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Distressed property listings have surged 42 per cent, but Australians are quietly stockpiling billions in mortgage offsets. As another RBA rate hike squeezes borrowers, Phil Tarrant and Liam Garman unpack the risks of bridging loans and parental guarantees in a falling market, and whether the government could be forced to backtrack on its controversial property tax reforms. On this episode of Property Buzz, Phil Tarrant and Liam Garman unpack Australia's cooling property market, with national listings up 19.3 per cent, distressed listings climbing 42.3 per cent and another rate hike putting borrowers under pressure. The pair examine a 168 per cent jump in bridging loan submissions and the risks of buying before selling in a falling market. They also warn about the hidden dangers of parental guarantees, negative equity and commercial property margin calls, and why investors need to understand their exposure. But it's not all doom and gloom. Garman reveals that Westpac's mortgage offset balances have climbed from $71 billion to $81 billion in just 12 months, with National Australia Bank (NAB) reporting a similar trend. Are Australians preparing for a recession, or stockpiling cash for their next investment? The hosts also challenge the popular 18.6-year property cycle theory, questioning whether its apparent accuracy is simply coincidence, and debate whether the government will be forced to wind back its self-managed super fund (SMSF) lending restrictions and negative gearing reforms. Finally, it's listener questions, with the pair tackling debt recycling, the impact of falling property transactions on government tax revenue, and when investors should consider selling rather than continuing to fund a struggling portfolio.

France is already paying billions to service its debt. Australia could be heading down the same path, with only a narrow window to turn things around. On Property Buzz, Phil Tarrant and Liam Garman compare Australia's fiscal position with France's, examining rising debt costs, bond yields, tax settings, and public sector growth. Garman warns Australia could be only a few years behind as government spending and debt servicing put increasing pressure on the economy. The pair revisit France's failed wealth tax experiment and Greece's experience with spending cuts, before examining Australia's own warning signs, including weaker employment, falling stamp duty revenue, and fewer capital gains to tax. They also compare personal, company, and capital gains tax settings, and debate whether further property tax changes could push investors out of the market. Tarrant is sharply critical of the federal government and the ATO, predicting a royal commission and further political battles over property taxes before the next election. The discussion also covers the impact of the SMSF residential property ban on development, rising construction costs, and the risks facing first home buyers caught in falling apartment markets. To get in involved, leave questions for Phil and Liam, or simply share videos or memes - join the Whatsapp group here.

Prestige vendors are being asked to accept millions less, forecasters are revising their predictions down, and the RBA is hinting that inflation is worse than expected ... but will rising yields be a silver lining? Phil Tarrant and Liam Garman unpack what it could mean for investors, first home buyers and anyone with a mortgage. On this episode of Property Buzz, Phil Tarrant and Liam Garman look at a market where negative equity is spreading. They discuss a report that 20,000 Perth homes are now worth less than their owners paid and a Harbourside Sydney listing where the guide has reportedly slipped from a $28 million offer to $20 million-plus. The pair then weigh up the forecasts, including JPMorgan's revised outlook and Coolabah Capital's warning that some pockets could fall by as much as 40 per cent. Garman explains why he doesn't agree with every call, and why falling prices could open up higher yields in blue-chip suburbs for long-term investors. Both urge listeners to do their own due diligence and be wary of spruikers. Tarrant also challenges a report that investors are shifting to new builds, while the hosts discuss what proposed changes to trusts could mean for tradies and builders, and how rising interest costs and the pullback of SMSFs are adding pressure to developers. Then it's on to rates and politics: hints of a Melbourne Cup rate rise, what is feeding inflation beyond the war in Iran, and One Nation's pledge to restore the capital gains tax discount for up to two investment properties. Garman argues investors should factor in every political outcome, with the hosts floating a tongue-in-cheek policy of one negatively geared property per child. To get in involved, leave questions for Phil and Liam, or simply share videos or memes - join the Whatsapp group here.

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.

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.

Falling home values could blow a hole in aged care. Has anyone done the maths? 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.

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.

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.

Borrowers are switching lenders in search of better deals while proposed trust tax changes could force investors to rethink how they structure their property wealth. On Property Buzz, Phil Tarrant is joined by Julian Barnes to break down the biggest developments across banking, mortgage lending, and property finance. The pair look at AI's growing role in banking and what it could mean for mortgage brokers, despite brokers now accounting for 81.6 per cent of the home loan market. They also discuss the surge in refinancing, with 1,800 borrowers switching lenders each day. The conversation then turns to proposed trust tax reforms, including a 30 per cent minimum tax on discretionary trusts and changes planned for 2028, which have left advisers working through the potential impact. With inflation, unemployment, and interest rate uncertainty adding to the pressure, the pair consider what these changes mean for borrowers and property investors.

