Property Investing - Explained

Steve Palise
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A complete guide and masterclass on how to invest in residential and commercial property.

  1. HACE 19 H

    #45: How Property Investors Get Taxed Twice - with Davie Mach

    NOTE: This episode was filmed before the 2025 Federal Budget announcement. Some of the tax changes discussed may have since been confirmed, modified, or scrapped. Please speak to your accountant for advice specific to your situation. Episode Summary Steve sits down with Davie Mach, founder of Box Advisory Services and one of Australia's most-followed accountants, with over 50,000 subscribers on YouTube. In a conversation that covers everything from the proposed federal tax changes to the structuring mistakes costing investors hundreds of thousands of dollars, Davie breaks down what smart investors are actually doing with their portfolios right now, and why the advice you got five years ago might be costing you today. In this episode, Steve and Davie discuss: The three proposed federal tax changes on the table: reducing the CGT discount from 50% to as low as 25%, the potential removal or grandfathering of negative gearing, and the idea of applying a 30% withholding tax on trusts.Why Steve and Davie both believe the CGT discount change won't meaningfully shift investor behaviour, because investors will simply pivot to purchasing through companies and other structures.How the federal government is eyeing property sale revenue as a way to get its share of what state governments already collect through stamp duty.The real risk of negative gearing changes for high-income earners, and whether removing it could push demand away from premium stock and into more affordable, positively geared assets.Why structuring is one of the most expensive mistakes property investors make, from buying in your personal name on a high tax bracket, to setting up a company when your personal income is low, and the property is positively geared.The hidden land tax trap in New South Wales: buying in a family trust means no tax-free threshold, which can cost $16,000+ per year on properties with land values over $1 million, and how some investors don't find out until the state government sends a bill for multiple years at once.Why buying your principal place of residence in a family trust is almost always a bad idea, because the property loses its main residence CGT exemption the moment it sits inside a trust structure.The common loan structuring mistake is where investors put a large deposit on the investment property and carry a bigger loan on their home, flipping the tax deductibility and turning a negatively geared investment into a positively geared one unnecessarily.Division 7A and why business owners who draw profits from their company without treating it as a formal loan risk being taxed at 47% on top of the 25-30% company tax they've already paid.Bucket companies explained: how business owners can invest retained profits through a separate company at a flat 30% tax rate, and why that structure works well when your personal income is high and the goal is long-term reinvestment.Buying commercial property through an SMSF, including why some investors buy in their personal name first and transfer later when their super balance is large enough to fund the deposit and loan.The case for (and against) business owners buying their own commercial premises in an SMSF. Davie argues that if you can guarantee the tenant (your own business) will always pay rent and never negotiate, the risk profile changes completely. Steve pushes back, noting that office tenants in particular need to ask whether the property would still stack up if they weren't the tenant.Why minimising tax isn't always the right move. If the goal is growth and you need borrowing capacity, paying more tax now can unlock the next property. The strategy should match the stage of life, not a blanket rule. HOSTED BY: Steve Palise Ph: 0403 878 497 Email: steve@paliseproperty.com LinkedIn: https://au.linkedin.com/in/steve-palise CONNECT WITH DAVIE MACH LinkedIn: https://www.linkedin.com/in/davie-mach/  YouTube: https://www.youtube.com/@DavieMach/  Website: https://www.boxas.com.au/  Resources Get FREE access to the Commercial Property Institute course -  CLICK HERE Get FREE access to the Residential Property Institute course - CLICK HERE Get your FREE copy of Commercial Property Investing Explained Simply - Use discount code PODCAST CLICK HERE Get your FREE Commercial Property Paydown Calculator CLICK HERE  Follow Palise Property on FACEBOOK for Free Tips Tricks & Insights CLICK HERE

