Wealth Coffee Chats

Jason Whitton
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Looking for a daily update on creating the wealth of your dreams? Do you want property investment explained in a simple language? Do you want to learn it whilst sipping on your coffee? Then you’re in the right place! Join me for a daily coffee and chat about all things wealth. With a strong focus on real estate wealth, you’ll cut through the confusion and overwhelm that stops most people in their investment tracks. For the live edition of the episode, where I can answer your questions live, join me on Facebook

  1. 49M AGO

    Tenant Selection Done Right: How to Avoid Costly Mistakes in 2026’s Rental Market

    Today’s conversation dives into a critical — and often underestimated — part of property investing: tenant selection. After 15 years in property management, Kat shares lessons learned from both landlord wins and costly mistakes. While we often focus on maximising rent and minimising vacancy, the real leverage point in a smooth tenancy is choosing the right tenant from the start. A Real-World Scenario In this episode, Kat discusses a situation where: • A lease was signed • A deposit was paid • The property was taken off the market • The tenant later revealed they couldn’t pay the bond The result: back to market, increased vacancy, added stress, and additional costs. The key question becomes: how do landlords and property managers avoid getting on the back foot in the first place? Know Your Tenant Profile One of the biggest mistakes landlords make is not understanding their property’s natural tenant demographic. Your property type and location heavily influence: • Likely income levels • Household size • Lifestyle needs • Employment type • Inspection availability A property near a university will attract a different tenant pool than a four-bedroom family home in the suburbs. Tenant selection starts with knowing exactly who you are targeting and marketing accordingly. Affordability Pressures Are Real Over the past five years, rents have surged across major cities. Many renters are now allocating 35–50% of their income toward housing, compared to the traditional 25–30% benchmark once considered sustainable. The reality is simple: • You cannot sustainably increase rent if your tenant cannot afford it • Pushing too hard increases the risk of arrears • Vacancy often follows affordability stress Four Key Tenant Selection Tips If you have a property on the market or coming up for lease, focus on: • Rental history — Payment ledgers don’t lie. Review payment patterns, inspection reports, and cooperation history. • Employment and income stability — Ensure affordability aligns with today’s economic conditions. • Lease terms — A 24-month lease may sound secure but limits rent reviews and may not guarantee stability under break-lease conditions. • Suitability and long-term intent — Why are they moving? How long do they genuinely plan to stay? Does their situation align with your property? Units vs Houses: A Changing Story Contrary to common belief, unit rents have outperformed houses in many markets over the past five years. As affordability tightens, renters are trading: • Extra bedrooms • Backyard space • Larger homes For more manageable weekly rent. Understanding these behavioural shifts allows landlords to position their assets smarter and reduce risk. The Big Takeaway If you fix one thing in your property management strategy, fix tenant selection. • Cut corners here and you will likely pay for it later • Get it right and the tenancy becomes smoother and more predictable In today’s rental market, smart tenant selection is not optional — it is essential.

