Future Proof Property Podcast

Self-Managed Super Funds: The Strategy Most Investors MisunderstandMost Australians retire with around $400K in super.Spread across retirement years, that is roughly $40K per year.That is not financial freedom.In this episode of Future Proof Property, Dawn sits down with Hung Choi from Strategic Brokers to break down the truth about Self-Managed Super Funds (SMSF) and how investors can use leverage, strategy and timing to turn super into a powerful wealth engine.But there is also a warning.SMSFs are one of the most misunderstood and misused investment vehicles in Australia.Done correctly, they can create millions in retirement wealth.Done poorly, they can destroy your nest egg.What a Self-Managed Super Fund actually isHow much you realistically need to start investing in property through superWhy many accountants and advisers give poor SMSF property adviceHow borrowing works inside a super fundThe difference between borrowing personally vs inside superWhat limited recourse borrowing actually meansWhy the property sits in a bare trust structureWhy equity cannot easily be accessed in superWhy many investors buy the wrong asset inside their SMSFThe hidden risks of buying off-the-plan in superWhy renovation strategies rarely work inside SMSFsWhy residential growth assets often outperform commercial earlyHow concessional contributions reduce tax dramaticallyThe huge tax advantage of 10% capital gains tax after 12 monthsWhy younger investors are starting SMSFs earlierWhy many people sabotage their super with poor commercial purchasesThe insurance mistake many investors make when rolling over superSMSFs are powerful but complexProperty must be chosen carefully inside superLeverage can accelerate retirement wealthResidential often outperforms early commercial strategiesEquity access inside SMSF is limitedTax advantages can significantly improve returnsPoor advice is common in the SMSF spaceInsurance planning must not be ignoredGrowth assets should drive your SMSF strategyIn This EpisodeKey Investor LessonsChapters00:00 Introduction to Self-Managed Super Funds02:25 Minimum Balance Needed for SMSF Property04:00 Why Many Advisers Get SMSF Property Wrong06:34 How Leverage Works Inside Super07:31 Limited Recourse Borrowing Explained08:35 High-LVR SMSF Lending Strategies09:49 Concessional Contributions and Tax Advantages11:07 Why Starting Early Matters15:04 Using Market Cycles Inside SMSF16:22 Common SMSF Property Mistakes18:19 Commercial vs Residential in Super21:29 Off-the-Plan Risks in SMSF23:27 Growth Strategy for Super Investments26:07 Selling Property to Your Own Super Fund27:43 Market Timing and SMSF Investing29:11 SMSF Lending and Valuation Risks31:00 Insurance Mistakes When Rolling Over Super

What should you actually buy in 2026… and what should you ignore?In this Q&A episode of Future Proof Property, Dawn breaks down the biggest questions investors are asking right now from where to buy with a $650K budget, to whether war, inflation, and rising interest rates will impact property prices.Because the reality is simple:Most people aren’t losing because of the market.They’re losing because they’re reacting to noise instead of making strong decisions.This episode dives deep into how to invest in today’s uncertain property market.Dawn explains why fear is creating opportunity, how to identify areas before they grow, and what actually matters when building a scalable property portfolio.From Melbourne strategy to land value myths, from residential vs commercial returns to long-term wealth planning this is a practical, no-fluff breakdown of how to think like a serious investor in 2026.If you’re feeling stuck, overwhelmed, or unsure where to buy next, this episode will reset your thinking.Dawn answers real investor questions, including:What to buy with a $650K budget in MelbourneThe best asset types in a rising interest rate environmentThe #1 metric used to identify growth suburbs (ARSAD explained)Thoughts on Albury-Wodonga and second-surge marketsWill property prices drop due to war, inflation, or global uncertainty?Why affordability drives long-term capital growthLand vs asset ratio — and why it’s not everythingHow much property you need to generate $150K passive incomeWhy residential builds wealth but doesn’t create cash flowMistakes to avoid if starting your portfolio againThe truth about land tax in VictoriaWhether current conditions mirror COVID-era opportunitiesMelton land supply concerns and how to assess real riskFuture Proof’s long-term vision and investing philosophy00:00 Why fear is making investors miss opportunities02:00 What to buy with $650K in Melbourne04:39 The #1 growth metric: Affordability & ARSAD07:00 Suburb analysis: Doreen example08:00 Albury-Wodonga breakdown10:00 Will property drop due to war and inflation?13:48 Inflation, debt and long-term strategy16:04 Land vs asset ratio explained18:26 Can units outperform houses?20:41 Residential vs commercial investing23:07 Mistakes Dawn would avoid starting again25:22 Land tax myths in Victoria26:00 COVID vs current market conditions27:42 Melton land supply explained30:01 Future Proof’s long-term mission