    1 h 1 min

  2. 1 MAY

    #44: Why Property Development Is Riskier Than You Think - Jo Natoli

    In this episode, Steve sits down with Jo Natoli, a property manager, developer, and business broker who has seen the industry from just about every angle. Jo grew up around property investing in Wollongong, started her own property management agency at 22, and graduated into mid-to-large-scale development alongside her husband, a builder. Their projects scaled from a six-unit build on a site so narrow the architect designed it as a joke, through to a 35-unit, eight-storey mixed-use tower on Crown Street in Wollongong CBD. That final project was meant to be their last. It was fully leased on the commercial side, with strong pre-sales and record-setting rents.  Then the Global Financial Crisis hit, the banks slashed their valuation by 40%, and the financier pulled the pin. Jo and her husband walked away with $60,000, their cars, and their clothes.  This conversation covers the full arc of a development career, the mechanics of how deals are structured, and the uncomfortable reality that you can do everything right and still lose. What We Cover How growing up around property investing in Wollongong shaped Jo's approach to development, and how she fell into real estate through a traineeship she almost missed.Starting a property management agency at 22 as the first Sydney firm to specialise exclusively in residential property management.The transition from property management into development, teaming up with her husband (a builder) and why their complementary skill sets made the partnership work.Four development projects in detail: a six-unit build on a 2.5-metre-wide site in Hurstville, a 12-unit-plus-retail conversion of an old bank in Wanoona, 22 units and a shop on Victoria Street, and the 35-unit Crown Street tower.Why Jo never negotiated on price but always negotiated on terms, and how a two-year put-and-call option gave her the time to design, approve, and fund the Crown Street project without putting significant money down.The DA process, subject-to-DA contracts, and what happens when community backlash doubles your approval timeline from 12 months to 24.The Global Financial Crisis hitting one week after project completion, wiping out all pre-sales, and how the bank slashed the valuation by 40% before eventually forcing administration.Why incorrect structuring (no special purpose vehicles, no siloed entities) meant Jo and her husband lost everything they had accumulated across four projects.Walking away with $60,000, picking up a small building contract within two months, and slowly rebuilding from there. HOSTED BY: Steve Palise Ph: 0403 878 497 Email: steve@paliseproperty.com LinkedIn: https://au.linkedin.com/in/steve-palise CONNECT WITH JO NATOLI LinkedIn: au.linkedin.com/in/jonatoli  Resources: Get FREE access to the Commercial Property Institute course -  CLICK HERE Get FREE access to the Residential Property Institute course - CLICK HERE Get your FREE copy of Commercial Property Investing Explained Simply - Use discount code PODCAST CLICK HERE Get your FREE Commercial Property Paydown Calculator CLICK HERE  Follow Palise Property on FACEBOOK for Free Tips Tricks & Insights CLICK HERE

    1 h 10 min

  3. 16 ABR

    #43: The $200K Warehouse Fix That Made $1.2M in 18 Months - Mark Zreika

    In this episode, Steve sits down with Liam Carmody, General Manager of Palise Property, and Mark Zreika, a commercial developer who has worked on projects across Dubai, Qatar, and Australia, including Dubai Airport, Dubai Metro, and Riyadh Metro. Mark's background is not your typical Australian developer story. He skipped the house-and-granny-flat apprenticeship and went straight into commercial, specifically industrial warehousing, after spotting a gap in the mid-tier market post-COVID. No giant tier-one developers, no small-time flippers, just a space most people weren't filling. They get into the real mechanics of commercial development: how to find sites before the market catches on, why access and driveway width matter more than gross floor area, how construction loans above 10% change the math, and why the feasibility study most people do first is usually wrong. What We Cover Why Mark chose commercial over residential from day one,How one client bought an older eight-unit warehouse for $1.4M, spent $200K on fencing, roller doors, and lease restructuring, and sold it 18 months later for $2.6M.The true cost of a construction loan above 10%, and what happens to your margin when a project runs from 18 months to 36.Why Mark set up his own construction company after getting burned on communication and cost blowouts from tier-one builders.Pre-sales, tier-one versus tier-two lenders, and why the difference between 100% pre-sales required and 25% can make or break a project timeline.The childcare development trap: why a DA-approved site is sometimes a warning sign, not a green light.How to read a site for access and why a warehouse with a single-lane driveway turns into a body corporate nightmare fast.Leaseback deals: when they work, when they're inflating a sale price to cover a below-market yield, and how Palise Property stress-tests the numbers.Why Mark always pays subcontractors first and what he thinks about developers who don't. HOSTED BY: Steve Palise Ph: 0403 878 497 Email: steve@paliseproperty.com LinkedIn: https://au.linkedin.com/in/steve-palise Liam Carmody Email: liam@paliseproperty,com LinkedIn: https://www.linkedin.com/in/liam-carmody-06b10172/  CONNECT WITH MARK ZREIKA LinkedIn: https://www.linkedin.com/in/mark-zreika-6592365b/  Resources Get FREE access to the Commercial Property Institute course -  CLICK HERE Get FREE access to the Residential Property Institute course - CLICK HERE Get your FREE copy of Commercial Property Investing Explained Simply - Use discount code PODCAST CLICK HERE Get your FREE Commercial Property Paydown Calculator CLICK HERE  Follow Palise Property on FACEBOOK for Free Tips Tricks & Insights CLICK HERE

