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Buyers are cautious, listings are harder to win and 15 to 20 per cent of property professionals are reportedly leaving the market. But PRD's Dr Diaswati Mardiasmo says the data tells a more nuanced story than the headlines. On this episode of Real Estate Exposed, REB deputy editor Emily Lauer sits down with PRD chief economist Dr Diaswati Mardiasmo for a full market update, themed around cutting through the noise and finding opportunities in a shifting market. Mardiasmo explains why PRD's time-to-buy index has lifted despite higher rates, and why some ready buyers see a softer market as the moment to act before competition returns. She also unpacks a curious pattern in the data: buyers are taking longer to commit but want quicker settlements once they do. The pair look at what a possible fifth rate hike could mean, with mortgage repayments now taking up a record share of median family income, and what it means for rents, renters and the agents trying to win listings. Mardiasmo then shares how agents can stand out, from becoming educators with suburb-level data to having "right sizing" conversations with owners feeling the pinch. She also points to regional markets as the standout opportunity for investors, citing lower prices, higher yields and tighter supply. Finally, she outlines where she sees the market heading into 2027, including what the RBA's modelling says about negative equity. Did you like this episode? Show your support by rating us or leaving a review on Apple Podcasts (REB Podcast Network) and by liking and following Real Estate Business on social media: Facebook, X and LinkedIn. If you have any questions about what you heard today, any topics of interest you have in mind, or if you'd like to lend a voice to the show, email [email protected] for more insights.

A return to selling has helped one Rockhampton agent more than double his personal sales output while reducing the administrative burden that can keep agents away from their clients. On the REB Discover podcast, Liam Garman is joined by Todd Brandon, property partner at The Agency CQ in Rockhampton, to discuss his return to selling and the business model behind his growth. Brandon has split the sales process across three specialist roles, with different members of Team Todd Brandon handling buyer, seller, and negotiation responsibilities. The structure has helped the team complete around 120 sales in the past year, compared with around 50 sales Brandon personally completed when he ran his previous 40-person business as a principal. He said technology, outsourcing, and agency support have also taken much of the administrative work off his plate, giving him more time to focus on buyers and sellers. The pair also explore Brandon's focus on creating more time for clients, the value of peer networks, and the lessons regional agents can take from a business built around specialisation rather than doing everything in-house.

A recent National Australia Bank survey finds most agencies are already invested in property management, and a big majority see it as a growth opportunity. Lucy Zheng explains why the rent roll is becoming the defensive play, and what it takes to protect  On this episode of The Property Management Excellence (PMX) Podcast, Real Estate Business' Liam Garman, hosting while Alex Whitlock is on leave, sits down with Lucy Zheng, business banking executive, professional services at NAB, to unpack what a recent survey of professional services firms says about the state of the industry. Zheng explains why property management is increasingly seen as the stable core of an agency, and why she likens its recurring income to a defensive investment when the sales market gets tougher. She also reveals what NAB is seeing on the ground, from a rise in rent roll purchase inquiries to smaller books being snapped up in a wave of consolidation. The pair then dig into what makes a rent roll worth more, or less. Zheng makes the case for an independent valuation before you buy, and explains how contracts that weren't signed properly, book concentration and geography can all change what a rent roll is worth. They also tackle compliance, cyber security and AI. Garman argues that doing the basics well protects your brand, while Zheng shares how businesses are tackling AI and scams.

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.

As sales activity cools, one Brisbane principal says a rent roll can keep an agency resilient, but discounting fees and replacing personal service with AI could cost more than they save. On The Property Management Excellence (PMX) Podcast, Real Estate Business editor Liam Garman speaks with Brisbane principal Cara Bergmann about building an independent agency and the role property management plays in its long-term success. Bergmann explains how her rent roll supports the business when sales activity slows, creates opportunities to win future listings and provides long-term agency value, while acknowledging the challenges that come with acquiring one. She also discusses holding firm on fees, prioritising quality over the number of properties each manager handles, and the risks of choosing a cheaper property manager, sharing the case of a landlord who fell $24,000 into arrears and then returned. Bergmann argues that sales and property management teams should work as one business, with personal relationships at the centre, and warns that automated replies and AI-driven communication can leave landlords and prospective clients feeling ignored.