What happens when the rules of investing suddenly change?In this episode of the Future Proof Property Podcast, Dawn sits down with accountant, strategic advisor, and property investor Jeremy Yanozelli to unpack one of the biggest shake-ups Australian investors have faced in years.The Federal Budget has triggered major conversations around negative gearing, capital gains tax, discretionary trusts, housing supply, migration, and the future of wealth creation in Australia. But beyond the headlines and fear-driven commentary, what does it actually mean for everyday Australians trying to get ahead?This episode breaks down the proposed tax reforms, what’s still only draft legislation, and why investors need to avoid making emotional decisions in a noisy market.Dawn and Jeremy discuss why fundamentals still matter more than tax incentives, why population growth remains one of the biggest drivers of property prices, and how investors can position themselves intelligently in a changing landscape.This episode explores:Proposed changes to negative gearingHow the new CGT indexation model worksWhy new builds may not stack up financiallyThe risks of buying purely for tax benefitsWhy migration still drives property growthHow trusts and company structures could changeThe danger of speculative marketsWhy first home buyers may have a unique opportunityThe impact of rising rates on different asset typesWhy future buyer demand matters more than everBuilding a long-term property strategy in uncertain marketsThis is a conversation about strategy. About avoiding panic and noise. And about making smart decisions while everyone else reacts emotionally.GUEST:Jeremy YanozelliAccountant, Strategic Advisor & Property Investor00:00 Budget Fear, Property & Policy Changes02:06 What The Negative Gearing Changes Actually Mean05:05 Why Population Growth Still Matters07:07 Why Investors Should Avoid Knee-Jerk Decisions09:12 Property Investing After Policy Shifts12:35 Why New Builds Don’t Automatically Make Sense15:08 Sophisticated Developers vs Beginner Investors17:29 Why Future Buyer Demand Matters20:14 The Real Impact of the New CGT Changes24:26 Why The System Still Relies on MigratioN27:30 How Investors Could Be Taxed More Heavily30:25 Real Examples of Capital Gains Tax Changes34:22 Why Structures & Companies Matter More Now39:15 The Asset Types Likely To Perform Best41:13 Trust Structures, Bucket Companies & Tax Changes45:10 Why Investors Need To Think Long-Term47:41 The Biggest Mistakes Investors Could Make50:31 Why Simplicity Still Wins For Most Investors53:47 Final Advice For Investors & First Home Buyers

Data is not strategy.In this Q&A episode, we unpack real investor questions and cut through the noise around where to buy, what to avoid, and how to actually build a portfolio that performs.We break down why Tasmania is attracting attention but doesn’t meet our criteria, where we are actively investing in Melbourne and Geelong, and why chasing “hot markets” like Perth and Queensland can backfire if you are late.We also go deep on SMSF investing, rentvesting, portfolio exits, and the mindset required to stay consistent through cycles.This episode is about playing the long game.About buying for the future buyer.About avoiding short-term thinking.And about having a plan.Work with us: https://www.futureproofpropertyadvisory.com.au/00:00 Why Data Alone Fails Investors01:01 Devonport Tasmania Breakdown02:17 The Problem With “Good Data”04:38 Where We Are Investing Right Now06:59 Glenorchy Tasmania Review09:21 Where to Buy with $600K (SMSF)11:44 Why Units Can Outperform Houses14:04 Is Perth and Queensland Done?16:22 Where We Are Buying Aggressively18:44 Melbourne and Growth Markets Explained21:07 When to Exit Residential Property23:21 Land Size vs Location Debate25:34 Building the Right Investor Mindset27:58 Real Risks of Property Investing30:10 Melbourne Negative Cash Flow Explained32:35 Residential vs Commercial Investing34:52 Ballarat and Winter Valley Analysis37:06 Choosing the Right Property Manager39:28 Rentvesting Strategy Explained