    54 min

  4. 1 ABR

    #42: The Real SMSF Advantage Isn't Just Tax - Liam Carmody

    Steve Palise sits down with Liam Carmody  to break down the pros and cons of buying property through a self-managed super fund. They cover how SMSFs actually work from setup through to purchase, what finance looks like inside super, the differences between buying residential vs commercial, and why so many investors are shifting toward commercial property in their SMSFs right now. Liam also shares his own SMSF investment story, including what he bought, where, what it's worth now, and his plan to turn a $260K super balance into a serious portfolio through strategic buy-sell-upgrade cycles. What We Cover How SMSFs actually work (and what they cost) Obtaining finance inside an SMSFWhy commercial is overtaking residential in SMSFs The tax stuff (not financial advice) The contract and bare trust setup Don't sacrifice property quality for a tax saving Key Takeaways Your super fund is another bucket of money that's not yours right now anyway. The question is whether you're maximising it while you've got the time.Most people overestimate what they can do in the short term but vastly underestimate what they can do in the long term. You don't need to find a unicorn. The stuff that was yielding 6% at the time hasn't performed the way his "boring" 5% net yield asset has.If you're buying residential in super, have a clear exit plan. At some point it's never going to give you cash flow, so you'll have to sell it in retirement anyway.SMSF Disclaimer: The information provided in this video is for educational and informational purposes only and does not constitute financial, investment, legal, or taxation advice. Self-Managed Super Funds (SMSFs) are complex financial structures subject to strict Australian Tax Office (ATO) regulations, compliance obligations, and eligibility requirements. Any strategies or information discussed should not be acted upon without first seeking independent advice from a licensed financial adviser, registered tax agent, accountant, and/or legal professional who can assess your individual circumstances. Past performance is not indicative of future results. The hosts and contributors of this content are not responsible for any financial decisions made based on the information presented. Always conduct your own due diligence before making any investment decisions. HOSTED BY: Steve Palise Ph: 0403 878 497 Email: steve@paliseproperty.com LinkedIn: https://au.linkedin.com/in/steve-palise CONNECT WITH LIAM  Liam Carmody Email: liam@paliseproperty,com LinkedIn: https://www.linkedin.com/in/liam-carmody-06b10172/  Resources Get FREE access to the Commercial Property Institute course -  CLICK HERE Get FREE access to the Residential Property Institute course - CLICK HERE Get your FREE copy of Commercial Property Investing Explained Simply - Use discount code PODCAST CLICK HERE Get your FREE Commercial Property Paydown Calculator CLICK HERE  Follow Palise Property on FACEBOOK for Free Tips Tricks & Insights CLICK HERE

    36 min

  5. 11 FEB

    #41 - If You Think You Need Dozens of Properties, Terry’s Strategy Says Otherwise

