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. −4 d

    Why Most Investors Get Stuck (And How to Avoid It) | Ben Robinson Part II

    What actually stops people from building a property portfolio? It’s not the market. It’s not timing. It’s the decisions they make early… that quietly limit everything later. In Part 2 of this conversation, Dawn and Ben break down the real reasons investors get stuck  and how to avoid making the same mistakes. This episode dives into the hidden factors that destroy borrowing capacity, stall portfolios, and create long-term financial setbacks. Dawn and Ben unpack real client scenarios, from poor asset selection to overleveraging, and explain why many investors unknowingly limit their own growth before they even begin. They also cover the nuances of lending structures, SMSFs, and lifestyle decisions that impact long-term wealth creation. If Part 1 was about strategy, this episode is about execution  and what can go wrong if you get it wrong. In This Episode This conversation covers: The biggest mistakes that destroy borrowing capacity Why car loans can cost you hundreds of thousands in lost borrowing power The danger of buying high-strata or investor-heavy properties Why emotional purchases (holiday homes) are often poor investments How incorrectly structured commercial loans can limit your growth What cross-collateralisation is and why it can trap you How credit cards impact borrowing more than most people realise Real examples of investors losing money on poor property decisions The risks of NDIS and highly specialised investment properties Why depreciation should never be the reason you buy Lifestyle creep and how it quietly derails portfolios SMSF mistakes and misconceptions investors make How borrowing capacity works inside super vs personal name Why not all brokers act in your best interest How to identify red flags when getting lending advice Why “just because you can borrow it doesn’t mean you should” The importance of long-term planning over short-term wins  Chapters 00:00 What actually kills borrowing capacity 01:38 Car loans vs property investing 06:04 Why some properties don’t sell 07:07 Emotional investing mistakes 09:36 Commercial lending structure explained 11:03 What is cross-collateralisation 14:20 How credit cards reduce borrowing power 15:12 Real investor loss case study 17:09 The risks of NDIS investments 19:57 Why depreciation is misunderstood 22:52 Lifestyle creep and investor behaviour 27:49 SMSF strategy and common mistakes 31:03 How SMSF borrowing works 34:44 Why timing matters in super 40:19 Broker incentives and clawbacks explained 44:26 How to choose the right broker 45:48 Red flags in lending advice 50:32 Why borrowing less can be smarter 52:57 The truth about scaling portfolios 53:53 Slow down to speed up

    58 min

  2. 28 juni

    Super, Strategy & Building Wealth Inside Your SMSF | Dawn Breaks Down Property, Leverage & Retirement Freedom

    What if the biggest financial mistake Australians are making is the one they never think about? In this solo episode of Future Proof Property, Dawn breaks down the reality of superannuation, why most Australians retire with far less than they expect, and how self-managed super funds (SMSFs) can become a powerful long-term wealth building strategy when used correctly. Dawn shares the exact SMSF property strategy she and Melissa personally use, including real numbers, real purchases, and the lessons they’ve learned along the way. This episode explores: Why most Australians retire with nowhere near enough super The difference between industry super funds and SMSFs How concessional and non-concessional contributions work Why super is a structure, not an investment strategy Using leverage inside super to build wealth faster The risks and realities of buying property in super Why timing market cycles matters How Dawn and Melissa built growth inside their SMSF The Australind and Frankston property case studies Why affordability and future buyer demand matter The long-term strategy of residential → commercial property Why financial literacy changes everything This is a conversation about control. About taking ownership of your financial future instead of leaving it on autopilot. And about building freedom long before retirement age arrives. Chapters00:00 Why Most Australians Retire Broke 02:15 Understanding Superannuation Basics 04:50 Why Super Alone Isn’t Enough 07:02 What A Self-Managed Super Fund Actually Is 09:40 Why Dawn Chose The SMSF Route 12:05 Tax Benefits & Contribution Strategies 14:22 The Real Risks Of Buying Property In Super 16:42 The Australind SMSF Property Breakdown 19:10 Leveraged Growth Explained 21:32 Selling Strategy & Long-Term Wealth Building 23:28 Why Frankston Was The Next Purchase 25:40 How Future Proof Approaches Market Cycles 28:02 SMSF Borrowing Capacity Explained 29:44 The Mistakes Investors Make In Super 31:00 Why Strategy Matters More Than Super Itself 32:05 Final Thoughts On Financial Freedom DisclaimerThis podcast is for general information only and reflects the personal views of the host. It does not constitute financial, legal, taxation or investment advice. Always seek advice from qualified professionals before making financial decisions.