    20 min

  2. 1D AGO

    Div 296 Explained: The New $3M Super Tax & What You Must Do Before 30 June 2026

    Welcome to Tax Tuesday with Anthony Wolfenden from Positive Tax Solutions. This week, we unpack the latest version of Div 296 — the proposed new superannuation tax that has been reintroduced to Parliament for the third time under the “Building a Stronger and Fairer Super System” reforms. Often dubbed the “Voldemort Tax,” Div 296 has undergone major changes since its original 2023 proposal. In this episode, we break down what’s changed, what’s improved, and what high-balance super holders must do next. What Is Div 296? Div 296 introduces an additional tax on individuals with total super balances above $3 million. Under the revised proposal: • Balances between $3M and $10M An additional 15% tax on earnings above the thresholdTaking the effective rate to 30%• Balances above $10M An additional 20% tax on earnings above that thresholdTaking the effective rate to 40%Importantly, this tax is proportional — it only applies to the portion of earnings above the relevant threshold. The Three Major Fixes in the New Bill Anthony explains how the updated version addresses three critical flaws from the original draft: 1. No More Retrospective Taxation A cost-base reset allows SMSFs to revalue assets to market value as of 30 June 2026 — creating a clear “line in the sand.” 2. No Tax on Unrealised Gains The revised version removes the controversial tax on unrealised capital gains. Now, capital gains tax only applies when assets are actually sold. 3. Indexation Added The $3M and $10M thresholds will now be indexed to inflation — reducing the risk of inflation dragging more Australians into the regime over time. Why 30 June 2026 Is Critical If you have an SMSF or a super balance approaching $3 million, 30 June 2026 is one of the most important dates on your financial calendar. Before that date, you should: • Obtain accurate, evidence-based market valuations of all SMSF assets • Ensure your cost base is correctly reset • Review whether restructuring or rebalancing is required • Consider contribution splitting or spouse strategies where applicable Your valuation is your shield. It determines how future capital gains are calculated under the new rules Who Is Driving This? The reforms are being introduced by the Australian Government and regulated through the Australian Taxation Office, which oversees compliance within superannuation. Who Should Pay Attention? • Individuals with balances near or above $3M • SMSF trustees • Investors in pension phase with high balances • High-income earners planning long-term super growth For most Australians, this tax won’t apply. But for those nearing the threshold, proactive planning is essential. Final Takeaway The bill is significantly improved from its original form — but it still introduces a meaningful shift in how large super balances are taxed. If you're close to the threshold, now is the time to: • Speak with your accountant • Review your SMSF valuations • Model future growth • Consider strategic adjustments before the deadline Because while having $3 million in super is a great problem to have — paying unnecessary tax on it isn’t. Catch you next Tax Tuesday.

    15 min

  3. 2D AGO

    Not Ready to Invest? Understanding the 3 Phases of a Smart Property Journey

    This week, we’re diving into something that doesn’t get talked about enough in property investing: what to do when you’re excited to invest… but you’re just not ready yet. Maybe your borrowing power isn’t strong enough. Maybe your deposit needs more time. Maybe lending criteria has shifted. Maybe life is changing — new job, growing family, reduced income. And emotionally? It can feel frustrating. In this episode, Bob normalises that experience and explains why waiting isn’t weakness — it’s discipline. We unpack: Why borrowing power and deposits are only part of the equationThe danger of “I just need to buy something”How buying the wrong property at the wrong time can set you back yearsWhy foundations and structure matter more than speedMost importantly, we break down the 3 Phases of Every Successful Wealth Journey: 1️⃣ Acquisitions Phase Building assets, leveraging smartly, saving hard, expanding your portfolio — often sacrificing short-term comfort for long-term gain. 2️⃣ Consolidation Phase Paying down debt, improving servicing, strengthening your balance sheet, letting equity grow. It’s not flashy — but it’s powerful. 3️⃣ Lifestyle Phase Reduced debt, increasing passive income, assets supporting your choices, and work becoming optional. The key insight? You don’t move through these phases once. You move in and out of them throughout your journey. Bob also shares one of his favourite lines from Sam Saggers: “You can have an easy life now and a hard life later, or a hard life now and an easy life later. The choice is yours.” If you’re feeling stuck, delayed, or held back by circumstances — this episode will help you reframe where you are and focus on the smartest move for right now. Because sometimes the win isn’t buying today. Sometimes the win is buying better later. Progress doesn’t always look exciting. Sometimes it looks like preparation.

    14 min

  4. 5D AGO

    Rates Are Up - But DTI Rules Are the Bigger Game Changer for Borrowers

    Welcome to this week’s Friday Wealth Coffee Chats with Sarah Shome from the lending and finance team. While most borrowers are focused on the recent 0.25% rate rise from the Reserve Bank of Australia, there’s another major shift happening behind the scenes — and it could have an even bigger impact on your borrowing power. This month, APRA activated a 20% cap on high debt-to-income (DTI) lending for deposit-taking institutions. In simple terms, banks can now only allocate one in five loans to borrowers whose total debt exceeds six times their income. In this episode, we break down: What the recent rate rise actually means in real dollar termsWhy investor rates are now comfortably in the sixesHow banks assess serviceability using higher stress-test buffersWhat DTI (Debt-to-Income ratio) really is — and how to calculate yoursWhy property investors and multi-property owners may feel the biggest impactHow borrowing is now being “rationed” across lenders We also explore alternative lending pathways, including non-bank lenders like Pepper Money, Liberty Financial, and Firstmac, which are not subject to the same DTI caps — though they may come at a premium. Plus, we discuss: Why new construction builds are exempt from the DTI cap How unused credit cards and small debts can significantly hurt your borrowing power Why refinancing may now be more complex The key questions you should be asking your broker right now With persistent inflation still a concern, these lending rules may be here for a while. That means strategy matters more than ever. It’s no longer just about finding the best investment — it’s about structuring your lending correctly so you can continue to grow within the new limits. If you're planning to refinance, invest, or expand your portfolio, this is a must-listen episode to stay ahead of the changing lending landscape. Enjoy the episode — and have a great weekend.

