Wealth Coffee Chats

Today’s conversation dives into a critical — and often underestimated — part of property investing: tenant selection. After 15 years in property management, Kat shares lessons learned from both landlord wins and costly mistakes. While we often focus on maximising rent and minimising vacancy, the real leverage point in a smooth tenancy is choosing the right tenant from the start. A Real-World Scenario In this episode, Kat discusses a situation where: • A lease was signed • A deposit was paid • The property was taken off the market • The tenant later revealed they couldn’t pay the bond The result: back to market, increased vacancy, added stress, and additional costs. The key question becomes: how do landlords and property managers avoid getting on the back foot in the first place? Know Your Tenant Profile One of the biggest mistakes landlords make is not understanding their property’s natural tenant demographic. Your property type and location heavily influence: • Likely income levels • Household size • Lifestyle needs • Employment type • Inspection availability A property near a university will attract a different tenant pool than a four-bedroom family home in the suburbs. Tenant selection starts with knowing exactly who you are targeting and marketing accordingly. Affordability Pressures Are Real Over the past five years, rents have surged across major cities. Many renters are now allocating 35–50% of their income toward housing, compared to the traditional 25–30% benchmark once considered sustainable. The reality is simple: • You cannot sustainably increase rent if your tenant cannot afford it • Pushing too hard increases the risk of arrears • Vacancy often follows affordability stress Four Key Tenant Selection Tips If you have a property on the market or coming up for lease, focus on: • Rental history — Payment ledgers don’t lie. Review payment patterns, inspection reports, and cooperation history. • Employment and income stability — Ensure affordability aligns with today’s economic conditions. • Lease terms — A 24-month lease may sound secure but limits rent reviews and may not guarantee stability under break-lease conditions. • Suitability and long-term intent — Why are they moving? How long do they genuinely plan to stay? Does their situation align with your property? Units vs Houses: A Changing Story Contrary to common belief, unit rents have outperformed houses in many markets over the past five years. As affordability tightens, renters are trading: • Extra bedrooms • Backyard space • Larger homes For more manageable weekly rent. Understanding these behavioural shifts allows landlords to position their assets smarter and reduce risk. The Big Takeaway If you fix one thing in your property management strategy, fix tenant selection. • Cut corners here and you will likely pay for it later • Get it right and the tenancy becomes smoother and more predictable In today’s rental market, smart tenant selection is not optional — it is essential.

Welcome to Tax Tuesday with Anthony Wolfenden from Positive Tax Solutions. This week, we unpack the latest version of Div 296 — the proposed new superannuation tax that has been reintroduced to Parliament for the third time under the “Building a Stronger and Fairer Super System” reforms. Often dubbed the “Voldemort Tax,” Div 296 has undergone major changes since its original 2023 proposal. In this episode, we break down what’s changed, what’s improved, and what high-balance super holders must do next. What Is Div 296? Div 296 introduces an additional tax on individuals with total super balances above $3 million. Under the revised proposal: • Balances between $3M and $10M • Balances above $10M Importantly, this tax is proportional — it only applies to the portion of earnings above the relevant threshold. The Three Major Fixes in the New Bill Anthony explains how the updated version addresses three critical flaws from the original draft: 1. No More Retrospective Taxation A cost-base reset allows SMSFs to revalue assets to market value as of 30 June 2026 — creating a clear “line in the sand.” 2. No Tax on Unrealised Gains The revised version removes the controversial tax on unrealised capital gains. Now, capital gains tax only applies when assets are actually sold. 3. Indexation Added The $3M and $10M thresholds will now be indexed to inflation — reducing the risk of inflation dragging more Australians into the regime over time. Why 30 June 2026 Is Critical If you have an SMSF or a super balance approaching $3 million, 30 June 2026 is one of the most important dates on your financial calendar. Before that date, you should: • Obtain accurate, evidence-based market valuations of all SMSF assets • Ensure your cost base is correctly reset • Review whether restructuring or rebalancing is required • Consider contribution splitting or spouse strategies where applicable Your valuation is your shield. It determines how future capital gains are calculated under the new rules Who Is Driving This? The reforms are being introduced by the Australian Government and regulated through the Australian Taxation Office, which oversees compliance within superannuation. Who Should Pay Attention? • Individuals with balances near or above $3M • SMSF trustees • Investors in pension phase with high balances • High-income earners planning long-term super growth For most Australians, this tax won’t apply. But for those nearing the threshold, proactive planning is essential. Final Takeaway The bill is significantly improved from its original form — but it still introduces a meaningful shift in how large super balances are taxed. If you're close to the threshold, now is the time to: • Speak with your accountant • Review your SMSF valuations • Model future growth • Consider strategic adjustments before the deadline Because while having $3 million in super is a great problem to have — paying unnecessary tax on it isn’t. Catch you next Tax Tuesday.