    32 min

  3. 21 juni

    Property Q&A: Market Cycles, Rentvesting & Smarter Investing Decisions

    Is it better to buy regional or metro? Should you chase high-yield properties? Is rentvesting still worth it in today's market? In this Q&A episode of Future Proof Property, Dawn tackles some of the most common questions investors are asking right now. From regional Victoria and self-managed super funds to granny flats, apartments, yield strategies, and market timing, this episode focuses on the fundamentals that actually drive long-term property success. Rather than chasing headlines, hotspots, or the latest social media recommendations, Dawn explains why understanding market cycles, affordability, supply, demand, and buyer behaviour remains the key to building wealth through property. Because great investing isn't about owning the most properties. It's about owning the right properties at the right time. In This Episode West Wodonga vs Sale: which market has more potential? Metro or regional investing inside a self-managed super fund Why market cycles matter more than location labels Diversification vs doubling down on strong fundamentals Should you sell your Sydney home and start investing? Melbourne apartments and the reality of buying for yield Has Frenchville reached its peak? Is rentvesting still a smart strategy in 2026? The truth about granny flats and manufactured yield Why chasing the highest yield can be risky Will properties above $800k continue to grow? Chapters 00:00 Why Property Fundamentals Matter More Than Hotspots 00:45 West Wodonga vs Sale 03:12 Metro or Regional for Self-Managed Super Funds 05:44 Diversification vs Doubling Down 08:27 Should You Sell Your Sydney PPOR? 12:06 Melbourne Apartments & St Kilda Opportunities 18:35 Has Frenchville Reached Its Peak? 20:32 Is Rentvesting Dead? 25:20 Granny Flats: Worth It or Not? 30:12 Chasing High-Yield Property Investments 35:05 Will Properties Above $800k Keep Growing? 38:05 Final Thoughts on Building Wealth Through Property

    39 min

  4. 14 juni

    Self-Managed Super Funds: The Strategy Most Investors Misunderstand

    Self-Managed Super Funds: The Strategy Most Investors Misunderstand Most Australians retire with around $400K in super. Spread across retirement years, that is roughly $40K per year. That is not financial freedom. In this episode of Future Proof Property, Dawn sits down with Hung Choi from Strategic Brokers to break down the truth about Self-Managed Super Funds (SMSF) and how investors can use leverage, strategy and timing to turn super into a powerful wealth engine. But there is also a warning. SMSFs are one of the most misunderstood and misused investment vehicles in Australia. Done correctly, they can create millions in retirement wealth. Done poorly, they can destroy your nest egg. What a Self-Managed Super Fund actually is How much you realistically need to start investing in property through super Why many accountants and advisers give poor SMSF property advice How borrowing works inside a super fund The difference between borrowing personally vs inside super What limited recourse borrowing actually means Why the property sits in a bare trust structureWhy equity cannot easily be accessed in super Why many investors buy the wrong asset inside their SMSF The hidden risks of buying off-the-plan in super Why renovation strategies rarely work inside SMSFs Why residential growth assets often outperform commercial early How concessional contributions reduce tax dramatically The huge tax advantage of 10% capital gains tax after 12 months Why younger investors are starting SMSFs earlier Why many people sabotage their super with poor commercial purchases The insurance mistake many investors make when rolling over super SMSFs are powerful but complex Property must be chosen carefully inside super Leverage can accelerate retirement wealth Residential often outperforms early commercial strategies Equity access inside SMSF is limited Tax advantages can significantly improve returns Poor advice is common in the SMSF space Insurance planning must not be ignored Growth assets should drive your SMSF strategy In This Episode Key Investor Lessons Chapters 00:00 Introduction to Self-Managed Super Funds 02:25 Minimum Balance Needed for SMSF Property 04:00 Why Many Advisers Get SMSF Property Wrong 06:34 How Leverage Works Inside Super 07:31 Limited Recourse Borrowing Explained 08:35 High-LVR SMSF Lending Strategies 09:49 Concessional Contributions and Tax Advantages 11:07 Why Starting Early Matters 15:04 Using Market Cycles Inside SMSF 16:22 Common SMSF Property Mistakes 18:19 Commercial vs Residential in Super 21:29 Off-the-Plan Risks in SMSF 23:27 Growth Strategy for Super Investments 26:07 Selling Property to Your Own Super Fund 27:43 Market Timing and SMSF Investing 29:11 SMSF Lending and Valuation Risks 31:00 Insurance Mistakes When Rolling Over Super

    35 min

  5. 7 juni

    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

  6. 31 maj

    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

  7. 24 maj

    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

  8. 17 maj

    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
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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.

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