The Elephant In The Room Property Podcast | Inside Australian Real Estate

Do you really need 10 properties to build wealth? Or has the property industry convinced investors that bigger portfolios automatically mean better outcomes?In this episode, Jordan de Jong, founder of Gameplans, joins Veronica and Chris to unpack the realities of property portfolio planning, borrowing capacity and the growing grey area between property strategy and financial advice.We explore why buying more properties can actually work against investors, how outdated strategies can send people down the wrong path, and why the quality of the asset may matter far more than the number of properties you own. Jordan also reveals what his data shows about portfolio sizes, why investors shouldn’t feel behind, and how much property you may actually need to achieve your goals.The conversation also tackles the uncomfortable issues facing the buyer’s agency industry: advisers operating outside their expertise, the use of modelling tools, SMSFs and trusts, commercial property, and whether large-scale buying can actually push prices higher in concentrated markets.If you’re building a property portfolio, working with a buyers agent, or questioning whether more property is really the answer, this episode challenges some of the industry’s most persistent assumptions.Episode Highlights01:21 – Meet Jordan de Jong: The Story Behind Gameplans04:09 – The Borrowing Capacity Trap Investors Miss06:26 – Why Quality Matters More Than Property Count09:06 – What Gameplans Actually Helps Investors Do10:22 – Why Property Modelling Can Create False Confidence23:21 – Can Buyers Agents Push Property Prices Higher?27:36 – Why Property Alone Isn’t the Whole Financial Plan29:12 – Why Investors Need a Team Around Their Property Strategy30:38 – Why Financial Advisers Often Avoid Property34:53 – The Risks of Pivoting Into Commercial Property37:11 – What Investor Activity Is Really Doing Post-Budget40:08 – The Property Portfolio Size Reality Check46:00 – Overleveraging: When More Properties Become a Problem49:05 – Jordan’s Own Property Investing Mistake50:48 – Wrap Up + Listener QuestionsAbout the GuestJordan de Jong is the founder of Gameplans, a portfolio planning software platform used by property professionals across Australia and New Zealand. His involvement in property investing began early, buying his first home at 18 and later building his own investment portfolio.After becoming a qualified property investment adviser, Jordan founded Gameplans during the 2020 lockdowns after becoming frustrated by the lack of practical, long-term planning available to property investors. The platform allows professionals and investors to model property portfolios, cash flow, borrowing capacity and long-term financial outcomes.In this episode, Jordan draws on his experience working with hundreds of property professionals to examine how investors approach portfolio building, where modelling can create false confidence, and the challenges of keeping property advice within appropriate boundaries.He also shares Gameplans' data on portfolio sizes and explains why he believes investors should focus less on the number of properties they own and more on whether their assets actually help them achieve their goals.Connect with JordanLinkedIn | Jordan de JongInstagram | Jordan de JongLinktree | Jordan de JongResourcesVisit our website: https://www.theelephantintheroom.com.auIf you have any questions or would like to be featured on our show, contact us at:The Elephant in the Room Property Podcast - [email protected] for a Sydney Buyers Agent? https://www.gooddeeds.com.auWork with Veronica: https://www.veronicamorgan.com.auLooking for a Mortgage Broker? alcove.com.auWork with Chris: [email protected] the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcastSubscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719Subscribe on Spotify: https://open.spotify.com/show/3r0nnJrLUu3t1GpO7X3j6EIf you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey!See you on the inside,Veronica & Chris