    10 min

  5. 6D AGO

    ASX Reporting Season Explained Winners, Losers & Market Reactions

    Welcome to this Thursday Financial Planning session, where we break down one of the most important times in the investing calendar — ASX reporting season. With February marking half-year results (and August covering full-year results), listed companies provide updates on earnings, dividends, business performance, and forward guidance. These updates can significantly impact share prices — sometimes in ways that surprise even experienced investors. In this episode, we unpack: What reporting season is and why it mattersHow earnings and dividends influence share pricesWhy markets don’t always react logically to “good” resultsThe strongest performing sectors so far — including banksWhy some healthcare and retail stocks have struggledHow expectations, not just results, drive market reactions We also look at real examples from this reporting season, including: BHP – Up strongly after pivoting toward copper and benefiting from the clean energy theme, alongside increased dividends. Commonwealth Bank – Posting strong results as higher interest rates continue to support bank profitability. Pro Medicus – Delivering solid growth in revenue and profit, yet seeing a sharp share price decline after missing high market expectations. We also touch on the performance of NAB, Temple & Webster, ANZ, CSL, and Cochlear, highlighting how sectors like banking, mining, healthcare, retail, and tech are navigating current market conditions. Most importantly, we discuss what investors should actually focus on during reporting season — CEO commentary, forward guidance, sector trends, diversification, and long-term positioning. If you hold individual shares (not just ETFs), this is one of the most critical periods of the year. Expect volatility. Expect double-digit moves. And most importantly, understand why they’re happening. Tune in to stay informed, stay strategic, and stay ahead of the market conversation.

    20 min

  6. FEB 18

    Rents Still Rising in 2026: Property Investing & Rental Market Outlook

    Rental markets are tightening again in 2026 — and rents are still rising across Australia’s capital cities. This episode breaks down what’s driving rental growth, how vacancy rates are shaping supply and demand, and why unit rents have been outperforming houses in many locations. You’ll also learn the biggest mistake landlords make during annual rent reviews and how to avoid leaving money on the table. Practical insights for property investing, cash flow, and smart wealth strategy.

    17 min

  7. FEB 16

    Using Home Equity to Invest in Real Estate

    Many Australians want to start property investing but get stuck on the fear of using home equity. This episode breaks down the real risks (and the myths) around increasing debt, extending loan terms, and protecting your family home. You’ll learn how cross collateralisation can limit your flexibility, how the “all monies clause” works, and a safer wealth strategy using multiple banks. A practical finance explainer for smarter portfolio building and long-term wealth strategy.

    19 min

  8. FEB 13

    Interest-Only vs P&I Loans: Smart Property Investing Strategy

    Should you choose interest-only or principal & interest when building a property portfolio? This episode breaks down when each loan type makes sense, how it impacts cash flow and borrowing power, and why your lender’s servicing rules matter more than ever. Learn how smart finance structure can support long-term wealth strategy—especially during the acquisition phase. If you’re focused on property investing, finance, and staying ahead of interest rate and lending policy changes, this is a must-watch.

    10 min
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About

Looking for a daily update on creating the wealth of your dreams? Do you want property investment explained in a simple language? Do you want to learn it whilst sipping on your coffee? Then you’re in the right place! Join me for a daily coffee and chat about all things wealth. With a strong focus on real estate wealth, you’ll cut through the confusion and overwhelm that stops most people in their investment tracks. For the live edition of the episode, where I can answer your questions live, join me on Facebook

Information

  • Creator
    Jason Whitton
  • Years Active
    2020 - 2026
  • Episodes
    986
  • Rating
    Clean
  • Copyright
    © Jason Whitton
  • Show Website
    Wealth Coffee Chats

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