The Property Couch

Do off-market properties really offer the best value?
In this Friday Fundamentals episode, Shane Pope and Ben Thompson challenge one of the most common assumptions in property buying.
Many buyers believe the best opportunities are hidden away off-market. But in today's market, the guys argue some of the strongest buying opportunities are actually being found on-market, particularly after failed auction campaigns.
Together they unpack:
✅ The difference between on-market and off-market properties
✅ Why vendor motivation matters more than exclusivity
✅ How today's market conditions have changed the equation
✅ Why some off-market buyers may be overpaying
✅ The role of competition and price transparency
✅ How to assess true value before making an offer
They also share a real-world example where a property purchased for $1.175M later received a bank valuation of more than $1.3M.
Because sometimes the best property opportunities aren't hidden from the market.
They're hiding in plain sight.
Got a question or a "hill" you'd like us to unpack? Send it through here 👉 https://thepropertycouch.com.au/topics/
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⌚ Timestamps
0:00 Welcome to Friday Fundamentals
00:26 Introduction
01:13 On-market vs off-market explained
01:54 Why they're avoiding many off-market deals
02:54 Where today's best buying opportunities are appearing
03:50 Why buyers are obsessed with off-markets
05:13 Understanding vendor motivation
06:21 Why transparency matters
07:00 A real-life $200,000 buying opportunity
08:39 How motivation creates value
09:15 The 3 Ds of property transactions
10:25 Where opportunistic vendors have gone
10:48 The key question to ask an agent
11:20 Why they prefer market testing

#PropertyInvesting #PropertyBuying #BuyersAgent #OffMarketProperty #PropertyMarket #AuctionStrategy #RealEstateAustralia #HomeBuying #PropertyStrategy #ThePropertyCouch #FUNdamentalFridays
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Brisbane may already be turning. Interstate investors may be splitting cities into two-tier markets. And 200+ valuers across Australia and New Zealand are the first to know it. 
Ben is joined by Preston Rowe Paterson's Neal Ellis and Greg Sugars, who draw on that ground-level valuer network to unpack what's really happening in residential property, including the warning signs that headlines are missing. 
The conversation shifts to commercial, where tax changes are pulling more investors beyond residential. Does commercial genuinely offer a better opportunity, or are its higher yields hiding bigger risks? 
Vacant offices, oversupplied industrial units, tenant quality, finance costs, year-long vacancy periods: this episode maps out what investors need to understand before making the leap. 
PLUS, you'll hear: 
🏗️ Why housing approvals aren't translating into completed homes 
🏢 The fundamentals of office, retail and industrial property 
💰 Why a higher commercial yield doesn't automatically mean a better investment 
📈 Where opportunities may emerge for informed, long-term investors 
Listen now! 
 
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We’ve updated all seven case studies from How to Retire on $3,000 a Week to reflect the latest tax changes. To unlock the complete video series:
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How to Retire on $3,000 a Week: Discover the bestselling book where our case studies originated from and learn the timeless principles behind building long-term wealth. 
Preston Rowe Paterson 🏢  
Learn more about Neal, Greg and Preston Rowe Paterson’s property valuation and consultancy services across Australia. Find out more >>  
LISTEN TO THE FIRST 20 EPISODES HERE >>

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You’re doing all the right things: steady income, paying down the mortgage, building up the offset. So… why take on more risk?
In this Throwback Tuesday snippet, Ben and Bryce unpack why doing well today doesn’t automatically mean you’re set for the future, and why the right investment strategy starts with knowing what you actually want your money to do. 
For the original episode, tune in here: Episode 223 | How to Overcome your Fear in Taking The Next Step.

LISTEN TO THE FIRST 20 EPISODES HERE >>

MOORR MONEY MANAGEMENT APP:
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👉 Google Play: https://bit.ly/3OT86bW
👉 Web platform:  https://www.moorr.com.au/     

FREE MASTERCLASS:
- How to Build a Property Portfolio and Retire on $2,000 a week >>

FREE BEST-SELLING BOOKS:
- The Armchair Guide to Property Investing
- Make Money Simple Again

