Future Proof Property Podcast

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The Australian property market is constantly evolving. Interest rates shift, technology advances, and the strategies that worked yesterday don’t always work tomorrow. Hosted by Dawn Fouhy, Future Proof Property explores the ideas, strategies and insights helping Australians make smarter property decisions. From buying your first investment property to scaling a portfolio, each episode features expert advice, market analysis and practical guidance designed to help you build long-term wealth through property.

  1. 17h ago

    Geelong Exposed | Where to Buy, What to Avoid & What Actually Drives Growth (with Sophie)

    What if everything you thought about property investing… was slightly off? In this episode of Future Proof Property, Dawn sits down with Sophie, a Geelong-based property investment specialist and director with over 14 years of experience on the ground. This is not a theory.This is what’s actually happening in the market. From migration trends and vacancy rates…To suburb-by-suburb insights and tenant behaviour… Sophie breaks down where investors are getting it right and where they’re quietly losing money. Because buying property isn’t about what looks good on a map. It’s about understanding what drives demand. Why owner-occupier demand matters more than investor trends The truth about Geelong’s growth and “COVID boom” effects Where the most undervalued suburbs are right now Why cheap areas don’t always mean better investment The real difference between houses, units, and apartments How to avoid high-maintenance properties and bad tenants What tenants actually want in today’s rental market Why some investors are leaving money on the table with rent The hidden costs of buying older properties 00:00 Why most investors focus on the wrong data 02:10 Geelong growth, migration and market trends 06:30 The COVID boom and what changed after 10:00 Suburbs with the most potential right now 14:30 Owner-occupier demand vs investor demand 18:00 The truth about “cheap” suburbs 22:00 Property types: houses vs units vs apartments 26:30 Rental demand and tenant behaviour 30:00 Renovation mistakes investors make 34:30 Compliance costs and hidden expenses 38:00 Vacancy rates and rental opportunities 42:00 Suburbs to avoid or approach carefully 46:00 Final advice for investors

    59 min

  2. May 31

    Q&A: Where to Buy, What to Buy & How to Win in a Fear-Driven Market (2026 Property Strategy)

    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 Melbourne The best asset types in a rising interest rate environment The #1 metric used to identify growth suburbs (ARSAD explained) Thoughts on Albury-Wodonga and second-surge markets Will property prices drop due to war, inflation, or global uncertainty? Why affordability drives long-term capital growth Land vs asset ratio — and why it’s not everything How much property you need to generate $150K passive income Why residential builds wealth but doesn’t create cash flow Mistakes to avoid if starting your portfolio again The truth about land tax in Victoria Whether current conditions mirror COVID-era opportunities Melton land supply concerns and how to assess real risk Future Proof’s long-term vision and investing philosophy 00:00 Why fear is making investors miss opportunities 02:00 What to buy with $650K in Melbourne 04:39 The #1 growth metric: Affordability & ARSAD 07:00 Suburb analysis: Doreen example 08:00 Albury-Wodonga breakdown 10:00 Will property drop due to war and inflation? 13:48 Inflation, debt and long-term strategy 16:04 Land vs asset ratio explained 18:26 Can units outperform houses? 20:41 Residential vs commercial investing 23:07 Mistakes Dawn would avoid starting again 25:22 Land tax myths in Victoria 26:00 COVID vs current market conditions 27:42 Melton land supply explained 30:01 Future Proof’s long-term mission

    33 min

  3. May 24

    Why Buying the Wrong Property in 2026 Could Set You Back 5 Years (With Ben Robinson)