This week, we’re diving into something that doesn’t get talked about enough in property investing: what to do when you’re excited to invest… but you’re just not ready yet. Maybe your borrowing power isn’t strong enough. Maybe your deposit needs more time. Maybe lending criteria has shifted. Maybe life is changing — new job, growing family, reduced income. And emotionally? It can feel frustrating. In this episode, Bob normalises that experience and explains why waiting isn’t weakness — it’s discipline. We unpack: 1️⃣ Acquisitions Phase Building assets, leveraging smartly, saving hard, expanding your portfolio — often sacrificing short-term comfort for long-term gain. 2️⃣ Consolidation Phase Paying down debt, improving servicing, strengthening your balance sheet, letting equity grow. It’s not flashy — but it’s powerful. 3️⃣ Lifestyle Phase Reduced debt, increasing passive income, assets supporting your choices, and work becoming optional. The key insight? You don’t move through these phases once. You move in and out of them throughout your journey. Bob also shares one of his favourite lines from Sam Saggers: “You can have an easy life now and a hard life later, or a hard life now and an easy life later. The choice is yours.” If you’re feeling stuck, delayed, or held back by circumstances — this episode will help you reframe where you are and focus on the smartest move for right now. Because sometimes the win isn’t buying today. Sometimes the win is buying better later. Progress doesn’t always look exciting. Sometimes it looks like preparation.

Welcome to this week’s Friday Wealth Coffee Chats with Sarah Shome from the lending and finance team. While most borrowers are focused on the recent 0.25% rate rise from the Reserve Bank of Australia, there’s another major shift happening behind the scenes — and it could have an even bigger impact on your borrowing power. This month, APRA activated a 20% cap on high debt-to-income (DTI) lending for deposit-taking institutions. In simple terms, banks can now only allocate one in five loans to borrowers whose total debt exceeds six times their income. In this episode, we break down: We also explore alternative lending pathways, including non-bank lenders like Pepper Money, Liberty Financial, and Firstmac, which are not subject to the same DTI caps — though they may come at a premium. Plus, we discuss: Why new construction builds are exempt from the DTI cap How unused credit cards and small debts can significantly hurt your borrowing power Why refinancing may now be more complex The key questions you should be asking your broker right now With persistent inflation still a concern, these lending rules may be here for a while. That means strategy matters more than ever. It’s no longer just about finding the best investment — it’s about structuring your lending correctly so you can continue to grow within the new limits. If you're planning to refinance, invest, or expand your portfolio, this is a must-listen episode to stay ahead of the changing lending landscape. Enjoy the episode — and have a great weekend.

Welcome to this Thursday Financial Planning session, where we break down one of the most important times in the investing calendar — ASX reporting season. With February marking half-year results (and August covering full-year results), listed companies provide updates on earnings, dividends, business performance, and forward guidance. These updates can significantly impact share prices — sometimes in ways that surprise even experienced investors. In this episode, we unpack: We also look at real examples from this reporting season, including: BHP – Up strongly after pivoting toward copper and benefiting from the clean energy theme, alongside increased dividends. Commonwealth Bank – Posting strong results as higher interest rates continue to support bank profitability. Pro Medicus – Delivering solid growth in revenue and profit, yet seeing a sharp share price decline after missing high market expectations. We also touch on the performance of NAB, Temple & Webster, ANZ, CSL, and Cochlear, highlighting how sectors like banking, mining, healthcare, retail, and tech are navigating current market conditions. Most importantly, we discuss what investors should actually focus on during reporting season — CEO commentary, forward guidance, sector trends, diversification, and long-term positioning. If you hold individual shares (not just ETFs), this is one of the most critical periods of the year. Expect volatility. Expect double-digit moves. And most importantly, understand why they’re happening. Tune in to stay informed, stay strategic, and stay ahead of the market conversation.