One investor bought early.One waited.That is the cost of timing.In this episode of Future Proof Property, we sit down with Shahid Khan, the number one selling agent in Hoppers Crossing, to unpack what is really happening on the ground in Melbourne’s western corridor.If you are relying purely on spreadsheets, vacancy headlines, or outdated stigma, you are already behind.In This Episode- Why relying on data alone can cost you $20,000 to $30,000- How one pocket outperformed another by $35,000 in eight months- Why 0.2% building approvals matter- Owner occupier rates at 75% and why that drives price growth- The mistake investors make when they lowball in a rising market- Why days on market at 22 signals demand pressure- What changed in March–April 2025 when buyer’s agents flooded in- Why waiting for prices to drop costs you more- Why 3 bed 1 bath homes often outperform 4 bed 2 bath- Vacancy rate truth: 2.6% is balanced, not broken- 42 people at one rental inspection and what that tells you- Why increasing rent by $30 can cost you months of vacancy- How unrealistic contract conditions kill deals- Underquoting myths and what really drives auction price growth- Why emotional bidding happens in supply-constrained markets- What inexperienced buyer’s agents are getting wrong- Why serious written offers win in competitive markets- The long-term play: houses on land 23km from Melbourne CBDChapters00:00 Bellbridge vs Mossfiel: $35K in 8 Months01:01 The Mistake of Relying Only on Data02:18 0.2% Building Approvals and Owner Occupier Demand04:37 Why Buyers Are Moving from Tarneit and Truganina07:11 Days on Market at 2211:35 When the Market Turned in 202512:49 10% Growth in 12 Months14:04 Will $700K Homes Become $1.2M?18:16 Investor Mistakes That Kill Deals20:07 42 People at One Rental Inspection22:39 Why Chasing $30 Rent Increases Backfires24:23 Vacancy Rate Reality Check26:26 Why 3 Bed Homes Outperform29:57 Managing Unrealistic Sellers31:13 Are Agents Lying About Other Buyers?33:24 Why Conditions Win or Lose You Property37:33 Underquoting Explained43:52 Good vs Bad Buyer’s Agents49:42 The Long-Term Future of Hoppers Crossing

“You can lose it all.”You worked hard to get here. Five properties. Maybe eight. Maybe more.This is the stage where investors either accelerate into generational wealth or quietly unravel everything they’ve built.In this episode of Future Proof Property, we break down what it actually means to be an advanced investor in 2026.Joined by Jeremy Iannuzzelli and Aaron Christie-David, we unpack:Why five properties is just the beginningWhy advanced investors must pivot strategyWhen selling one or two properties is the smartest moveWhy ego is the biggest wealth destroyerThe shift from capital growth to cash flowWhy upgrading your PPOR at the wrong time can set you back yearsHow to protect what you’ve builtIf you have five or more properties, or you’re aiming to build generational wealth, this episode is essential listening.What defines an advanced investor in 2026Why what got you here will not get you thereThe most common mistake investors make after five propertiesWhy lender diversity matters more than everHow using only 4 banks can limit your futureThe power of company lending for business ownersWhy trying to “save tax” can cap borrowing capacityPrivate banking and 90% no LMI strategiesWhy capital growth builds wealth but cash flow keeps itWhen to sell underperforming assetsHow ego keeps investors stuck in intermediate modeThe risk of lifestyle creep once income risesWhy paying off your home makes you financially dangerousWhy advanced investors must adapt, not repeat00:00 You Can Lose It All 01:24 What Defines an Advanced Investor 04:08 The Double-Double Strategy 06:43 Lender Diversity & Why 4 Banks Isn’t Enough 11:08 Money Supply & Inflation Reality 16:35 Why Advanced Investors Must Pivot 22:38 When Selling Is Strategic 31:39 The 45–55 Wealth Acceleration Window 38:01 Lifestyle Creep & Ego Decisions 46:08 The Psychology of Keeping Wealth 01:00:16 Paying Off Your PPOR Changes Everything

