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

What makes auctions so tough for buyers? That’s the question we dive into in this episode. Auctions are often praised for their transparency, but is that really enough to give buyers a fair shot? With seasoned professionals like Justin Nickerson running the show, how can an everyday buyer hope to compete?

In this episode, we sit down and have a chat with Justin Nickerson, one of Australia’s most awarded auctioneers, to uncover the secrets behind the auction process. Justin reveals to us why auctions can be so daunting for buyers and shares how his experience—honed over years of practice and thousands of auctions—helps sellers secure the best results. He pulls back the curtain on the techniques auctioneers use to foster competition and keep the momentum going, often leaving buyers struggling to keep up.

This conversation doesn’t just highlight the challenges; we also talk about practical advice to help buyers work through the auction landscape. From knowing when to start bidding to maintaining confidence and managing limits, these tips are certainly a game-changer. We also debunk some of the myths around bidding tactics, like waiting until the end to make a move, and explain why they usually don’t work as planned.

This episode is indeed full of eye-opening insights and strategies that will surely help buyers feel more confident and in control at auctions. If you’ve ever felt outmatched or uncertain during the bidding process, we provide a fresh perspective to help you approach your next auction with clarity and purpose. It’s a must-listen for anyone looking to improve their auction game and turn the odds in their favour.

Episode Highlights:

00:00 - Introduction

01:07 - Who is Justin Nickerson?

01:46 - Justin's perspective on why auctioning is the best way to transact in Brisbane

09:29 - Is it better for agents when auctions have no price guide?

11:18 - Does providing no price guide create transparency or confusion?

13:11 - How do price guide strategies differ between New South Wales and Queensland?

14:53 - Does having no price guide benefit or hinder auctioneers?

18:31 - How to identify dummy bidders

22:17 - What’s the go-to strategy for bidding at auction with minimal data?

25:16 - What tactics can auctioneers use to spice up the bidding and get better results?

27:00 - How do auctioneers manage bidders who are unsure about walking away?

28:57 - What’s your go-to bidding strategy if you can’t use a sniper approach?

33:25 - How important is the skill of an auctioneer in guiding inexperienced bidders?

34:36 - What’s the auctioneer’s role in driving momentum during a competitive auction?

36:23 - How much of an auctioneer's skills are innate versus learned?

40:55 - How much practice is required each week for an average auctioneer?

42:18 - How do auctioneers use buyer profiling to secure the highest bid?

44:45 - Do behavioural factors affect bidding outcomes?

49:01 - Justin Nickerson’s property dumbo

About Our Guest:

Justin Nickerson, recognized as Australasia's leading auctioneer, has won the prestigious Australasian Auctioneer of the Year award three times and the REIQ Auctioneer of the Year five times. As a highly regarded trainer and speaker, he has presented at major industry events like the AREC conference. A five-time winner of the REIQ Auctioneer of the Year, Justin also triumphed in the inaugural Australasian auctioneering competition at AREC in 2018. His deep understanding and passion for auctioneering fuel his work with top real estate businesses and inform his dynamic training and speaking engagements.

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What’s happening with Adelaide’s property market? Is the incredible boom we’ve been seeing finally coming to an end? In this episode, we’re joined by Peter Koulizos, the property professor, to take a closer look at what’s going on in this fascinating market.

Adelaide’s median house price has now overtaken Melbourne’s—for the first time in 40 years! And all this while having a population of less than 1.5 million compared to Melbourne’s 5.5 million. It’s been a remarkable run of price growth since mid-2020, but is the boom about to fizzle out?

Peter dives into what’s been driving this surge in Adelaide, looking beyond just affordability to unpack the underlying factors. Is this market still a hidden gem, or are we finally seeing the first signs of it slowing down?

If Adelaide’s meteoric rise has caught your eye, this conversation is one you’ll want to hear. Peter’s insights might just change the way you see this city’s property market and where it’s heading.

Episode Highlights:

00:00 - Introduction

01:18 - Who is Peter Koulizos?

02:21 - Did the property boom in Adelaide go as planned or unexpectedly?

04:26 - Is the property boom in Adelaide losing momentum or still going strong?

05:39 - Is remote work still allowing people to live thousands of kilometres away?

08:42 - Can Adelaide locals sustain rising property prices amid economic concerns?

12:20 - What kind of growth are Adelaide’s quintessential homes seeing?

13:42 - Key differences/similarities between Adelaide, Perth, and Brisbane’s property markets

17:58 - Peter's thoughts on Adelaide's headwinds of low growth and high property supply

24:52 - Can stamp duty exemptions for baby boomers help better utilise our housing stock?