In this week’s Property Management edition of Wealth Coffee Chats, Kat is back with a market update every landlord should be paying attention to. The big message? Rents are still rising in 2026 — and vacancy rates remain critically tight. Drawing on recent data and commentary from property economist Dr Andrew Wilson, this episode unpacks what’s actually happening across Australia’s capital cities, where rental growth is strongest, and why supply shortages continue to push competition higher. From Perth’s strong performance to Brisbane’s steady growth and Melbourne’s affordability edge, we break down what the numbers mean — and more importantly, what they mean for your portfolio. In this episode, we cover: Kat also shares a real-world example of a Brisbane property outperforming expectations — highlighting how strong demand can drive premium results when you test the market correctly. The key takeaway? If you’re not actively reviewing your rent, you could be leaving thousands of dollars on the table. In many states, if you miss your review window, you may have to wait another 12 months to adjust — and that opportunity cost adds up quickly. 2026 is shaping up to be another landlord-favourable year in many markets. The question is: are you positioned to maximise it? If you’re unsure about your rental position, reach out to your team, get the data in front of you, and make informed decisions — because every dollar counts.

On this Monday education session of Wealth Coffee Chats, we tackle one of the biggest fears in property investing: “What if I lose my home?” For many homeowners, the idea of using equity to invest feels risky. More debt. More interest. Longer loan terms. Rising rates. It can feel like you’re moving backwards instead of building wealth. But what if the issue isn’t using equity — it’s how you structure it? In this episode, we break down: Why fear stops people from accessing their home equity The common mistakes that make investing feel unsafe What cross-collateralisation is — and why it can put your home at risk How the “all-monies clause” can limit your flexibility Why using one bank for everything isn’t always the safest option How to structure loans across separate lenders to protect your assets How equity is calculated (80% LVR explained simply) A real-world scenario showing how growth can help recycle equity How to create flexibility and control while protecting your home We walk through a practical example of releasing equity correctly, building a “brick wall” between properties, and setting up a structure that allows growth to eventually pay down non-deductible debt. The key takeaway? It’s not about taking on reckless risk. It’s about structuring smartly, protecting your home, and creating flexibility for the future. If you’ve ever worried that using equity means gambling your family home, this episode will help demystify the strategy and show you how it can be done safely and effectively. As always, if you’d like to explore how this applies to your own situation, reach out to the advisory team for a personalised discussion. Have a great week ahead!

Interest-only or principal and interest — which one should you choose, and when does it actually make sense? In this episode of Wealth Coffee Chats, we unpack the real strategy behind structuring your home and investment loans. While principal and interest is typically the smart move for your owner-occupied home (especially to reduce non-deductible debt faster), there are scenarios where interest-only can play a powerful strategic role — particularly during your acquisition phase or when planning to convert a PPR into an investment property. But lending policies have changed. Banks no longer assess interest-only loans the way they used to, and that shift can significantly impact your borrowing capacity. From shortened assessment terms to full reapplications when interest-only periods expire, today’s lending environment requires far more strategy and forward planning than before. In this episode, we cover: How lender policy differences can dramatically change your borrowing outcome The role of PAYG variations in improving cash flow Why loan structuring is never “set and forget” If you’re building a portfolio, upgrading your home, or planning your next acquisition, this episode will help you understand how loan structure decisions today can affect your borrowing power tomorrow. Strategy matters — and the right structure can make all the difference.

On this episode of Wealth Coffee Chats, we break down Division 296 - the proposed superannuation tax reform that could significantly impact high-balance super funds from 1 July 2026. While a $3 million super balance may sound like a distant milestone, long-term growth, inflation, property gains, and inheritances could push more Australians into this bracket than they realise. With tax rates potentially increasing from 15% to 30% for balances between $3–10 million - and up to 40% beyond that - this is not just a high-net-worth issue. It’s a long-term planning issue. But beyond the headline tax rates, there’s a lesser-known implication that deserves attention: how Division 296 may affect death benefits from 2027 onwards. Executors could find themselves responsible for calculating and paying additional tax on super fund income earned before a member’s passing - even after the account is closed. In this episode, we cover: If you’re building wealth through super, planning retirement, or expecting significant asset growth in the future, this is an important update to understand now - not later. As always, this episode is educational in nature. Speak to your financial adviser, accountant, and solicitor to ensure your strategy aligns with your personal circumstances.