    What if the biggest mistake you make in property… isn’t timing — but what you buy? In this episode of Future Proof Property, Dawn sits down with mortgage expert Ben Robinson to break down what’s really changing in the 2026 property landscape. Because right now, the gap between smart investors and stuck investors is getting wider. And one wrong purchase could cost you years. This episode is a deep dive into how lending, strategy, and asset selection are evolving in today’s market. Dawn and Ben unpack how investors are using equity, navigating trust structures, and leveraging non-bank lenders to scale portfolios  while also highlighting the growing risks of buying the wrong type of property. From commercial lending strategies to portfolio structuring, this conversation goes beyond surface-level advice and into the real decisions that shape long-term wealth. If you want to understand how experienced investors are thinking in 2026  and how to avoid getting stuck  this episode is essential listening. In This Episode This conversation covers: How the property market has shifted over the past 12 months Why “buy and hold forever” is no longer the default strategy When it makes sense to sell and recycle equity Trusts vs personal ownership — and when each actually works Why most investors misuse trust structures early How to scale using non-bank and low-doc lending strategies The role of buyer’s agents in high-growth investing Why asset selection matters more than ever in 2026 The risks of chasing yield in investor-driven markets Bank valuations vs real market value — and why it matters How to think about commercial property and lease doc loans Strategies for business owners to build wealth outside their business Why liquidity and exit strategy should guide every purchase 00:00 Why the wrong property can cost you 5 years 02:13 How the market has shifted in 2026 04:14 The shift from passive income to debt reduction 06:12 Trusts vs personal ownership explained 08:58 When trusts don’t make sense 11:44 Scaling with non-bank lenders 14:06 Why growth assets matter more than ever 17:11 Funding granny flats and adding value 20:30 Using commercial property and lease doc loans 23:30 Why your broker matters more than you think 26:00 Business owner strategies and tax planning 30:59 Low-doc lending and refinancing strategies 34:06 The danger of relying on bank valuations 35:08 Why some markets are illiquid 38:32 Asset selection and owner-occupier demand 43:10 Why most investors get stuck 46:18 Final thoughts and investor warnings

    48 min

  4. May 17

    Budget Shock or Buying Opportunity? | Dawn & Jeremy on Property, Tax Changes and What Happens Next

    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 gearing How the new CGT indexation model works Why new builds may not stack up financially The risks of buying purely for tax benefits Why migration still drives property growth How trusts and company structures could change The danger of speculative markets Why first home buyers may have a unique opportunity The impact of rising rates on different asset types Why future buyer demand matters more than ever Building a long-term property strategy in uncertain markets This is a conversation about strategy. About avoiding panic and noise. And about making smart decisions while everyone else reacts emotionally. GUEST: Jeremy Yanozelli Accountant, Strategic Advisor & Property Investor 00:00 Budget Fear, Property & Policy Changes 02:06 What The Negative Gearing Changes Actually Mean 05:05 Why Population Growth Still Matters 07:07 Why Investors Should Avoid Knee-Jerk Decisions 09:12 Property Investing After Policy Shifts 12:35 Why New Builds Don’t Automatically Make Sense 15:08 Sophisticated Developers vs Beginner Investors 17:29 Why Future Buyer Demand Matters 20:14 The Real Impact of the New CGT Changes 24:26 Why The System Still Relies on MigratioN 27:30 How Investors Could Be Taxed More Heavily 30:25 Real Examples of Capital Gains Tax Changes 34:22 Why Structures & Companies Matter More Now 39:15 The Asset Types Likely To Perform Best 41:13 Trust Structures, Bucket Companies & Tax Changes 45:10 Why Investors Need To Think Long-Term 47:41 The Biggest Mistakes Investors Could Make 50:31 Why Simplicity Still Wins For Most Investors 53:47 Final Advice For Investors & First Home Buyers

    55 min

  5. May 10

    Why Most Property Investors Get It Wrong (Mike Mortlock Explains)

    Property investing in 2026 is noisy. Hotspots. Data platforms. Social media “experts.” But what if most investors are focusing on the wrong things? In this episode of Future Proof Property, Dawn sits down with Mike Mortlock, one of Australia’s leading property analysts, to break down what actually matters when building long-term wealth. This is a deep dive into strategy over hype. We cover: • Why chasing short-term growth can destroy long-term results • The shift in investor behaviour from 2025 to 2026 • Why affordability is driving market trends • The rise of townhouses, units, and changing asset preferences • The truth about depreciation and how it actually works • Why depreciation should never be your strategy • The dangers of herd mentality and “hotspot investing” • How buyer behaviour is changing in smaller markets • The real drivers of property prices (hint: it’s not just data) • Why strategy matters more than suburb selection If you’re relying on spreadsheets, hype, or social proof to make decisions, this episode will challenge how you think. Because the real game isn’t short-term wins. It’s long-term performance. 00:00 Spending Culture & Financial Habits 00:13 Investor Impatience in 2026 00:32 Strategy vs Short-Term Gains 01:00 Meet Mike Mortlock 02:02 Where Investors Are Buying (2025 vs 2026) 03:32 Rise of Affordable Markets 04:16 Townhouses, Units & Changing Demand 05:45 Downsizers & Future Demand 07:49 Government Policy & CGT Debate 10:37 Housing Supply Crisis Explained 13:55 Migration & Market Pressure 15:01 Investors vs Government Narrative 18:21 Supply, Listings & Market Impact 19:11 Advice for Young Investors 22:03 Depreciation Explained Simply 24:41 Do You “Pay It Back”? (Myth Busted) 28:58 Property Age & Depreciation Rules 33:17 Can You Backdate Depreciation? 36:04 Why Depreciation Helps You Hold 38:29 House & Land Traps 40:24 Depreciation vs Investment Quality 42:08 Mike’s Investing Plans 43:08 The Problem With Chasing Growth 44:45 Investor Herd Mentality 47:06 Why Data Isn’t Enough 50:02 The Real Drivers of Growth 54:22 Owner Occupiers vs Investors 56:13 Strategy First, Property Second

    58 min

  6. May 3

    The Truth About SMSF Property, Rentvesting and Market Timing

    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 Investors 01:01 Devonport Tasmania Breakdown 02:17 The Problem With “Good Data” 04:38 Where We Are Investing Right Now 06:59 Glenorchy Tasmania Review 09:21 Where to Buy with $600K (SMSF) 11:44 Why Units Can Outperform Houses 14:04 Is Perth and Queensland Done? 16:22 Where We Are Buying Aggressively 18:44 Melbourne and Growth Markets Explained 21:07 When to Exit Residential Property 23:21 Land Size vs Location Debate 25:34 Building the Right Investor Mindset 27:58 Real Risks of Property Investing 30:10 Melbourne Negative Cash Flow Explained 32:35 Residential vs Commercial Investing 34:52 Ballarat and Winter Valley Analysis 37:06 Choosing the Right Property Manager 39:28 Rentvesting Strategy Explained

    41 min

  7. Apr 26

    Real Strategy. $3.1m Result | Martin’s 18-Month Property Breakthrough

    What happens when you stop waiting… and start taking action? In this episode of the Future Proof Property, Dawn sits down with Martin, a 34-year-old electrician and business owner who built a $3.1 million property portfolio  with over $300K growth in just 18 months. Martin’s story is not about perfection. It’s about persistence. From getting knocked back by brokers…To buy the wrong first deal…To fix strategy, building the right team, and scaling fast. This episode breaks down what actually works in property and what quietly holds people back. Because the biggest risk isn’t getting it wrong.It’s never getting started. What you'll learn Why waiting for the “right time” keeps people stuck The real impact of bad brokers and poor structuring How Martin saved $120K in 2 years through sacrifice The truth about buying your first property vs investing first Why cheap properties can become expensive mistakes How to scale from 1 to multiple properties strategically The importance of team, timing, and persistence What a $3.1M portfolio actually costs to hold Why mindset matters more than market conditions 00:00 From apprentice to investor mindset 02:10 Early rejection and missed opportunities 06:00 Saving $120K and cutting lifestyle 10:30 First property build and lessons learned 15:00 Selling for profit and pivoting strategy 18:00 First investment property wins and challenges 23:30 Bad brokers and why structure matters 27:00 Finding the right team and scaling 30:00 Building momentum with multiple purchases 35:00 Portfolio growth and equity strategy 40:00 Market insights and future outlook 44:00 Long-term goals and financial freedom

    49 min

  8. Apr 19

    Two neighbouring suburbs had a $35,000 difference in eight months.

    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 CBD Chapters 00:00 Bellbridge vs Mossfiel: $35K in 8 Months 01:01 The Mistake of Relying Only on Data 02:18 0.2% Building Approvals and Owner Occupier Demand 04:37 Why Buyers Are Moving from Tarneit and Truganina 07:11 Days on Market at 22 11:35 When the Market Turned in 2025 12:49 10% Growth in 12 Months 14:04 Will $700K Homes Become $1.2M? 18:16 Investor Mistakes That Kill Deals 20:07 42 People at One Rental Inspection 22:39 Why Chasing $30 Rent Increases Backfires 24:23 Vacancy Rate Reality Check 26:26 Why 3 Bed Homes Outperform 29:57 Managing Unrealistic Sellers 31:13 Are Agents Lying About Other Buyers? 33:24 Why Conditions Win or Lose You Property 37:33 Underquoting Explained 43:52 Good vs Bad Buyer’s Agents 49:42 The Long-Term Future of Hoppers Crossing

    54 min
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About

The Australian property market is constantly evolving. Interest rates shift, technology advances, and the strategies that worked yesterday don’t always work tomorrow. Hosted by Dawn Fouhy, Future Proof Property explores the ideas, strategies and insights helping Australians make smarter property decisions. From buying your first investment property to scaling a portfolio, each episode features expert advice, market analysis and practical guidance designed to help you build long-term wealth through property.

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