26:54 - Is housing supply really different from the supply of other commodities?

30:19 - What is actually driving the property market in Adelaide?

34:30 - The impact of the mining industry, and the Olympic Dam, on Adelaide

36:03 - Will the return of people to Brisbane and Adelaide impact local economies and wages?

41:01 - Is it concerning that buyers agents can operate interstate without local licensing?

46:47 - Which Adelaide suburbs are poised for long-term growth beyond COVID trends?

51:03 - Is the rental shortage in Adelaide increasing demand for home purchases?

53:22 - Peter Koulizos’ property dumbo

About Our Guest:

Peter "The Property Professor" Koulizos, a real estate expert with nearly 30 years of teaching experience, recently retired as the Program Director of the Master of Property at Adelaide University, though he continues to teach. In addition to his academic role, Peter is an active property investor and developer, holding several properties. He researches property markets across Australia to identify top investment suburbs in each capital city and has authored three books: The Property Professor’s Top Australian Suburbs, Property vs Shares, and The Diary of a Small Developer.

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Legislative changes are shaking up property management across Australia, and the impact reaches much further than we might expect. In this episode, we sit down with Cathie Crampton, National Head of Property Management Growth at Belle Property Corporate, to break down how these new laws are reshaping the roles of landlords, property managers, and tenants alike. With two decades of experience across the country, Cathie has insights from every corner of the industry, making her the perfect guide to help us understand what these shifts really mean for all of us.

We explore how property managers are caught between tenant demands and landlord responsibilities, often feeling the pressure as compliance requirements and expectations grow. We also dig into the impact on property management businesses, where rising costs and tighter rules are forcing agency owners to rethink their approach. From adopting tech solutions to adjusting rent rolls, property managers are finding creative ways to handle these changing landscapes to keep operations sustainable.

As we wrap up, we look ahead at where the industry might be headed. With regulation on the rise, the role of property managers could shift toward a more professional, advisory focus—but it’s a challenging road ahead. This episode is essential listening for anyone wanting to understand how these policies are reshaping the property market and what lies ahead for all of us.

Episode Highlights:

00:00 - Introduction

01:09 - Who is Cathie Crampton?

01:54 - How tough has it been for property managers over the last few years?

05:11 - Latest legislation and compliance requirements affecting property owners in Victoria

09:07 - What’s the real impact of first home buyers competing with tenants for rental stock?

12:09 - How has the turnover rate of investment properties changed since COVID?

14:31 - How are property management businesses coping with rising expenses?

18:52 - Key changes property managers are making to serve consumers better

23:00 - What are the implications of the no grounds eviction law on property management?

26:38 - The impact of the two-week holding deposit rule on renters who can't provide references

29:22 - Which areas are facing rental market challenges due to investors selling?

34:40 - Have proptech platforms failed to disrupt the property management industry?

38:56 - Cathie’s thoughts on reorganising the way property management is done

43:00 - Should property managers be offering investment advice without proper expertise?

47:13 - Cathie Crampton’s property dumbo

About Our Guest:

Cathie Crampton is the National Head of PM Growth & Performance at Belle Property Corporate, bringing 20 years of success in property management across Australian markets. Her vast real estate experience, combined with strong empathy and business acumen, makes her a valuable asset in optimising PM business returns with principals at the business level. Known for her leadership, mentoring abilities, and passion for real estate, Cathie supports business owners in enhancing their performance while fostering a positive work environment. A respected industry figure and frequent speaker, she embodies Belle Property’s people-focused excellence, contributing significantly to the team.

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Underquoting, auction tactics, and market sentiment—some of real estate’s most controversial topics. These are exactly what we’re diving into today with Thomas McGlynn, CEO of BresicWhitney. There's no holding back as we talk about the realities behind underquoting, why it’s so hard to avoid in a competitive market, and the fine line agents walk when trying to attract buyers without misleading them.

As Thomas puts it, even with laws in place, agents are often forced into tough positions: when one agent quotes low, others often have to adjust their guides just to compete. It’s a tightrope that often leaves buyers frustrated and sellers with high expectations.

We also dig into the auction room itself and the psychology at play there. We take a unique look at how auctioneers manage to draw more from buyers than they initially intend to spend, all without crossing ethical lines. We discuss the difference between registered and active bidders, noting how this insight gives us a real-time view of market confidence—a far more useful indicator than auction clearance rates alone.

