The Elephant In The Room Property Podcast | Inside Australian Real Estate cover art

The Elephant In The Room Property Podcast | Inside Australian Real Estate

The Elephant In The Room Property Podcast | Inside Australian Real Estate

By: Chris Bates
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 Who's really in control when you buy a property? The Elephant In The Room is where the things that no one wants to talk about, actually get talked about. Veronica Morgan, real estate agent, buyers agent and co-host of Foxtel’s Location Location Location Australia & Chris Bates, financial planner, mortgage broker and wealth coach have joined forces to find out what’s really going on in the world of real estate. Veronica and Chris talk to property owners and buyers every day in their respective lines of business. They’ve observed a wide spectrum of confidence in people’s decision making ability when buying and selling property, often to the detriment of the individuals concerned. They are both fascinated by consumer behaviour and together they’re going to uncover who’s really making the decisions when you buy a property. In each episode they get into the psyche of buyers, agents, auctioneers and other industry experts to learn the truth about how buyers are influenced and why they do the things they do. In every episode you’ll learn from the mistakes of a “property dumbo” as well as Chris & Veronica’s “elephant rider bootcamp” training session. The plan? This property podcast has been created to help us all make better property decisions!2025 Veronica Morgan & Chris Bates Economics Personal Finance Politics & Government
Episodes
  • The Strategic Approach to Property Development

    The Strategic Approach to Property Development
    Mar 1 2026
    Many investors see property development as the natural “next step” — a faster way to manufacture growth and build equity. The reality is far less straightforward: most development sites that can be built on simply don’t make money.Rob Flux, founder of the Property Development Network, joins us to break down what really changes when you move from buy-and-hold to small-scale development. We explore why 90% of developable sites aren’t profitable, how feasibility is often misunderstood, and why “profit on cost” — not hype — should drive your decisions. Rob explains the importance of site selection, overlays and constraints, demographic targeting, and why solving the right problems is what developers actually get paid for.We also dive into the practical realities: commercial vs residential funding, entity structuring mistakes, contingency planning, holding costs, and the psychological traps that come with early success. Is development just leveraged investing — or is it an entirely different career path? And in a market facing a 1.2 million home shortfall, does that make development easier… or just more competitive?If you’ve ever considered “graduating” into development, this episode is your reality check. Development can accelerate wealth — but only if you treat it with the seriousness it demands. Otherwise, it’s just an expensive lesson.Episode Highlights01:15 – Meet Rob Flux: From Investor to Developer02:04 – Why Most Developers Fail (And Don’t See It Coming)04:10 – The 10-Minute Site Test: Kill Bad Deals Fast05:00 – Overlays, Constraints & Building What Sells07:24 – The Development Sweet Spot (Before the Crowd)14:59 – Funding Models & Why Time Is Your Enemy21:14 – Market Cycles & Getting Product Fit Right27:15 – Luxury vs Volume: Two Paths to Profit28:47 – Where Population Growth Drives Real Demand32:05 – Who Actually Makes It in Development?33:44 – Feasibility 101: Profit on Cost Explained38:24 – Contingency Buffers: Protecting Your Margin39:31 – From Duplex to Six-Pack: Scaling Smart47:52 – Real-World Mistakes & Final TakeawaysAbout the GuestRob Flux is a property developer, mentor, and founder of the Property Development Network (PDN), Australia’s largest community of active small-to-medium developers. With monthly meetups across Brisbane, Sydney, Melbourne, Adelaide, and Perth, PDN has become a leading education and mastermind platform for aspiring and experienced developers alike.Rob began investing at 18 and achieved financial independence by 38 — before a divorce forced him to rebuild from scratch. His first development deal delivered $1 million in profit, allowing him to leave his IT career and focus on development full time. Since then, he has refined his approach into a structured 7 Step Property Development Formula and continues to complete six- and seven-figure projects using creative acquisition and funding strategies.Beyond education, Rob serves on government advisory panels contributing to housing policy and planning reform across Australia. His mission is clear: to help 1,000 people achieve financial freedom by 2030 through smarter, more strategic property development.Connect with RobLinkedInWebsiteFacebookResourcesVisit our website: https://www.theelephantintheroom.com.auIf you have any questions or would like to be featured on our show, contact us at:The Elephant in the Room Property Podcast - questions@theelephantintheroom.com.auLooking for a Sydney Buyers Agent? https://www.gooddeeds.com.auWork with Veronica: https://www.veronicamorgan.com.auLooking for a Mortgage Broker? alcove.com.auWork with Chris: chrisbates@alcove.com.au Enjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcastSubscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719Subscribe on Spotify: https://open.spotify.com/show/3Ge1626dgnmK0RyKPcXRob0?si=26cde394fa854765If you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey!See you on the inside,Veronica & Chris
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    53 mins
  • When a Granny Flat Makes Sense — And When It Doesn’t

    When a Granny Flat Makes Sense — And When It Doesn’t
    Feb 22 2026
    Granny flats are being sold as the answer to everything—housing affordability, rental yield, multigenerational living, even retirement planning. But once you get past the glossy numbers and council checklists, the reality is far more nuanced.In this episode, we sit down with Wally Gebrael, Co-Director at Granny Flat Solutions, to unpack what actually determines whether a granny flat works — and why so many builds quietly underperform. We break down the planning pathways (CDC vs DA), site constraints that kill feasibility, design mistakes that slash rental appeal, and the hidden costs investors rarely factor in.We also explore the bigger picture: how granny flats fit into Australia’s housing crisis, why quality and layout directly impact yield, and when a granny flat can genuinely improve cash flow, versus when it simply ties up capital. Wally shares real-world examples from thousands of builds, including what separates high-performing granny flats from regret purchases.If you’re considering building one — whether for family, flexibility, or investment — this episode will help you decide with clarity, not hype.Episode Highlights00:20 — Meet the Expert: Wally Gebrael03:12 — Financial Considerations and Value Addition06:18 — Challenges in Building Granny Flats08:44 — Council Regulations and Approval Process12:56 — Cost and Budgeting for Granny Flats23:59 — Designing Functional Spaces with a Wow Factor24:22 — Balancing Cost and Value for Investors and Homeowners25:37 — Optimal Granny Flat Designs29:52 — Impact of Interest Rates on Investments32:03 — Financial Considerations and Tax Implications37:57 — Common Mistakes in Granny Flat Projects43:43 — Final Thoughts and Listener QuestionsAbout the GuestWally Gebrael is the Co-Director at Granny Flat Solutions, one of Australia’s leading specialists in secondary dwellings. Since establishing the business in 2011, Wally and his team have delivered more than 2,500 granny flats across NSW, navigating everything from straightforward CDC approvals to complex council applications involving flood zones, heritage overlays, and high-constraint sites.With over a decade at the coalface of design, approvals, and construction, Wally brings a grounded, practical perspective to the granny flat conversation. His insights aren’t theoretical—they’re based on real budgets, real rental outcomes, and the recurring mistakes homeowners and investors make when chasing “easy yield.”In a market saturated with oversimplified advice, Wally focuses on feasibility, function, and long-term performance—not sales-driven optimism.Connect with WallyWally’s LinkedInGranny Flat Solutions’ LinkedInGranny Flat Solutions’ WebsiteGranny Flat Solutions’ InstagramGranny Flat Solutions’ FacebookGranny Flat Solutions’ YouTubeResourcesVisit our website: https://www.theelephantintheroom.com.auIf you have any questions or would like to be featured on our show, contact us at:The Elephant in the Room Property Podcast - questions@theelephantintheroom.com.auLooking for a Sydney Buyers Agent? https://www.gooddeeds.com.auWork with Veronica: https://www.veronicamorgan.com.auLooking for a Mortgage Broker? alcove.com.auWork with Chris: chrisbates@alcove.com.auEnjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcastSubscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719Subscribe on Spotify: https://open.spotify.com/show/3Ge1626dgnmK0RyKPcXCathy0?si=26cde394fa854765If you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey!See you on the inside,Veronica & Chris
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    Not Yet Known
  • Is NSW’s Planning System Actually Delivering More Housing?

    Is NSW’s Planning System Actually Delivering More Housing?
    Feb 15 2026

    NSW has moved fast to reform its planning system, promising to unlock housing supply through sweeping state-led controls. But zoning uplift alone doesn’t build homes.

    In this episode, we ask the harder question many in property are thinking but few say out loud: is the system genuinely delivering housing, or quietly choking supply through feasibility constraints, delays, and unintended consequences?

    Joining us is James Oldknow, Special Counsel at Mills Oakley, who works daily at the sharp end of planning approvals, appeals, and the NSW Land & Environment Court. James breaks down why Transport Oriented Development (TOD) has produced little real-world uptake, while the Low-to-Mid Rise (LMR) policy is driving a surge of applications—particularly in Sydney’s most expensive, tightly held suburbs.

    We unpack how affordable housing incentives are being used to make projects stack up, why premium locations like Mosman, Waverley, and Woollahra are seeing the most change, and how the new Housing Delivery Authority is fast-tracking large projects while sidelining local controls. Along the way, we tackle design quality, heritage, infrastructure strain, and the emotional toll these changes are having on established communities.

    For investors, homeowners, and anyone exposed to property in NSW, this episode is a reality check. And if you’re wondering what could be coming in other states, this could be the canary in the coalmine. The reforms aren’t a silver bullet—but they are already reshaping values, neighbourhoods, and long-term decisions for those paying attention.

    Episode Highlights

    00:00 — Introduction to NSW Planning System

    01:33 — Meet the Expert: James Oldknow

    04:41 — Challenges in TOD Applications

    08:33 — LMR Policy and Its Impact

    10:52 — Affordable Housing and Feasibility

    16:42 — Community Concerns and Planning Rigors

    26:53 — Development Typologies Across New South Wales

    28:59 — Concerns About Centralized Authority

    30:43 — Affordable Housing and Contribution Funds

    32:17 — Infrastructure and Traffic Concerns

    34:33 — Heritage and Environmental Considerations

    43:29 — Navigating Development Consents and Modifications

    45:29 — Final Thoughts and Advice

    About the Guest

    James Oldknow is Special Counsel in Mills Oakley’s Planning and Environment team, specialising in planning and development law across New South Wales. He advises landowners and developers on projects of all sizes and regularly appears before councils, planning panels, and the NSW Land & Environment Court.

    Working daily within the approvals and appeals system, James sees firsthand where projects stall, why others succeed, and how state policies like LMR, TOD, and the Housing Delivery Authority operate in practice—not theory. His perspective is grounded in real projects, real constraints, and real outcomes, making him uniquely placed to cut through the policy noise and explain what NSW’s planning reforms are actually delivering on the ground.

    Connect with James
    1. James’ LinkedIn
    2. Mills Oakley Website
    3. Mills Oakley LinkedIn

    Resources
    1. Visit our website:
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    47 mins
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