    In this episode of Property Investing Explained, Steve sits down with Terry James, a Brisbane business owner and first-time commercial investor, to unpack the strategy behind securing a $4.65 million industrial asset with significant built-in upside. What began as a frustrating experience with another buyer’s agent ultimately led to a carefully selected property in one of Perth’s most tightly held industrial precincts. Terry has spent two decades building a successful commercial plumbing business in Brisbane after a pivotal redundancy in his late twenties pushed him into entrepreneurship. Over the years, he accumulated shares and residential property, gradually refining his investment philosophy. As he began thinking more seriously about long-term income and eventual retirement on the Gold Coast, commercial property emerged as a logical replacement for business cash flow. The transition, however, required clarity, patience and a willingness to ignore noise. The property Terry ultimately secured is a dual-tenanted industrial asset in Maddington, Perth, positioned on approximately 1,000 square metres of land with two tilt-panel warehouses and established operators in place. What stood out was not the headline yield, but the mispriced lease. With one tenant significantly under market rent, the deal offered immediate equity creation through a structured rental uplift. For investors concerned that “all the good deals are gone”, this conversation demonstrates how disciplined underwriting and market knowledge still uncover opportunity. This episode covers: Why under-rented industrial assets can create immediate equity without relying on speculationThe importance of lease rate benchmarking within tightly held precinctsHow a 30% rental uplift was negotiated through a market reviewWhy tenant quality and location often matter more than chasing a higher yieldThe lending realities of lower-yield assets and how LVR shifts at sub-6% yieldsThe strategic case for buying one larger commercial asset instead of multiple smaller onesHow commercial property can replace business income in a structured retirement planWhy patience and disciplined deal filtering lead to better long-term outcomesFollowing the settlement, Terry successfully negotiated a new five-year lease with a 30% rental increase for one tenant, lifting annual income from approximately $271,000 to over $314,000. With CPI growth and future reviews, projections indicate the property could generate close to $460,000 per annum within a decade, with debt substantially reduced or cleared.  For Terry, this is not about endless scaling. It is about replacing active income with reliable, compounding passive cash flow. This episode is particularly relevant for business owners, high-income professionals and experienced investors considering their first substantial commercial acquisition. It offers a grounded look at risk management, capital allocation and the discipline required to secure quality assets in competitive markets. Listeners will walk away with a clearer understanding of how to identify mispriced leases, structure long-term income, and build commercial exposure with intention rather than haste. Get FREE access to the Commercial Property Institute course -  CLICK HERE Get FREE access to the Residential Property Institute course - CLICK HERE Get your FREE copy of Commercial Property Investing Explained Simply - Use discount code PODCAST CLICK HERE Get your FREE Commercial Property Paydown Calculator CLIC

    37 min
  6. #40 - The GFC Property Strategy That Changed a Doctor's Retirement Timeline - with Alwin Chuan

    18/12/2025

    #40 - The GFC Property Strategy That Changed a Doctor's Retirement Timeline - with Alwin Chuan

    In this episode of Commercial Property Investing Explained, Steve Palise sits down with anaesthetist, academic, and investor Alwin Chuan to unpack how he went from being almost entirely invested in shares to building a diversified residential and commercial property portfolio that is now positively geared and largely self-sustaining. The conversation traces Alwin’s journey from humble beginnings as a first-generation migrant in Sydney’s west, through decades in medicine, to making some of his biggest investment decisions during periods of uncertainty like the GFC and post-COVID markets.  Alwin shares why residential property alone was not enough to meet his long term goals, what attracted him to commercial property, and how yield, lease structure, and tenant quality became critical as retirement moved from a distant idea to a real planning horizon. This episode covers: Alwin’s early exposure to investing through shares and how that shaped his risk mindsetWhy he bought property during downturns and how those decisions paid off long termThe key differences between residential and commercial property, including yield, risk, and tenant relationshipsHow Alwin transitioned from almost 100% shares to a multi-asset portfolioWhy positive cash flow changed how he thinks about investing, stress, and retirementThe commercial properties he owns today, including medical and industrial assets, with zero day vacancyWhy the property manager is, in his view, the most important person in a property portfolioHow Alwin thinks about retirement optionality, semi-retirement, and intergenerational wealthWhether you are a medical professional, a residential investor considering commercial property, or someone thinking seriously about building income streams that support long-term flexibility, this episode offers grounded insights from someone who has lived through multiple market cycles and made deliberate, patient decisions along the way. Get FREE access to the Commercial Property Institute course -  CLICK HERE Get FREE access to the Residential Property Institute course - CLICK HERE Get your FREE copy of Commercial Property Investing Explained Simply - Use discount code PODCAST CLICK HERE Get your FREE Commercial Property Paydown Calculator CLICK HERE  Follow Palise Property on FACEBOOK for Free Tips Tricks & Insights CLICK HERE HOSTED BY: Steve Palise Ph: 0403 878 497 Email: steve@paliseproperty.com LinkedIn: https://au.linkedin.com/in/steve-palise CONNECT WITH Alwin Chuan LinkedIn: https://www.linkedin.com/in/alwin-chuan-phd-fanzca-094880288/