Finally, we share our thoughts on the current market and where we think it’s headed. With interest rates soaring high, buyers are naturally hesitant, but we believe those who buy now could see the rewards by late 2025, especially in sentiment-driven markets like Sydney. Once rates eventually ease, buyer confidence is expected to surge, and we’ll see a market shift. It’s an honest, in-depth conversation about the realities of today’s market, what buyers can expect, and why timing and strategy are everything. Tune in and let's get started!

Episode Highlights:

00:00 - Introduction

01:06 - Who is Thomas McGlynn?

02:09 - Unique insights Thomas has gained from years in auctioneering

03:25 - How Thomas gauges the market’s direction beyond bidder numbers at auctions

06:47 - Thomas McGlynn's thoughts on agents facing underquoting challenges

15:54 - How do master auctioneers convince bidders to go beyond their budget?

18:47 - Observation on the new breed of buyers agents in recent years

21:00 - The current market phase and its impact on buyers through 2025

26:44 - How do agents manage open databases while complying with privacy legislation?

31:56 - How does business adapt to lower turnover rates while identifying potential sellers?

37:55 - What does it take for an agent to get to the top of the game and just stay on top?

49:32 - Thomas McGlynn’s property dumbo

About Our Guest:

Thomas McGlynn is the CEO of BresicWhitney, a Sydney-based property group, and is recognised as one of Australia’s leading thought leaders, mentors, and real estate coaches. With over two decades of experience, he has built and led high-performing teams and held leadership roles within national real estate groups in Queensland and Sydney. Known as the ‘voice of Sydney property,’ Thomas has a strong media presence and is an authority on current and emerging market trends, utilizing his extensive auctioneering expertise to educate and inform both state and national audiences about the dynamics of the Sydney property industry.

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Is putting property into your SMSF a good idea, or could it be too risky? SMSF advisor Liam Shorte from Sonas Wealth joins us today to explore this hot topic, giving practical insights on the benefits of more control, tax advantages, and the hidden costs and risks that SMSF investors often miss.

We explore the appeal of property investment within an SMSF for those aiming to diversify their retirement strategies, with Liam highlighting both the potential benefits and risks involved. While property can offer control and growth, Liam has seen many investors fall prey to unqualified advice and costly mistakes. The key, he says, is understanding the rules and avoiding schemes marketed as “one-stop-shops”—these setups often come with high risks and may not align with an investor’s long-term goals.

We also emphasise the importance of maintaining balance within an SMSF portfolio, ensuring that there’s adequate liquidity to support flexibility as life stages and retirement plans evolve. Compliance is another major factor, as SMSFs face strict ATO oversight. From penalties to complex reporting, there’s no margin for error, and Liam illustrates this with examples from clients who have successfully coursed through these requirements by investing thoughtfully, like buying commercial property to lease back to a family business.

Throughout the episode, Liam shares insights on managing SMSF property investment with smart, tailored strategies. His practical advice provides a framework for building an SMSF that fits your financial goals without overloading on risks or overlooking critical tax and compliance obligations.

Episode Highlights:

00:00 - Introduction

01:02 - Who is Liam Shorte?

01:49 - What is a fellow SMSF specialist advisor?

02:43 - What is an SMSF?

04:52 - Biggest risks in handling SMSF funds for different retirement stages

06:14 - How to manage trustee disagreements in SMSF strategy setting

08:33 - Has competition shifted SMSF drivers from fee savings to investment options?

12:24 - Key compliance and cost factors to think about when starting an SMSF

16:11 - Are people finally realising the full potential of super contributions?

19:31 - The implications of investing in property through super for younger investors

24:04 - Is an SMSF right for you? Who should consider it?

27:24 - Are women better investors than men?

33:21 - The dangers of focusing solely on residential property in an SMSF

35:36 - Mitigating the risks of having an unbalanced SMSF portfolio heavily focused on property

42:11 - Common mistakes investors make with residential property in their super

51:36 - Liam Shorte’s property dumbo

About Our Guest:

Liam Shorte, a Fellow SMSF Specialist Advisor™ and Financial Planner with Sonas Wealth, brings 30 years of experience across Australia, Ireland, the UK, and the Middle East. Liam specialises in superannuation, retirement, estate planning, investment, and tax strategies, with a strong focus on Self-Managed Super Funds and Family Trusts. His blog, The SMSF Coach, demystifies industry jargon for SMSF trustees. He advises clients across NSW, QLD, and Victoria, and has earned accolades, including SMSF Adviser of the Year (2021) and a place in Barron’s Top 50 Financial Advisers in Australia. Liam holds a Bachelor of Business, Advanced Diploma in Financial Services, and multiple industry certifications, and in 2024, was appointed to ASIC’s Financial Advisers Consultative Panel.

Connect with Liam Shorte: