The Elephant In The Room Property Podcast | Inside Australian Real Estate Podcast By Chris Bates cover art

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

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

By: Chris Bates
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Who's really in control when you buy a property? The Elephant In The Room is where the things that no one wants to talk about, actually get talked about. Veronica Morgan, real estate agent, buyers agent and co-host of Foxtel’s Location Location Location Australia & Chris Bates, financial planner, mortgage broker and wealth coach have joined forces to find out what’s really going on in the world of real estate. Veronica and Chris talk to property owners and buyers every day in their respective lines of business. They’ve observed a wide spectrum of confidence in people’s decision making ability when buying and selling property, often to the detriment of the individuals concerned. They are both fascinated by consumer behaviour and together they’re going to uncover who’s really making the decisions when you buy a property. In each episode they get into the psyche of buyers, agents, auctioneers and other industry experts to learn the truth about how buyers are influenced and why they do the things they do. In every episode you’ll learn from the mistakes of a “property dumbo” as well as Chris & Veronica’s “elephant rider bootcamp” training session. The plan? This property podcast has been created to help us all make better property decisions!2025 Veronica Morgan & Chris Bates Economics Personal Finance Politics & Government
Episodes
  • Will Housing Reform Make Renting Even Harder?

    Will Housing Reform Make Renting Even Harder?
    Sep 13 2026
    Australia’s housing reforms aim to improve affordability and help more Australians buy homes. But could they unintentionally make it harder to build new housing?In this episode, Richard Temlett, National Executive Director of Research at Charter Keck Cramer, explains the risks facing Australia’s property market. We discuss investor and SMSF changes, development feasibility, construction costs, planning delays and why approved projects don’t always become completed homes.Richard also explores the potential impact on Melbourne and Brisbane apartments, the rise of build-to-rent and social housing, and why reducing investor demand doesn’t automatically create more affordable housing.With Australia’s housing crisis driven by population growth, planning restrictions, taxation and limited social housing, Richard argues that there is no single solution. Addressing the crisis will require long-term coordination between governments, developers, financiers and the broader industry.Episode Highlights01:41 – Meet Richard Temlett: Inside Australia’s Housing Crisis05:17 – Why SMSF Changes Could Hit New Housing Supply08:18 – Why Housing Uncertainty Is Freezing Buyers11:13 – Why Build-to-Rent Could Be a Housing Winner18:11 –The Hidden Risks Developers Are Carrying25:30 – Can Australia Actually Fix Its Housing Crisis?27:03 – Why More Housing Supply Is So Hard to Deliver31:50 – How Politics Is Reshaping Australia’s Housing Supply37:12 – Why Investor Changes Could Reshape the Rental Market39:31 – Why Australia’s Construction Industry Is So Unproductive44:43 – Why Property Needs More Policy Certainty48:02 – Why Politics and Property Run on Different Timelines51:26 – The Case for a National Housing Reset54:16 – The Housing Crisis: What Needs to Change Next?About the GuestRichard Temlett is the National Executive Director of Research at Charter Keck Cramer, where he specialises in data-driven, evidence-based research to guide property development and investment decisions across Australia.With extensive experience analysing residential property markets, Richard works closely with developers, financiers and government to understand the economic, planning and market forces shaping Australia’s housing supply. His work focuses on turning complex market data into practical insights about development feasibility, housing demand and the factors influencing where and what gets built.Richard is also the host of Precisely Property and a regular industry speaker, sharing his research and perspective on the challenges facing Australia’s property market. A former lawyer, he holds a Bachelor of Laws from Flinders University and a Master of Business from RMIT.In this episode, Richard brings that research-driven perspective to one of Australia’s biggest challenges: how to increase housing supply without creating policies that unintentionally make new development harder to deliver.Connect with RichardLinkedIn | Richard TemlettLinkedIn | Charter Keck CramerWebsite | Charter Keck CramerResourcesVisit 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 - questions@theelephantintheroom.com.auLooking 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: chrisbates@alcove.com.auEnjoyed 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
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    55 mins
  • Has the Wealth-Building Playbook Changed Forever?

    Has the Wealth-Building Playbook Changed Forever?
    Sep 6 2026
    For decades, the path to building wealth in Australia seemed relatively straightforward: buy your home, purchase an investment property, use negative gearing to help manage the cost, and eventually focus more heavily on superannuation.But with changes to negative gearing, capital gains tax and investment structures on the horizon, that traditional strategy is becoming much harder to follow—especially for Australians starting from scratch. So what does financial advice look like now?In this episode, James Wrigley from First Financial joins Veronica and Chris to unpack how the new tax environment is changing the way Australians build wealth. James explains why some clients in their 40s are now being encouraged to put substantially more money into superannuation than they would have previously, while still maintaining money outside super for flexibility.The conversation goes well beyond property. We explore what higher capital gains tax means for shares and ETFs, why automatically rebalancing funds can create additional capital gains, how the proposed changes could affect family trusts and bucket companies, and why some investors may eventually move towards investment company structures instead. We also look at whether property still makes sense when negative gearing becomes less attractive—and why upgrading or renovating your own home could become a more compelling alternative.For younger Australians, James also discusses the First Home Super Saver Scheme and why it could receive more attention as the investment landscape changes. For older Australians, the conversation turns to retirement, investment property sell-down strategies and the growing trend towards "giving while living" as wealth transfers between generations earlier. The message throughout is clear: higher taxes may change the maths, but they shouldn't become an excuse to stop investing altogether.Episode Highlights01:49 – How the Budget Changes Financial Advice05:19 – Why Super Has Become Plan A07:33 – Why Trusts Are Losing Their Appeal10:09 – Division 296: What the $3M Super Rule Means15:15 – Why CGT Makes Investing More Complicated19:44 – Will Higher CGT Kill Investment Aspiration?24:24 – Why Property Still Has a Contrarian Case28:09 – Could Upgrading Your Home Beat Buying Property?31:13 – Why Fear Could Keep Sellers Off the Market36:24 – When Should Investors Sell Before Retirement?38:08 – Why the First Home Super Saver Scheme Matters44:38 – Why Parents Are Choosing to Give Wealth Earlier46:58 – Are Trusts and Bucket Companies Dead?48:13 – Why Investment Companies Could Replace TrustsAbout the GuestJames Wrigley is a financial adviser at First Financial and the author of Retire Life Ready. He has worked in the superannuation and financial advice industry for more than 20 years, including more than a decade as a financial adviser. James is known for breaking down complex financial concepts into practical insights, with hundreds of thousands of Australians following his educational content online.In this episode, James brings a practitioner's perspective to the latest tax changes, drawing on the real conversations he is having with clients across different stages of wealth creation—from people in their 40s who had planned to buy investment properties, to retirees reconsidering their property holdings and families looking at how to transfer wealth to the next generation.Connect with JamesLinkedIn | James WrigleyLinkedIn | First FinancialWebsite| First FinancialResourcesVisit 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 - questions@theelephantintheroom.com.auLooking 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: chrisbates@alcove.com.auEnjoyed 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
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    52 mins
  • Andrew Bragg: Will Taxing Investors Make Housing Affordable?

    Andrew Bragg: Will Taxing Investors Make Housing Affordable?
    Aug 30 2026
    Will taxing property investors actually make housing more affordable—or simply change who owns the homes?Australia's housing affordability crisis is real, but the political response to it is anything but straightforward. In this episode of The Elephant in the Room, Veronica Morgan and Chris Bates sit down with Senator Andrew Bragg, Shadow Minister for Housing and Homelessness, for a robust discussion about Labor's changes to negative gearing, capital gains tax and property investment.Andrew argues that Australia's biggest problem isn't simply who owns property or how much tax investors pay—it's that we're not building enough homes. The conversation digs into the unintended consequences of restricting investment, the impact on housing supply, the role of SMSFs, the 5% deposit scheme, migration and whether government policies are inadvertently pushing people towards different forms of leverage.But criticism is only half the conversation. Veronica and Chris push Andrew on what should happen instead, exploring infrastructure funding, construction productivity, skilled migration, planning and regulation, the National Construction Code, tax incentives for new builds and ways to encourage more housing supply. Andrew also outlines three Coalition housing policies: an infrastructure fund, a housing and migration pledge, and a recalibration of the National Construction Code.If you're an investor, homeowner or aspiring buyer trying to understand where Australia's housing market is heading, this is a conversation worth hearing. It cuts through the political slogans and asks the harder question: are we actually fixing the housing problem—or simply moving the pieces around?Episode Highlights01:34 – Why Andrew Bragg Thinks Housing Reform Is Backwards04:13 – Will Taxing Investors Reduce Housing Supply?08:48 – Why Andrew Bragg Opposes the SMSF Property Ban12:13 – Is Superannuation Limiting Your Investment Choices?17:54 – Andrew Bragg's Plan to Get More Homes Built19:46 – Can Migration Keep Rising Without More Housing?28:29 – Can Canberra Actually Force States to Build?31:55 – Could Falling Property Sales Blow a Hole in State Budgets?35:05 – Should Australia Open Up to Foreign Housing Investment?38:51 – Could Tighter Lending Be Locking Buyers Out?42:22 – Is Australia's Housing Crisis Fuelled by Bad Policy?About the GuestSenator Andrew Bragg is the Shadow Minister for Housing and Homelessness and a prominent voice in Australia's housing and economic policy debate. He has been deeply involved in scrutinising Labor's changes to negative gearing, capital gains tax and SMSF property investment, while also helping develop the Coalition's alternative housing agenda.Before entering politics, Andrew worked at Ernst & Young, the Financial Services Council and the Business Council of Australia, giving him extensive experience across financial services, taxation and economic policy. He has also written about Australia's superannuation system, bringing a broader perspective on wealth creation, investment and retirement policy.In this episode, Andrew brings that policy background to one of Australia's most contentious issues: how to improve housing affordability without undermining investment and supply. He makes the case for reducing construction costs and regulation, increasing building productivity, recalibrating migration and making housing development more economically viable.Connect with Sen. AndrewAndrew Bragg - Liberal Party of AustraliaInstagram | Andrew BraggWebsite | Senator Andrew BraggLinkedIn | Senator Andrew BraggYouTube | Senator Andrew BraggTikTok | Senator Andrew BraggX (Formerly Twitter) | Senator Andrew BraggFacebook | Senator Andrew BraggResourcesVisit 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 - questions@theelephantintheroom.com.auLooking 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: chrisbates@alcove.com.auEnjoyed 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
    Show more Show less
    47 mins
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