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.

Place New Farm has taken the network's top sales office spot, with its founders crediting collaboration, discipline, and culture for sustained performance. On REB Discover, deputy editor Emilie Lauer is joined by Place New Farm co-founder Sarah Hackett and Place Bulimba co-founder Paul Curtain to discuss the business behind two of Place's highest-performing offices. The pair explain how healthy competition between the offices drives performance while collaboration keeps them working together, with the two businesses generating just shy of $50 million in combined revenue. Hackett and Curtain also share their approach to systems, recruitment, and retention, with personalised leadership and a focus on discipline helping agents stay productive through a slower market. The conversation also covers growth, with the founders stressing the importance of listening, a strong culture, and finding the right people rather than chasing expansion for its own sake.

Multimillion-dollar rentals come with multi-layered risks, with compliance, tenant expectations, and asset protection putting prestige property managers under a different kind of pressure. On the PMX Podcast, Alex Whitlock is joined by Anthony Wiseman, property management compliance and legislation lead at Marshall White, to explore the demands of managing prestige rental properties. Wiseman discusses the evolution of compliance in Victoria, from trust accounting and minimum rental standards to mandatory gas, electrical, and pool safety checks, and the systems Marshall White has introduced to manage these requirements. The pair also examine the landlord-tenant relationship, with communication, property upkeep, and mutual respect playing a critical role in protecting high-value assets. Wiseman shares what it takes to manage a growing prestige rent roll, and why the next generation of property managers will need to combine strong compliance knowledge with technology and people skills.

From SMSF lending to credit card surcharges, Phil Tarrant and Liam Garman say recent policy changes are producing consequences nobody planned for, and the biggest one could hit Australians when they are most vulnerable. On this episode of Property Buzz, Phil Tarrant and Liam Garman examine how a raft of recent policy announcements, from tax changes to credit card surcharges, are buffeting the economy and creating unintended consequences that will impact every Australian. The pair pull apart the latest CPI figures to question the federal government's explanation for inflation, with Garman arguing that government spending is crowding out the private sector and weighing on productivity. Tarrant then turns to the removal of residential lending from SMSFs, which he says is putting pressure on builders and the viability of new projects. He also argues that falling home values could undermine the aged care system, with fewer older Australians able to draw on their homes to fund entry costs, leaving families facing a difficult situation at a vulnerable time and potentially adding a significant cost to the budget. The pair also discuss the launch of Banking Daily, Momentum Media's new financial services platform, and how it aims to deliver the latest intelligence for people working in the sector.

Do-it-yourself (DIY) platforms are giving landlords another way to manage rentals, forcing property managers to prove their value beyond compliance and collecting rent. But is it really the best solution? On The Property Management Excellence (PMX) Podcast, Alex Whitlock and Phil Tarrant examine the growing push towards self-managed rentals and what it could mean for property managers. The pair discuss claims that landlords are increasingly turning away from professional management, questioning whether DIY platforms are really changing the market or simply giving some landlords another option. Compliance sits at the centre of the debate, with Whitlock and Tarrant highlighting the risks landlords face when managing increasingly complex rental obligations themselves and why compliance alone is no longer enough for agencies to demonstrate their value. The conversation also explores what disruption could mean for the property management sector, with agencies needing to understand what landlords actually want, from lower costs to better advice, stronger communication, and strategies that improve rental returns.

Rate rises, housing shortages, and shifting investor strategies are putting Australia's property market under pressure and raising bigger questions about homeownership. On Property Buzz, Phil Tarrant is joined by Momentum Media director Alex Whitlock to examine the forces reshaping Australia's property market, from interest rates and housing supply to changing investor strategies. The pair discuss expectations for further rate rises and why borrowers should be reviewing their mortgage costs, with Whitlock sharing how a conversation with his lender secured a significant rate reduction. The housing shortage also comes under the microscope, with the collapse of Western Sydney builder Bathla Group highlighting the pressures facing construction and development, while community resistance to higher density continues to complicate efforts to increase supply. Looking further ahead, Tarrant and Whitlock examine the 2026 Intergenerational Report and its implications for homeownership, wealth transfers and Australians who may rent for life, before turning to the growing appeal of high-yield inner-city Melbourne apartments for investors.