The government has framed its proposed capital gains tax changes as a way to tackle intergenerational unfairness.But what happens when the same reforms make it harder for younger Australians to build wealth, save a deposit, invest in businesses and diversify beyond property?Chris Brycki, founder and CEO of Stockspot, joins Veronica and Chris to unpack what the Treasury modelling may be missing. With Stockspot clients collectively withdrawing $37 million last year to buy property, he explains how diversified ETFs have become a deposit-building strategy — and why the new tax treatment could make that pathway less attractive.We also examine the hidden problem of taxing inflation-adjusted gains while failing to provide the same treatment for real losses, the potential impact on small-cap companies and startups, and why the changes could encourage businesses to pay out more dividends rather than reinvest in growth and innovation.From first-home buyers and entrepreneurs to downsizers and long-term investors, this conversation explores the behavioural consequences of tax policy — and whether a reform designed to improve affordability could ultimately distort investment decisions in ways the government did not intend.Episode Highlights01:40 – Chris Brycki on the CGT Changes05:16 – Should You Invest Your House Deposit?07:53 – Where the Budget Got CGT Reform Wrong10:14 – The CGT Trap: Gains Indexed, Losses Aren’t15:08 – Why the New CGT Rules Could Crush Startups21:25 – Should Capital Gains Be Taxed Like Income?27:49 – Will CGT Changes Push Companies to Pay Dividends?33:06 – How the New CGT Rules Affect ETFs37:19 – When Tax Starts Driving Investment Decisions43:08 – Could CGT Changes Push Money Back Into Property?48:52 – Is Negative Gearing Really Only for the Wealthy?51:44 – Why 1 July Valuations Could Cost You Thousands55:06 – Could CGT Changes Discourage Downsizing?58:18 – The Bigger Economic Consequences of CGT ReformAbout the GuestChris Brycki is the founder and CEO of Stockspot, described as Australia’s first and largest digital investment adviser. Stockspot manages more than $1.5 billion for around 21,000 clients, many of whom are young professionals and families investing through diversified ETFs for goals including buying a home.Chris brings a direct view of how Australians are actually using investment markets to build wealth. He has been particularly vocal about the proposed CGT changes and their potential impact on investors, entrepreneurs, housing affordability and Australia’s economy.In this episode, he draws on his experience working with investors to challenge assumptions behind the proposed reforms, including Treasury’s modelling of share-market returns, the treatment of investment losses, and the incentives the new system could create for companies, investors and aspiring homeowners.Connect with ChrisLinkedIn | Chris BryckiWebsite | StockspotLinkedIn | StockspotX | StockspotFacebook | StockspotInstagram | StockspotResourcesVisit our website: https://www.theelephantintheroom.com.auIf you have any questions or would like to be featured on our show, contact us at:The Elephant in the Room Property Podcast - [email protected] for a Sydney Buyers Agent? https://www.gooddeeds.com.auWork with Veronica: https://www.veronicamorgan.com.auLooking for a Mortgage Broker? alcove.com.auWork with Chris: [email protected] the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcastSubscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719Subscribe on Spotify: https://open.spotify.com/show/3r0nnJrLUu3t1GpO7X3j6EIf you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey!See you on the inside,Veronica & Chris

The latest PIPA Annual Investor Survey reveals a significant shift in investor sentiment, with more investors considering selling amid changing tax settings, rising holding costs, interest rates and concerns about property values.Chris Bates and buyer’s agent Cate Bakos unpack what the survey reveals about investor behaviour and why grandfathering existing tax arrangements may not be enough to keep investors in the market. They explore what happens when established rental properties are sold to owner-occupiers, and why replacing that stock with new investment properties isn’t as straightforward as policymakers might assume.The conversation also examines rentvesting, the growing appeal of higher-yielding property, the risks of investors pivoting into commercial property without sufficient expertise, and whether build-to-rent can realistically address the gaps in Australia’s rental supply.With investor behaviour changing and rental demand remaining strong, Chris and Cate question whether housing policy is accounting for the full consequences of pushing private investors out of the market.Episode Highlights01:28 – PIPA Survey: The Investor Shift Nobody Can Ignore04:20 – Why Investors Are Selling Despite Being Grandfathered08:38 – Why Investors Aren’t Switching to New Builds13:00 – Why Long-Term Investors Are Reconsidering Property18:53 – Where Investors Are Selling and Why20:52 – Who Pays When Investors Leave the Market?22:32 – Why Qualified Property Advice Matters More Than Ever27:09 – Are Property Falls as Bad as the Headlines Suggest?30:58 – The Borrowing Capacity Squeeze on Investors35:12 – Why Build-to-Rent Won’t Solve the Rental Shortage38:07 – Chasing Yield: The Risk of Pivoting to Commercial42:19 – PIPA’s Push for Better Investor Advice and Standards44:41 – Outro: Submit Your QuestionsAbout the GuestCate Bakos is a former President of the Real Estate Buyers Agents Association of Australia (REBAA) and is closely involved with the Property Investment Professionals of Australia (PIPA), where she advocates for investor education, consumer awareness and qualified property investment advice.She is also the Owner and Buyer’s Agent at Cate Bakos Property, bringing extensive experience working directly with property buyers and investors across the Australian market. Her frontline perspective gives her a practical understanding of how investors respond to changing market conditions, tax settings and property values.In this episode, Cate draws on that experience to unpack the latest PIPA Investor Survey, including why investors are selling, what happens to established rental stock when they exit, and why some investors are looking towards higher-yielding residential and commercial property. She also discusses the importance of qualified advice as investors navigate an increasingly complex property environment.Connect with CateWebsite | Cate Bakos PropertyPhone - 03 7000 6026Mobile - 0422 638 362Email - [email protected]:LinkedIn | Catherine BakosInstagram | Cate BakosFacebook | Cate BakosResourcesVisit our website: https://www.theelephantintheroom.com.auIf you have any questions or would like to be featured on our show, contact us at:The Elephant in the Room Property Podcast - [email protected] for a Sydney Buyers Agent? https://www.gooddeeds.com.auWork with Veronica: https://www.veronicamorgan.com.auLooking for a Mortgage Broker? alcove.com.auWork with Chris: [email protected] the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcastSubscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719Subscribe on Spotify: https://open.spotify.com/show/3r0nnJrLUu3t1GpO7X3j6EIf you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey!See you on the inside,Veronica & Chris