Property Mastermind Podcast with Bob Andersen & Hilary Saxton

Bob & Hilary - Property Mastermind
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Want to sky-rocket your property development career? Bob Andersen & Hilary Saxton are here to add value to your property journey, whether it be through high-quality education, guidance, and accountability. Stay tuned for weekly episodes!

  1. 3d ago

    Property Development Top-Up Loans, Explained (EP: 261)

    Most developers think that once the loan is approved, the finance side is done. Bob Andersen and Hilary Saxton explain why that is not always true. Toward the end of a project things can shift: the build runs longer, interest eats into the cap, a variation creeps in beyond your contingency, or sales take longer to settle. Sometimes you need a top up. In this episode Bob and Hilary break down why end of project funding happens, why it is more normal than people think and rarely fatal, and how to structure a top up through a loan partner. They open the books on their own North Harbour industrial project, where they were $120,000 dollars short near completion, and cover second mortgages, deeds of priority, residual stock loans, and why an industrial development can be a smart home for self managed super. Free masterclass with Bob and Hilary, Saturday 15 August, register here: https://link.propertymastermind.com.au/propertymastermind-profit-with-property-development-masterclass Learn more about Mentoring: https://www.propertymastermind.com.au/mentoring-clone/ Chat with us directly: https://link.propertymastermind.com.au/book-a-call See omnystudio.com/listener for privacy information.

    30 min

  2. Jul 2

    From The Kitchen To Property Development - Ollie's Story Of Change, Courage And Momentum (EP - 260)

    After 30 years as a chef, from Michelin kitchens in London to award winning restaurants in Sydney, Ollie Carruthers decided he wanted his time back. In this episode Hilary sits down with Ollie to trace his journey from head chef to full time property developer through the Property Mastermind Mentoring Program. Ollie shares the buyers agency proposal that made him think everyone was making money on the project except him, how his first workshop turned a one off project into a whole new career, the three developments he now has underway, and the mindset that carried him through. It is a genuinely inspiring story about backing yourself, building a supportive community around you, and taking the first step before you feel ready. Enjoy the listen and reach out if you have any questions.  To contact Ollie, click here: https://www.sunshinedevelopments.com.au   Upcoming events: Free 5 day challenge https://www.facebook.com/groups/5daypropertydevelopmentchallenge August 15: Free Masterclass: https://link.propertymastermind.com.au/propertymastermind-profit-with-property-development-masterclass Learn more about us: https://www.propertymastermind.com.au/about/   See omnystudio.com/listener for privacy information.

    31 min

  3. Jun 25

    Ep 259 - What Successful New Property Developers Do Differently

    This week Bob and Hilary step back and ask the big questions: what do the new developers who actually succeed do differently from the ones who stall? It comes down to six habits.1. They get properly educated, so it is never a gamble. 2. They ask better questions and spot the pearl inside the oyster, and the way Bob once read a planning change to turn a four townhouse site into six. 3. They stop waiting to be ready, because the ducks only line up after you start.  4. They lean on their support and use it fully. 5. They treat the first project as a learning vehicle, not something to wing. 6. And they build confidence through action, not before it. Structure, support and action. That is the whole episode in three words. See omnystudio.com/listener for privacy information.

    27 min

  4. Jun 18

    Ep 258 - How Tom Increased His Development Margin By 240%

    In this episode Hilary sits down with Property Mastermind mentoring student Tom Evans, founder of Alva Property Group, to unpack the development that changed everything for him. Tom found a six-acre site about an hour from Newcastle that most people would have walked straight past. Spotting a 10% lot-size relaxation buried in the council's planning rules, he turned a one-into-two subdivision into a one-into-three, renovated the tired existing house (the render alone added around $125,000 in value), and sold the lots far faster than anyone expected. The result: a project forecast at a 34% return that finished at 41%, and a profit of $612,000, all while holding down a full-time job! Along the way Tom and Hilary cover the finance that made it possible, the 17 objections from neighbours, the council "sign saga", and why the mentoring made the difference. As Bob would say: you never go broke making money. Tune in and enjoy! To join the 5 Day Challenge, click here: https://www.facebook.com/groups/5daypropertydevelopmentchallenge Connect with us: 👉 To get in touch with us, email admin@propertymastermind.com.au👉 Property Developer Secrets & Hacks on Facebook - https://bit.ly/4fb7JoI 👉 Facebook Page - https://bit.ly/3Zj2ygp 👉 Instagram - https://bit.ly/4f1OHky 🏠🏠🏠 See omnystudio.com/listener for privacy information.