“They’re 22. They come to me. Do I need a trust?”Short answer: probably no.There is a lot of outdated property advice still circulating in 2026. Trusts. Unlimited borrowing capacity. Positively geared unicorn deals. Buy 100 properties in 30 minutes.This episode breaks down what beginner investors actually need to focus on right now.Joined by Jeremy Iannuzzelli and Aaron Christie-David, we unpack:When a trust makes senseWhen it absolutely does notWhy beginner investors are overcomplicating structureThe danger of herd mentality in property marketsWhy paying off your home may be the fastest path to freedomThe real mistake most first-time investors makeIf you are in your 20s, have saved your deposit, or feel stuck with a large mortgage, this is essential listening.Want to be a Future Proof Client?Apply Now via the websitehttps://www.futureproofpropertyadvisory.com.au/In This EpisodeWhy most 22-year-olds do not need a trustWhat a trust actually is and when it becomes powerfulWhy you should grow into sophisticated structures, not start with themHow social media is now influencing valuationsWhy herd mentality creates false confidenceWhat “buying for your future buyer” really meansWhy owner occupier demand protects your exitHow cross-securitising limits flexibilityThe golden rule: never use cash to buy an investment property if you have a home loanDebt recycling explained simplyWhy paying off your PPOR creates instant passive incomeWhy quality beats quantity every timeWhat Jeremy regrets about chasing portfolio sizeWhy cheap properties are cheap for a reasonDecision filters that eliminate bad assets fastWhy beginners need protection, not complexityTrusts are powerful. They are also expensive and complex.For most beginner investors:Buy in your personal namePreserve capitalFocus on growthKeep structure simpleSophisticated structures are for sophisticated strategies. Build first. Optimise later.Valuers are now commenting on “increased investor demand driven by social media activity.”That should concern you.Just because 20 investors are buying in one suburb does not mean it is future proof.Ask:Who is my future buyer?Is there strong owner occupier demand?Can locals afford the price point?What happens when investors exit?If you cannot answer those questions, you are speculating.If your mortgage costs $60,000–$70,000 per year after tax, eliminating that liability is equivalent to creating $60,000–$70,000 passive income.That could mean:One partner no longer needs to workImmediate financial reliefLifestyle freedom now, not in 30 yearsSometimes the smartest wealth strategy is removing the anchor first.Chasing 10 properties for ego destroys portfolios.Cheap properties priced well below median are priced that way for a reason.Focus on:Good streetGood landGood owner occupier appealStrong fundamentalsYou cannot change the block, the aspect, or the main road position.Buy what will compound.Cross-securitising might feel simple, but it creates:Tax complicationsValuation restrictionsEquity access issuesExit problemsGood housekeeping matters.Your portfolio is your responsibility.00:00 Do I Need a Trust at 22?02:08 What a Trust Actually Is04:31 Why Beginners Should Keep Structure Simple07:22 Social Media and Herd Investing10:24 Valuations Flagging Investor Frenzy13:45 Buying for Your Future Buyer17:49 Cross-Securitising Explained22:13 The Golden Rule of Debt Recycling29:21 Why Paying Off Your Mortgage Is Passive Income33:38 Quality vs Quantity39:18 Saving Discipline and Financial Habits43:52 Market Timing and Beginner Mistakes

Most people buy property for freedom… then spend their lives paying off mortgages.Dawn Fouhy saw this first-hand as an ICU nurse, watching patients regret working their whole lives chasing money.Now she’s the co-founder of Future Proof Property Advisory and has built a $12 million property portfolio across Australia. In this first episode of the Future Proof Property Podcast, Dawn explains why retirement may never come and how to invest in property that buys your time back.In this episode:• Why ICU patients regret their financial decisions • The real meaning of Future Proof Property investing • How Dawn went from backpacker to $12M portfolio • The biggest mistakes Australian investors make • Why courses and hype don’t help you build wealth • How to build a realistic property strategy in AustraliaIf you’re tired of slick property marketing funnels and want real investing advice, this podcast is for you.Connect with us:https://www.futureproofpropertyadvisory.com.au/ https://www.instagram.com/futureproofpropertySubscribe for more honest conversations about property, business, and financial freedom.