September, Paliwal and Fouracre discuss the role of seasonality, market sentiment, and cash buffers in buying decisions, while weighing the possibility of further rate cuts against the risks of taking on too much debt.

Investors may be wasting time and money on property tactics that no longer stack up, as rising costs and changing market conditions force a rethink of how to build wealth. Here is what they need to know to stay ahead. On The Smart Property Investment Show, Liam Garman is joined by Jason Titus, director of Buyers Edge Property, to explore the difference between long-term investment strategy and the tactics needed to achieve it. Drawing on more than 900 property transactions, Titus explains how rising construction costs, longer build times, and lending constraints have changed the numbers behind granny flats, duplexes, and small subdivisions. The pair explore alternative portfolio strategies, including established Melbourne units with stronger rental yields and the importance of assessing each asset against broader financial goals rather than focusing on property type or portfolio size. Titus also discusses Australia's varied market conditions, the risks of conflicting advice and the need to reassess investment plans as income, borrowing capacity, and lifestyle priorities change. If you like this episode, show your support by rating us or leaving a review on Apple Podcasts and by following Smart Property Investment on social media: Facebook, X (formerly Twitter) and LinkedIn. If you would like to get in touch with our team, email [email protected] for more insights, or hear your voice on the show by recording a question below.

Commercial property can offer higher yields, but poor due diligence, risky leases, and long vacancies can turn an investment into a costly mistake. On Property Buzz, Liam Garman and Phil Tarrant examine the risks facing residential investors moving into commercial property as Smart Property Investment launches a six-part guide to the sector, warning that commercial is not an easy next step. The hosts discuss cases of poor advice, inadequate due diligence, and fake leases, highlighting the need for investors to understand the sector before committing their money. Garman explains how higher yields can signal greater risk, with prolonged vacancies, complex lease terms, and unexpected repair bills eroding returns. Tarrant raises concerns about investors buying commercial property through super funds without understanding the risks, while the pair stress the importance of financial buffers and experienced commercial specialists.

Building a property portfolio takes more than capital growth, with one investor keeping out-of-pocket holding costs to just $11,000 over five years while building a four-property portfolio. On The Pure Property Podcast, Phil Tarrant and Aaron Findlay, senior buyer's agent at Pure Property Investment, speak with Jamie Kerr, a Central Coast wedding photographer who began investing just before the pandemic after receiving a property investment book for Christmas. The couple bought properties across Perth and Brisbane, including one for $320,000 that later sold for $815,000, with proceeds from two Perth sales helping fund their $1.58 million family home on the Central Coast. Kerr says the four properties cost around $11,000 out of pocket to hold over five years, with rising rents helping offset expenses as values increased, with Findlay breaking down the figures, including rental yields, acquisition costs, capital growth, and equity. Now at their borrowing limit, the couple is considering selling another investment to reduce their home loan before potentially using equity to buy again. The discussion explores how investors can balance portfolio growth, debt reduction, and family priorities while keeping their long-term financial goals in sight.

Commercial property can unlock a new path to wealth creation, but it comes with a different set of rules. Investors need larger buffers, deeper due diligence, and a clear understanding of the risks before making the move. On The Smart Property Investment Show, Phil Tarrant and Victor Kumar launch the Post-Budget Guide to Commercial Property Investing, a new six-part series examining what investors need to know before making the move into commercial real estate. In this first episode of the series, the pair unpack the factors that can make or break a commercial investment, from tenant quality and lease terms to asset selection, financing, valuation, and the broader business environment. Kumar also challenges the idea that commercial property is simply the next rung on the investment ladder, stressing the importance of viewing it as part of a broader portfolio strategy. He warns investors against rushing into commercial property in response to recent budget changes or assuming a high yield automatically means strong cash flow. Join the pair as they explore why investors need a seven-year-plus mindset, how seemingly attractive commercial deals can unravel, and the financial and strategic tests investors should pass before deciding whether commercial property belongs in their portfolio. You can read more about whether commercial property is right for your portfolio with the Smart Property Investment guide - click here to access.

Sentiment is low, loan commitments are slipping, and investors are waiting for the dust to settle. But with billions in investor capital on the sidelines waiting to enter the property market, one expert says this could be one of the best buying windows in years. On this episode of The Smart Property Investment Show, host Liam Garman sits down with Sam Gordon of Australian Property Scout to unpack his theory that capital doesn't vanish when confidence falls; it simply waits. Gordon says that when confidence returns, an estimated $100 billion will flood back into real estate, and buyers who move while sentiment is low will get the best deals. The pair also dig into Gordon's recent interview with shadow treasurer Tim Wilson, including what he says the Coalition would do about negative gearing, capital gains tax and SMSF lending. Gordon explains why he thinks limited recourse borrowing arrangements could be the first policy to return, and why he expects the "biggest rental boom Australia has ever seen" as vacancy rates tighten across the capitals. Gordon then turns to where he sees opportunity, from Darwin, the only capital city that hasn't fallen month on month, to the 18.6-year property cycle debate. He reveals why he's been buying more aggressively since the budget than at any point in his 17 years of investing, including shopping centres, industrial and medical assets, and what he'd tell his 19-year-old self if he were starting again. If you like this episode, show your support by rating us or leaving a review on Apple Podcasts and by following Smart Property Investment on social media: Facebook, X (formerly Twitter) and LinkedIn. If you would like to get in touch with our team, email [email protected] for more insights, or hear your voice on the show by recording a question below.

A lower interest rate could save thousands, but a strategic debt reduction plan could cut hundreds of thousands from the total cost of a mortgage. On Property Nerds, Arjun Paliwal is joined by finance specialist Kat Marsalek to examine the strategies borrowers can use to reduce their mortgage debt and slash their lifetime interest bill. Marsalek shares a case study where projected interest fell from more than $1.3 million to $300,000 after restructuring cash, loan repayments, and investment debt. The pair also look at offset versus redraw, debt consolidation, and using investment property cash flow to attack non-deductible home loan debt faster. Marsalek argues that borrowers need more than a competitive interest rate, with a personalised debt reduction strategy potentially changing how quickly a mortgage is paid off and how much interest is ultimately charged.