    1 h 2 min

  7. 20/11/2025

    #39 - A GP, a Prostate Exam and a $20M Property Portfolio

    In this episode of Commercial Property Investing Explained, Steve Palise sits down with Dr. Anna Pham, a doctor, entrepreneur, and successful property investor, to discuss her journey from building a medical practice to amassing a large property portfolio.  The conversation kicks off with Steve’s visit to Anna’s clinic for a men’s health check, before diving into how Anna’s strategic investments in both residential and commercial property helped her secure financial independence and create a legacy for her family. This episode covers: Anna’s path from refugee to successful doctor and property investorThe importance of leveraging property for financial security as a doctorHow Anna’s residential property investments set the foundation for her portfolioThe shift from residential to commercial property for better cash flow and growthKey lessons learned from Anna’s mistakes and the turning points in her investing journeyHow Anna’s strategic mindset and disciplined approach led to consistent growth in her portfolioThe role of sustainability and entrepreneurship in healthcare and property investingWhether you're a doctor looking to invest in property or someone interested in the mindset behind successful property investing, this episode offers valuable insights and actionable advice to build a robust, sustainable portfolio. And yes, Steve did manage to squeeze in a prostate exam at the end – talk about a well-rounded visit  Get FREE access to the Commercial Property Institute course -  CLICK HERE Get FREE access to the Residential Property Institute course - CLICK HERE Get your FREE copy of Commercial Property Investing Explained Simply - Use discount code PODCAST CLICK HERE Get your FREE Commercial Property Paydown Calculator CLICK HERE  Follow Palise Property on FACEBOOK for Free Tips Tricks & Insights CLICK HERE HOSTED BY: Steve Palise Ph: 0403 878 497 Email: steve@paliseproperty.com LinkedIn: https://au.linkedin.com/in/steve-palise CONNECT WITH DR ANNA PHAM Website: https://www.narellanmedicalskin.com.au/  LinkedIn:https://www.linkedin.com/in/dr-anna-pham/  Instagram: https://www.instagram.com/narellanmas/

    30 min
  8. #38 - How the Top 1% Structure Their Super for Property and Retirement with Jeremy Iannuzzelli

    30/10/2025

    #38 - How the Top 1% Structure Their Super for Property and Retirement with Jeremy Iannuzzelli

    In this episode of Commercial Property Investing Explained, Steve Palise sits down with Jeremy Iannuzzelli, one of Australia’s leading property accountants, to break down how to invest through superannuation the smart way. From managing thousands of investor portfolios every year to building his own multimillion-dollar property holdings, Jeremy shares what most investors get wrong about using their super to buy property and how to structure for long-term wealth. This episode covers: How to invest your super for your age and stage of lifeThe key differences between residential and commercial property inside superWhy growth vs cash flow balance becomes critical heading into pension phaseThe real impact of the government’s new 5% deposit schemeWhat the new Division 296 and inheritance tax discussions mean for investorsHow to protect your portfolio against shifting super and trust legislationThe biggest mistakes Jeremy sees investors make, and how the smartest ones pivotWhether you’re just setting up an SMSF or managing multiple properties, this conversation will help you future-proof your portfolio and build wealth that lasts. Get FREE access to the Commercial Property Institute course -  CLICK HERE Get FREE access to the Residential Property Institute course - CLICK HERE Get your FREE copy of Commercial Property Investing Explained Simply - Use discount code PODCAST CLICK HERE Get your FREE Commercial Property Paydown Calculator CLICK HERE  Follow Palise Property on FACEBOOK for Free Tips Tricks & Insights CLICK HERE HOSTED BY: Steve Palise Ph: 0403 878 497 Email: steve@paliseproperty.com LinkedIn: https://au.linkedin.com/in/steve-palise CONNECT WITH JEREMY Website: https://www.praediumpartners.com.au/  LinkedIn: linkedin.com/in/jeremy-iannuzzelli-5bb6045b Instagram: https://www.instagram.com/jeremy_ianna/

    1 h 2 min
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A complete guide and masterclass on how to invest in residential and commercial property.

Información

  • Creador
    Steve Palise
  • Años de actividad
    2022 - 2026
  • Episodios
    45
  • Clasificación
    Apto
  • Copyright
    © 2026 Property Investing - Explained
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    Property Investing - Explained

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