    51 min

  5. Jun 11

    Ep 257 - The 5-Day Property Development Audit That Stopped People Cold!

    What happens when you put property developers through a 5-day audit of the foundations? You find the gaps they've been working around for years. Bob and Hilary recently ran a 5-day Property Development Challenge inside the PM Facebook group, and this episode is the takeaways recap. Across the five days we covered your why, the skills you already have, your risk profile, your financial situation, and the world of brokers, capital and joint venture partners. Bob's finance thumb rule - the one that tells you how much equity you actually need to get started, and where that equity can come from was the standout moment. It's the kind of clarity most people don't get until they're well into their first deal. Whether you're sitting on the sidelines wondering if property development is for you, or you've already started and want to pressure-test your approach, this is a fast hour with the foundations in plain English. The challenge is still available to work through inside the Facebook group if you want the full version. Links 5 Day facebook Challenge Facebook link: 5 Day Facebook Challenge Chat to Hilary: hilary@propertymastermind.com.au   See omnystudio.com/listener for privacy information.

    30 min

  6. Jun 5

    Ep 256 - Insurance Risks And When Bad Things Turn Good

    There is an old saying in property development that you should always budget for the unexpected, but what happens when the professionals you trust completely miss the mark? Insurance is often treated as a background checkbox in a feasibility study, but getting it wrong can completely destroy a project before construction even begins. In Episode 256 of the Property Mastermind Podcast, hosts Hilary Saxton and Bob Anderson explore the critical world of property development insurance and reveal how bad situations can sometimes turn into incredible advantages. Bob maps out the four distinct insurance lifecycles of a project, highlighting the dangerous uninsured gap that catches out inexperienced developers between practical completion and purchaser settlement. They also share a raw, behind-the-scenes case study of a recent insurance blunder on their own commercial childcare renovation project. From a trusted broker securing the wrong policy to vagrants flooding the building, you will hear how this disaster unexpectedly saved their project from a future toxic mold shutdown. This episode delivers an essential masterclass in risk management, legal realities, and the unique cash flow math of commercial flipping. Links Attend the 3 Day Workshop: https://www.propertymastermind.com.au/events/3-day-workshop/  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/ Episode Highlights 00:32 - Bob's Tip of the Week: The historical validity behind "an apple a day keeps the doctor away," and why eating seasonal fruits and vegetables perfectly aligns with your body's natural needs. 03:33 - The Infill Public Liability Rules: Why securing public liability insurance on a vacant lot is absolutely essential to protect yourself if trespassers illegally enter your land and suffer an injury. 04:42 - The "Stupidity Insurance" Reality: Hilary explains why public liability acts as stupidity insurance for developers when individuals choose to break onto dangerous construction layouts. 04:48 - The Vacant House Trap: Why many standard Australian insurers strictly refuse to cover unoccupied residential dwellings or cap their vacancy allowances at a tight 30 days. 05:31 - The $8,000 Dirt Dumping Disaster: Bob recalls a 2014 four-townhouse development with his son Luke where failing to erect temporary fencing led to an unauthorized truck dumping thousands of dollars worth of excess dirt on their vacant block. 08:55 - The Construction Stage Handover: Why building surveyors and certifiers refuse to stamp your structural approvals until the builder provides physical receipts for all-risks insurance, public liability, and portable long service levies. 11:16 - The Critical Uninsured Gap: The highly dangerous phase between practical completion and purchaser settlement where newbies forget to take back insurance from the builder, leaving their security exposed to catastrophic fire risks. 12:20 - Hidden in the Fine Print: Why the bank's strict requirements to insure the finished building are usually buried deep in six-point font on page 28 of your commercial finance documentation. 14:57 - A Real-Life Insurance Blunder: Bob and Hilary share an ongoing nightmare where their specialized insurance broker accidentally placed their 1993 childcare center asset with a provider that explicitly excluded vacant properties under renovation. 16:01 - Vagrants, Copper, and Flooding: How drug users broke into their unoccupied commercial facility, stripped out the copper ceiling plumbing, and triggered a massive building flood. 17:04 - The Broken Broker Promise: Why their insurance broker initially promised to cover the flood damages via his personal indemnity insurance, only to completely back out once the official quote ballooned past original expectations. 19:31 - Walking Away from the Legal Fight: Why a former in-house insurance lawyer advised them to walk away from a lawsuit, noting that major corporate insurers will intentionally drag out litigation in court for years to bleed standard developers dry. 20:54 - When Bad Turns into Good: How repairing the structural flood damage forced them to tear down walls, unexpectedly exposing deep, hidden toxic mold that would have completely closed down the childcare center after opening. 21:38 - The Commercial Childcare Flipping Model: The unique parameters of retrofitting an existing commercial asset and securing a long-term 15+15-year lease option with an established not-for-profit operator. 23:48 - Reversing the Holding Cost Math: Unlike a residential duplex that bleeds interest while sitting on the market, the substantial cash flow from a leased childcare lease eclipses bank interest, meaning the longer it takes to sell, the more profit they make. 24:47 - Clawing Back the $100,000 Loss: How Bob and Hilary are bypassing real estate agents to sell the finalized $9.5 million asset directly to their private network, saving over six figures in commissions to offset the uninsured repair costs. See omnystudio.com/listener for privacy information.