In this Tax Tuesday episode of Wealth Coffee Chats, we unpack one of the most significant-and least talked about-regulatory changes Australia has seen in over 20 years. The AML/CTF Tranche Two reforms are here, and they will fundamentally change how property investors, business owners, and high-net-worth individuals interact with their professional teams. From real estate agents and accountants to buyers’ agents, developers, and crypto platforms, the government is expanding mandatory reporting obligations far beyond banks and financial advisers. Many of the professionals you trust are now legally required to report transactions, behaviours, and structures that raise red flags-without ever telling you they’ve done it. This episode breaks down what these reforms are, why they’re being introduced, when they take effect, and how they could impact everything from property purchases and trust structures to offshore transfers and crypto transactions. If you work with a “six-star team” or move money across borders, this is essential listening. In this episode, we cover: These reforms mark a major shift in government oversight and financial transparency in Australia. Whether you’re actively investing or planning your next move, understanding these changes now can help you avoid surprises later. Stay informed, keep everything above board, and make sure you know why your advisers are suddenly asking more questions.

In this Monday edition of Wealth Coffee Chats, we dive into one of the most overlooked-but most powerful-tools in property investing: education. Fresh off a Brisbane town planning bus tour with Sam Saggers, this episode explores why even seasoned investors keep coming back to learn more, and how staying educated builds confidence in an ever-changing market. From first-time investors to clients who’ve been investing for over 15 years, this conversation highlights why seeing opportunities in real life, asking questions, and learning alongside like-minded people can completely change the way you invest. Cities evolve, strategies shift, and opportunities look very different today than they did a decade ago-making ongoing education more important than ever. We also talk openly about the fear and buyer’s remorse that can show up before every purchase (yes, even for experienced investors), and how education helps calm those nerves and support better decision-making. Whether you learn best online, in person, or by being out on the ground, this episode explains why investing time in learning is really an investment in your future confidence and outcomes. In this episode, we cover: Why experienced investors still attend bus tours year after year How seeing properties in person changes your understanding of opportunity The role education plays in overcoming fear and buyer’s remorse Why there is no such thing as a “perfect” property-only trade-offs The value of learning directly from experts like Sam Saggers How different learning styles impact investor confidence Why property education must evolve as markets and cities change Upcoming live events, bus tours, and opportunities to get involved If you’ve ever felt unsure, hesitant, or overwhelmed when making property decisions, this episode is a reminder that clarity comes from learning-and that the right education can be a true game changer.

It’s been a big week in the finance world, with the Reserve Bank of Australia announcing a 0.25% interest rate rise after two years of stability. In this Friday edition of Wealth Coffee Chats, Sarah Schoen from Positive Money breaks down the rate rise in real, dollar terms and explains what it actually means for everyday households. Rather than focusing on headlines or fear, this episode puts the numbers into perspective—showing how a rate increase impacts a typical mortgage and why it may not be as alarming as it first sounds. Sarah also shares her outlook on where interest rates may head over the next 12 months and why 2026 is shaping up to be a relatively quiet year compared to the volatility of 2022. You’ll also learn practical strategies to help manage higher repayments, including how to use offsets effectively, when fixed rates may be worth considering, and why speaking to your bank or broker can make an immediate difference. If you’re feeling uneasy about rising rates or simply want clarity and confidence around your mortgage strategy, this episode will help you reset, refocus, and move forward with a plan.

In this episode of Wealth Coffee Chats, we break down the Reserve Bank of Australia’s latest 25 basis point interest rate hike and what’s really driving the decision. With inflation sitting stubbornly above target and unemployment trending lower, the RBA has made it clear that further rate rises are firmly on the table in 2026. We unpack the key signals from the RBA statement, why household spending and housing markets are back in focus, and how global factors are quietly influencing local decisions. Most importantly, we explore what this rate rise means for everyday Australians—homeowners, buyers, investors, and savers—and how different asset classes like property, shares, bonds, gold, and crypto may respond. If you want to understand what’s happening, why it matters, and how to prepare your strategy moving forward, this episode is a must-listen.