Australia's property market is becoming increasingly divided, with falling prices, rising rents, rate pressures, and government policy creating both challenges and opportunities for investors. On Property Buzz, Phil Tarrant is joined by Tom Panos to discuss changing market conditions,  the mood among Australia's top agents, and what the shift means for both property professionals and investors. The pair look at vendor management and the need for agents to be honest about market conditions, from weaker clearance rates and declining prices to the sharp divide between premium and more affordable properties. The conversation turns to government policy, housing supply, and the broader economy, including the potential impact of higher interest rates and growing pressure on small businesses. For investors, the picture looks different, with decreasing prices and rising rents creating opportunities for those with the borrowing capacity and cash flow to act, while Panos argues Australia's underlying appeal remains strong.

Higher inflation, a struggling construction sector, and falling listings are raising fresh questions about where the property market goes next. On Property Buzz, Phil Tarrant and Liam Garman examine the latest inflation figures and what they could mean for interest rates, mortgages, and property prices. The pair look at why several major banks are tipping higher rates, and whether another hike could put further pressure on households already dealing with rising living costs. They also unpack the collapse of a major building company, with thousands of homes left in limbo, and what the fallout could mean for Australia's already stretched housing supply. With new listings sitting below the five-year average, the conversation turns to affordability, construction costs, and whether weaker conditions could eventually create opportunities for buyers and investors.

From rising debt and unemployment to migration, gig workers, and buyer's agents, Australia's economic shifts are creating fresh questions about the strength of the property market and what comes next. On Property Buzz, Phil Tarrant and Liam Garman examine the week's biggest property and economic developments, connecting the dots between policy, jobs, migration, and what they could mean for the market. The pair discuss Australia's growing debt, pressure on state budgets and a cooling jobs market, questioning what weaker economic conditions could mean for interest rates, house prices, and household wealth. They also turn to migration and remittances, the gig economy, and rising labour costs, examining how broader policy decisions could flow through to consumers, businesses, and the property market. The conversation wraps with a look at the buyer's agency sector, including the prospect of consolidation and why investors may need to look beyond bold market predictions when choosing who to trust with their next property move.

A government bailout, banks fighting harder for borrowers, and buyer activity falling: Australia's property market is showing cracks as economic pressure starts to build. On Property Buzz, Phil Tarrant and Liam Garman tackle the government's decision to support the Tomago aluminium smelter, questioning whether taxpayer money should be used to rescue struggling businesses. The conversation then turns to property, including the growing debate around third-party trust accounts and what a recent NSW court case could mean for the industry. The pair also look at banks ramping up refinancing offers and cashbacks as mortgage volumes soften, while buyer activity and property prices come under pressure across parts of the country. They then discuss whether a deeper property correction could spill into the broader economy, including household wealth, consumer spending, and the prospect of future rate cuts.

Property, politics, and policy collided this week as government funding, SMSF changes, housing affordability, and market narratives fuelled fresh debate. But behind the headlines, what do these shifts actually mean for buyers, sellers, and investors? On Property Buzz, Phil Tarrant and Liam Garman dive into the growing tension between politics, property, and public debate, exploring why housing remains one of Australia's most contested issues. The pair discuss how market forecasts can often depend on who is delivering them, with selling agents, buyer's agents, and commentators frequently presenting different versions of the same data. They also look at the impact of government policy on property, including the future of self-managed super fund (SMSF) investment, the shift towards commercial opportunities, and how changing rules could influence investor decisions. The duo then explores builder incentives, immigration and housing demand, negative equity, and whether current policy settings are addressing the challenges facing the market.

The property industry is facing a trust test, with questionable advice, buyer's agent practices, and rushed investment decisions putting buyers on alert. On Property Buzz, Phil Tarrant and Liam Garman unpack the biggest issues facing property investors right now, from misleading investment advice and buyer's agent concerns to the rush before major self-managed super fund (SMSF) changes take effect. The pair discuss the growing scrutiny around buyer's agents, questioning whether some business models have prioritised sales over investor outcomes. They also examine the latest developments from the Dashdot collapse, including concerns around upfront fees, investment advice, and the impact on customers left out of pocket. The duo explores why some investors are being drawn towards questionable opportunities, from expensive apartment purchases to promises of easy returns, and why due diligence remains critical in a shifting market. Tarrant and Garman then turn to the SMSF borrowing changes, the rush to secure deals before the deadline, and whether policy decisions are accurately reflecting the realities of the property market. The episode also looks at housing affordability, falling prices, and what a more cautious market means for investors trying to make their next move.