    27 min

  7. May 29

    Ep 255 - GST Margin Scheme vs Going Concern- GST Mistakes That Nuke Your Profit

    When you are mapping out a property development, it is easy to get caught up in the excitement of architectural designs, town planning approvals, and construction milestones. However, there is a silent profit-killer lurking in the background that can completely destroy your feasibility study if you get it wrong: Goods and Services Tax (GST). In this highly technical yet absolutely critical episode of the Property Mastermind Podcast, hosts Hilary and Bob unpack the costly GST mistakes that can instantly nuke a developer's profit. Bob shares a staggering example of a $500,000 mistake on a $5 million site purchase and explains why relying on a standard accountant instead of a specialized property accountant can ruin your venture. From a clear, plain-English breakdown of how the GST margin scheme saves you six figures to navigating commercial "going concerns", this episode provides the essential tax frameworks every Australian developer needs to protect their bottom line. Links Attend the 3 Day Workshop: https://www.propertymastermind.com.au/events/3-day-workshop/  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/ Episode Highlights 01:21 - Bob's Tip of the Week: Bob jokes that the secret to a long-lasting relationship is "selective hearing," particularly for men who need to filter out distractions when focusing on complex tasks. 02:53 - The $500,000 Blunder: Bob recalls an expensive real-life mistake where a developer incorrectly handled the GST on a $5 million purchase, completely forfeiting their right to use the margin scheme. 03:33 - The Beginner's Blindspot: Why GST comes as a shock to new developers. While business owners deal with quarterly Business Activity Statements (BAS), everyday employees rarely have direct exposure to complex tax credit systems. 05:14 - Hiring a Specialized Property Accountant: Why general accountants fall short. Bob emphasizes that property tax law has distinct nuances, making it vital to hire an accountant deeply experienced in development. 06:35 - GST Exemptions in Your Feasibility: A breakdown of the development costs that are entirely exempt from GST, including council application fees, local council rates, stamp duty, and land tax. 08:15 - The Margin Scheme Explained: Bob provides a plain-English definition of the margin scheme, explaining how it legally excludes the original land purchase price from your final sales GST calculation. 11:13 - The Mum and Dad Advantage: Why infill developers can easily qualify for the margin scheme when buying older residential homes from everyday families who are not registered for GST. 12:59 - The Mandatory Contract Clause: The critical mistake that disqualifies developers from the margin scheme. Bob warns that both the buyer and seller must explicitly agree to the scheme in writing within the contract before settlement. 14:18 - The $109,000 Math Example: Bob demonstrates the math on a $3.6 million townhouse sale. Forgoing the margin scheme results in a $327,000 GST bill, whereas applying it drops the bill to $218,000—saving a clean $109,000 in profit. 15:15 - The Spec House Trap: A cautionary tale of an uneducated individual who built a spec home in their personal name, resulting in maximum personal income tax and a complete failure to manage mandatory GST thresholds. 17:50 - Commercial Going Concerns: How GST applies to commercial real estate. Bob explains that selling an industrial unit with an active tenant and lease in place classifies the transaction as a "going concern," making it GST-free. 20:40 - Old Houses vs. Substantial Renovations: Why cosmetic renovations on an existing front house remain GST-free, whereas "substantial renovations" (such as jacking the house up or building underneath) trigger a new GST liability. 22:55 - Ignorance is Not a Defense: Bob issues a strict warning that the Australian Taxation Office (ATO) does not accept ignorance of tax law as a defense, with penalties frequently ranging from 50% to 70% of the tax owed. 24:11 - The Five-Year Rule & The Intent Trap: A deep dive into the ATO's historic crackdowns. Bob explains how the ATO successfully used developers' original commercial finance applications to prove their "intent to sell," wiping out their 50% capital gains tax concessions and issuing massive 70% penalties. See omnystudio.com/listener for privacy information.

    34 min

  8. May 22

    Ep 254 - The Sleeper Sites- How to Find Development Nuggets in Your Local Streets

    What if the next highly profitable property development site isn’t in a new suburb across town, but right on the very street you live on? Many everyday property owners are sitting on hidden goldmines without even realising it. These are known as "sleeper sites"—small, local opportunities that require a bit of creative thinking to fully unlock. In this episode of the Property Mastermind Podcast, hosts Hilary Saxton and Bob Anderson teach you how to spot these hidden development nuggets right under your nose. They break down the core checklist for assessing a small site—size, zoning, and frontage—and reveal clever engineering hacks, such as cantilevering buildings over driveways or shifting old houses on stumps to create backyard access. Bob also shares his massive success with corner blocks, details the hidden costs of small subdivisions, and explains why combining a land split with a house build can completely transform your project's feasibility Links Attend the 3 Day Workshop: https://www.propertymastermind.com.au/events/3-day-workshop/  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/   Episode Highlights 01:05 - Bob's Tip of the Week: A surprise credit card notification reveals that Hilary has booked them in to see The Devil Wears Prada for its final night at the Deluxe Theater.02:53 - The 5-Day Challenge: Hilary announces their upcoming free 5-Day Property Development Challenge, hosted in a closed Facebook group to build massive momentum for aspiring developers.04:06 - What is a Sleeper Site? Bob defines these micro-opportunities, which include duplexes, battle-axe blocks, corner block cut-offs, and secondary dwellings or granny flats.06:28 - The Power Triad of Site Selection: Why you must seamlessly tick three non-negotiable boxes—size, zoning, and frontage—before you get excited about a potential site.09:34 - Securing a Council Relaxation: Bob shares how his team successfully obtained a site area relaxation from council on a townhouse project by proving their layout perfectly satisfied all design rules.11:17 - The Cantilever Design Hack: How Bob and his son Luke overcame a narrow street frontage by cantilevering the second storey of their townhouses directly over the driveway.12:00 - The Westfield Exception: How Bob successfully argued for a car parking space relaxation by leveraging proximity to a massive Westfield shopping centre and a train station.15:36 - Unlocking the Backyard: Creative ways to gain mandatory side street access, including shifting an old Queenslander house sideways on its stumps or buying a narrow strip of land from a neighbour.17:06 - Battle-Axe Block Secrets: Understanding the structural difference between a battle-axe block and a hatchet block, and why council rules dictate whether the "ax handle" counts toward your minimum lot size.18:15 - Council Red Tape Variations: Why some progressive councils allow you to sell the front house to pay down debt before building the rear dwelling, while conservative councils force you to build the back house first.22:55 - The Emotional Seller Blunder: A cautionary tale of a mentoring student who missed out on a site because their real estate agent clumsily revealed to an emotionally attached elderly seller that the house would be demolished.25:47 - The Ultimate Corner Block Formula: Bob outlines his 1990s strategy of keeping the existing corner house on its own freehold fee-simple title while constructing a brand new duplex facing the side street.27:51 - The Subdivisions Math Trap: Why everyday land owners ask for "telephone numbers" for their large blocks without factoring in the $100,000+ cost required to physically subdivide the land.28:37 - Transforming Your Feasibility: Why a standalone land split might only yield a poor 3% to 5% return, but adding a house build to the new lot can skyrocket your return on cost to 15% or 16%. See omnystudio.com/listener for privacy information.

    32 min
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Want to sky-rocket your property development career? Bob Andersen & Hilary Saxton are here to add value to your property journey, whether it be through high-quality education, guidance, and accountability. Stay tuned for weekly episodes!

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