Car deductions are one of the most overclaimed—and most audited—tax items in Australia, and in this Tax Tuesday Wealth Coffee Chat, Daniel McPherson pulls the handbrake on the myths that keep landing people in trouble. From logbooks that don’t survive audits to the truth about utes, payload limits, and fringe benefits tax, this episode breaks down exactly what the ATO allows and where people go wrong. You’ll hear real case studies of claims that cost thousands, learn the difference between the cents-per-kilometre and logbook methods, and understand why tolls, fuel records, and calendars are now being matched automatically. Whether you’re an employee, a tradie, or a business owner buying vehicles through your company, this episode shows how to claim what you’re entitled to—without guessing, copying your mate, or ending up in the taxman’s firing line.

What truly drives property markets—and why does one Australian city look almost unstoppable right now? In this Wealth Coffee Chat, we kick off 2026 by unpacking the real forces behind long-term property growth, from interest rates and politics to supply shortages, jobs, infrastructure, and the powerful role of demographics. Joined by Jeff Braley from McCrindle Research, the conversation dives into why Southeast Queensland is surging, how the Olympic effect is reshaping Brisbane and its sister cities, and what population growth forecasts mean for investors over the next 25 years. You’ll also hear insights on migration trends, shrinking household sizes, the massive generational wealth transfer underway, and why data—not opinions—should guide your investment decisions. If you want clarity, context, and confidence heading into the next phase of the property cycle, this episode sets the foundation for smarter investing in 2026 and beyond.

With the RBA expected to move rates higher, many investors are asking whether fixed rates belong in their property investing strategy. This episode breaks down how fixed rates work, when they can be worth paying a little extra upfront, and how to hedge interest rate risk by splitting loans. You’ll also learn about rate lock fees, break costs, and how smart loan structuring can support long-term cash flow and wealth strategy. A practical finance discussion for anyone managing a mortgage in a changing market.

2026 is officially underway, and the financial landscape is already moving fast. In this episode, Alex breaks down what’s happened in the markets since the start of the year, from rising inflation and the likelihood of an RBA rate hike to global volatility driven by geopolitics, tariffs, and shifting currencies. With equities swinging, crypto pulling back, and commodities surging, this episode explains what these changes mean for your portfolio and why the second half of the financial year is critical for reviewing strategy, setting priorities, and preparing for tax planning. You’ll learn why consistency matters more than perfect timing, how to assess your goals at the financial “halftime,” and what steps to take now to stay on track through market volatility and into the months ahead.

What does 2026 really have in store for landlords, tenants, and investors? In this Wealth Coffee Chat, we take a deep dive into the rental market as it stands right now—low vacancy rates, tight supply, affordability pressures, and why units and townhomes are emerging as the rent-growth winners. Drawing on real property management data and on-the-ground leasing results, this episode breaks down what the current numbers mean, where rent growth is coming from, and why 2026 is not a “set and forget” year for investors. You’ll hear why tenant affordability, property quality, location, and proactive property management will be the key drivers of performance, and how smart landlords can protect cash flow, improve retention, and stay ahead as the market evolves. If you own—or plan to own—investment property, this episode will help you navigate the year ahead with clarity and confidence.

ATO audits are no longer random—and property investors are firmly in the spotlight. In this episode, we break down how the ATO uses data-matching technology to target common mistake areas, and exactly what documents investors are being asked to produce. From proving property ownership, rental income, and loan interest deductions to handling insurance payouts, depreciation claims, repairs versus capital works, and main residence capital gains tax, this session walks through real audit examples and lessons learned. You’ll also learn why audit insurance is becoming essential, how it can protect you from unexpected professional fees, and what records you should be keeping now to avoid stress later. If you own property or plan to invest, this episode will help you stay compliant, prepared, and confident.

What would you do if life forced you to start again—with no assets, no margin for error, and no time to waste? In this powerful episode of Wealth Coffee Chats, we share the real-life journey of Patrick, a long-term client who rebuilt his entire financial future after divorce, uncertainty, and major life disruption. You’ll hear how disciplined planning, smart lending decisions, strategic property selection, and consistent portfolio reviews helped him move from rebuilding mode to joining the 1% Club with multiple properties and a clear path to retirement. This episode breaks down what actually drives long-term success in property—balancing growth, yield, risk, and life changes—while reminding you that setbacks don’t define your future, but your strategy does.