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How much can you really borrow?
In this Friday Fundamentals episode, Ben Kingsley sits down with mortgage broker Luke Oxenham to unpack one of the most common questions property buyers ask:
"How much can I borrow?"
The answer isn't always straightforward.
Luke explains how lenders assess income, expenses, HELP debt, credit cards, business income, car loans and more, plus why different banks can produce dramatically different borrowing outcomes for the exact same borrower.
They also discuss why borrowing capacity shouldn't be confused with borrowing comfort, and why the largest loan available may not always be the right one for your goals.
You'll learn:
✅ How lenders assess your income
✅ What HEM (Household Expenditure Measure) means
✅ Why credit cards can impact borrowing power
✅ How HELP debt is assessed differently today
✅ Why self-employed borrowers receive different outcomes
✅ The difference between lender tiers
✅ Why borrowing capacity is only a starting point
Because the real question isn't always how much can I borrow?
Sometimes it's how much should I borrow?
How to Retire On $3k A Week Case Studies: https://thepropertycouch.com.au/playbook-case-studies/
Moorr: https://www.moorr.com.au/
Got a question or a "hill" you'd like us to unpack? Send it through here 👉 https://thepropertycouch.com.au/topics/
⏱️ Timestamps
00:17 Welcome to Friday Fundamentals
00:22 The borrowing power question everyone asks
01:13 How lenders assess income
01:30 What is HEM?
02:06 The 3% serviceability buffer explained
02:27 Why lenders calculate income differently
03:15 First-tier, second-tier and third-tier lenders
04:08 How self-employed income is assessed
05:35 Credit cards and borrowing capacity
06:41 How HELP debt affects borrowing power
08:10 New lender approaches to HELP debt
09:02 Car loans vs novated leases
10:09 Online borrowing calculators explained
10:46 Using Moorr to estimate borrowing power
11:19 When to speak to a mortgage broker
12:44 Just because you can borrow more...
13:08 Updated $3,000 Per Week case studies

#PropertyInvesting #BorrowingPower #MortgageBroker #PropertyFinance #HomeLoans #HELPDebt #MoneyManagement #PropertyInvestor #FinancialFreedom #ThePropertyCouch #FUNdamentalFridays
LISTEN TO THE FIRST 20 EPISODES HERE >>

MOORR MONEY MANAGEMENT APP:
👉 Apple: https://apple.co/3ioICGW
👉 Google Play: https://bit.ly/3OT86bW
👉 Web platform:  https://www.moorr.com.au/     

FREE MASTERCLASS:
- How to Build a Property Portfolio and Retire on $2,000 a week >>

FREE BEST-SELLING BOOKS:
- The Armchair Guide to Property Investing
- Make Money Simple Again

FIND US HERE:
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Australia’s property market has turned, but how far could prices fall? 📉 
In one of our most anticipated episodes of the year, Bryce Holdaway is BACK on the couch with Ben for our 2026 Mid-Year Property Market Outlook! 
Together, they unpack what’s changed since February, where the data is pointing now and what could happen next. 
🏠 Which markets are holding up — and which are starting to crack? 
📉 Could some markets fall 10–15% — or even further? 
⚠️ Which regional areas face the greatest risk? 
👀 What could turn sentiment and the market around? 
💰 Could this correction actually create a rare buying opportunity? 
From falling buyer sentiment and slowing lending to rising listings, changing government policy and higher-for-longer interest rates, Ben and Bryce go around the grounds to reveal what’s really happening across Australia. 
Find out now!  
 
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Leave a review (The good, bad and everything in between! We want to hear what you really think 😊) on either The Property Couch or Moorr, take a screenshot and email it to info@thepropertycouch.com.au 😊 
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🧰 Tuesday Toolkit: Cycle Amplifiers
Before diving into the outlook, understand the 7 Cycle Amplifiers influencing property prices in the short term. 
👉 Listen to the Bonus Episode  
🧾 Moorr Property Tax
Make tax time easier. Upload your rental statements and let Opti analyse and categorise your property expenses into the relevant ATO categories, ready for your tax report. 
👉 Try It Free on Moorr 
🎓 Buyers Agent Mastery
Bryce Holdaway and Veronica Morgan have launched the Buyers Agent Mastery program, helping buyers agents build better, more sustainable businesses while keeping client outcomes at the centre.
👉 Learn more! 
👉 Or, listen to their podcast: Buyers Agent Mastery 
 
📊 Data & Resources Mentioned 
Westpac Consumer Sentiment Survey: February 2026 vs July 2026  
Cotality / ABS: June Quarter 
AFR: Cumulative Decline in Home Prices From Start of Downturn 
📕 BOOK: Freakonomics by Steven Levitt & Stephen Dubner  
🎧 PODCAST EPS: 597 | Federal Budget 2026: Are YOU a Winner or Loser? (Property Edition) 
LISTEN TO THE FIRST 20 EPISODES HERE >>

MOORR MONEY MANAGEMENT APP:
👉 Apple: https://apple.co/3ioICGW
👉 Google Play: https://bit.ly/3OT86bW
👉 Web platform:  https://www.moorr.com.au/     

FREE MASTERCLASS:
- How to Build a Property Portfolio and Retire on $2,000 a week >>

FREE BEST-SELLING BOOKS:
- The Armchair Guide to Property Investing
- Make Money Simple Again

FIND US HERE:
- Website
- Instagram
- Facebook
- Youtube