Melbourne agents are facing weaker conditions and tighter scrutiny, putting selling skills, transparency, and trust under the microscope. On Real Estate Exposed, REB deputy editor Emilie Lauer is joined by Lisa Pennell, CEO of Barry Plant, to discuss the challenges facing Victoria's property market and the industry's response. Pennell explains why Melbourne's market is becoming increasingly segmented, with higher-priced properties facing tougher conditions while more affordable homes continue to attract buyers. The pair then turns to Victoria's underquoting crackdown and what increased scrutiny means for industry trust, with Pennell arguing that agency culture, leadership, and consistent enforcement all have a role to play. Pennell also discusses the impact of tax changes and new auction rules, while sharing why she remains optimistic about Melbourne and believes agencies that keep building market share through the downturn will be best placed for the recovery. Did you like this episode? Show your support by rating us or leaving a review on Apple Podcasts (REB Podcast Network) and by liking and following Real Estate Business on social media: Facebook, X and LinkedIn. If you have any questions about what you heard today, any topics of interest you have in mind, or if you'd like to lend a voice to the show, email [email protected] for more insights.

CRMs are moving beyond contact management, with automation, data ownership, and AI giving agents new ways to nurture leads and win listings. On REB Discover, deputy editor Emilie Lauer is joined by Luke Newton and Iain French, co-founders and directors of LockedOn, to explore how CRM technology is changing the way agents run their businesses. The pair discuss why speed, simplicity, and data ownership are becoming increasingly important, particularly for smaller teams looking to take control of their databases and build stronger client relationships. Automation is also transforming lead nurturing, with digital CMAs, proposals, and regular client touchpoints helping agents stay connected while reducing the manual work involved in prospecting. The conversation also looks at where CRM technology is heading, from responsible AI development to LockedOn Go, a new mobile app designed to help agents manage inquiries, inspections, and appraisals while on the move.

A sales agent turned property manager has built more than 100 doors from scratch in 12 months, using compliance, communication, and a solutions-first approach to win over landlords. On The Property Management Excellence (PMX) Podcast, Alex Whitlock is joined by Lam Nguyen, director of VICPROP, to discuss how he built a 118-property rent roll from scratch after a decade in real estate sales. Nguyen explains how a slow start quickly turned into rapid growth, with VICPROP now adding around 11 new rentals a month and targeting a further doubling of its rent roll organically. The pair explore how Nguyen turned Victoria's demanding compliance environment into a point of difference, while proactive communication and a focus on solutions helped VICPROP win and retain landlords. Nguyen also shares how the agency goes beyond collecting rent and managing maintenance, working with investors to improve their assets, increase rents, and lift yields while using sales and property management teams together to drive organic growth.

Mortgage demand is falling, borrowing costs remain under pressure, and new lending models are emerging, leaving the property finance sector facing a period of major change. On Property Buzz, Phil Tarrant is joined by Annie Kane and Julian Barnes from Broker Daily to examine the latest developments across mortgages, lending and property finance. The trio looks at the prospect of further rate rises, mortgage affordability and the battle between banks to win a shrinking pool of borrowers, with mortgage demand reportedly down 16 per cent year on year. They also explore bitcoin-backed home loans, with cryptocurrency emerging as a potential source of deposit funding, while volatility and loan-to-value requirements create new risks for borrowers. Private lending comes under the spotlight as the sector expands across development finance, raising questions about the risks building beneath the surface, while mortgage brokers continue to dominate despite banks pushing their proprietary channels. The conversation also examines AI's potential to transform the mortgage process, from applications to decision-making, before turning to the bigger challenge facing property: how to get more housing built.