484 | Cracking the Code: Mastering the 60% Land to Asset Ratio


With soaring immigration and construction hitting historic lows, Australia’s property market faces an accommodation crisis. 

In Bryce’s words, “Disincentives have been happening for over a decade.”   

Kicking off our first Q&A session for 2024, we’re diving into the widespread economic and political factors that have become “the perfect recipe” for today’s housing crisis.  

We also dissect how to master the 60% of land-to-asset ratios and tackle this burning question:   

Is Brisbane a wise choice for investment with the 2032 Olympics on the horizon? Can we anticipate a property surge post-game? 

 Tune in now to find out! 


P.S. Happy International Women’s Day! To celebrate all the incredible women in our lives, how far we’ve come, and the work still to be done, we’ve got a special message from some of our great friends and past guests on The Property Couch. 


Free Stuff Mentioned

  • Moorr Webinar: Best Tools for the Job – What to Use When?
    7:30pm AEDT, 19 March
    Within Moorr, our money management platform, there are currently over 25 features and tools, providing more than 100 different insights! In our webinar we’ll guide you on the best tools for the job and reveal how all your data comes together to give you meaningful insights through our “track your progress” approach to money management. Find out more or reserve your spot >>  
  • Previous Episodes mentioned: 480 | How to FAIL to Retire on $2K Per Week 


Graphs mentioned

484 - Q2 Land to Value Ratios


Questions We Answer 

 Q1) Investment in Brisbane for 2032 Olympics from Jeremy  

“Hey Bryce and Ben, this is Jeremy from Brisbane. 

I’ve been listening to you guys now for approximately five months after I discovered your book. I’m up to episode 95 today, plus the one a week that you release. 

With this level of immersion, I think I’m actually hearing you guys talk in my dreams. I think I’ve finally got past the foreign language sign ups too, which is a big step. 

I really appreciate what you guys are offering with your knowledge and insight based on your experiences and expertise, it’s really helping me personally to make better choices in regards to where I’m coming with my investments. 

Anyway, the question is, what do you think about investing in the areas that are being upgraded for the upcoming Olympics in Brisbane? 

Do you think they will be good up until then and then crash, or at least decline? 

Or you believe that the infrastructure in the area will then support the growth for years to come? 

Thanks boys. Appreciate your help and keep up with work” 


Q2) Land to Asset Ratio from Bronwyn 

 “Hi Ben and Bryce, my name is Bronwyn and I just wanted to ask a general question in regards to Land values. We talk about Land to Asset ratios when purchasing property.  

I do have a property, and this doesn’t need to be generally specific to that property, but the council valuations or government valuations on the land are far lower than what land is being sold for in the area.   

I just wanted to understand when you’re looking at land to asset ratios, which land value were we actually utilizing to get our percentages?”  


Q3) Challenges in Addressing the Accommodation Crisis from Michael 

“Hi Bryce and Ben, my name is Michael. 

I’m interested in your thoughts on the accommodation crisis gripping our country at the moment. We have record levels of immigration while we are recording all time low levels in building approvals and building completions. Builders are going bankrupt every day and leaving the industry. 

We have a skills shortage with a lack of trades people available to do the work. Material costs keep rising faster than inflation there’s a shortage of land to develop, increasing interest rates are severely limiting the amount borrowers can obtain from the banks and APRA are still insisting bank apply a 3% test on interest rates charged. 

The only solution government seems to be able to come up with is to subsidise build to rent with land tax concessions, and massive investment in public housing. But there are not enough trades to build these dwellings. At the same time, the government punishes property investors with higher taxes, increased compliance costs, expectations of ever increasing standards and accommodation provision, and taxes on short term accommodation. 

With private sector provides 97% of private rental accommodation yet I can’t think of one incentive that is being provided to motivate them to provide more. 40% of the build cost goes to three level of government. I feel this needs to be reduced. I would like to see the removal of stamp duty for purchases buying off the plan in order to feed the pipeline for greater supply. 

This will provide developers and necessary pre-purchases required to obtain construction funding. The development section has been in decline ever since stamp duty concessions for off the plan purchases were removed several years ago. 

I’m interested on your thoughts on this proposal and whether you have any other ideas. Thanks.”  



  • 0:00 – Cracking the Code: Mastering the 60% Land to Asset Ratio   
  • 2:47 – Happy International Women’s Day!  
  • 10:07 – Moorr Webinar: The best tools for the job…  
  • 12:34 – Mindset Minute: Gold from Poor Charlie’s Almanack  
  • 21:00 – “The time horizon speak is directly proportional to…” 
  • 23:47 – Q1) Investment in Brisbane for 2032 Olympics 
  • 25:35 – What really matters for economic and property growth  
  • 29:03 – The benefits will actually be spread across Australia…  
  • 31:12 – Olympic-sized successes and failures  
  • 35:38 – What happens after the torch?  
  • 36:03 – Our verdict!  
  • 37:46 Q2) Land to Asset Ratio 
  • 38:48 – How to crack the 60% land-to-asset ratio 
  • 41:39 – Note! There are different costs for different types of builds  
  • 42:27 – Hack for properties that are older than 30 years!  
  • 45:08 – Watch the YouTube video to see this in-depth graph  
  • 46:28 – Why we prefer older over new properties  
  • 47:42 – Talk to your local Buyers Agents!  
  • 48:25 – What happens if you don’t care about land value?  
  • 50:05 Q3) Challenges in Addressing the Accommodation Crisis
  • 52:13 – Why did the builders tap out?  
  • 53:27 – The recipe for short-term disaster  
  • 57:31 – “We’ve Been Disincentivised for Over a Decade” 
  • 1:02:27 – Victoria’s Minimum Standards are a great example of this!  


  • 1:03:49 – Lifehack: How to improve your sleep quality  
  • 1:06:55 – WMPN 1) Fact-checking the Greens  
  • 1:12:02 – WMPN 2) NSW’s “No-Ground Eviction” up for debate 


Exploring “Scarcity” in Property Investment

Note: This episode is a re-run of one of our older episodes. It originally aired on 12th November 2015 😊  

In today’s episode, we dive deep into why the old adage of ‘location, location, location’ still rings true for property investment. We explore how 80% of your return is determined by where you buy, and only 20% by what you buy. 

One of the three filters in our asset selection criteria is scarcity, and today we take a close look at that concept. What exactly do we mean when we refer to scarcity in property investing? Are there certain elements in particular to look out for that will increase your property’s value? 

Throughout the episode, we’ll also underscore the importance of considering owner-occupier appeal in your investments, why developers favour high-density projects, and why smaller investors should hone in on scarcity in top-tier locations. 

Get comfy because this bonus episode is all about helping you understand the crucial role of scarcity and how it can ensure your next investment decision is a savvy one! 


Free Stuff Mentioned 



  • 0:00 – Exploring “Scarcity” in Property Investment 
  • 04:16 – When searching for your next investment, try asking the agent this question… 
  • 06:33 – 3 important filters when it comes to asset selection 
  • 07:24 – The two different parts to scarcity 
  • 07:33 – 20% of your return comes from the property, while 80% comes from the…?  
  • 11:46 – Consider the property’s proximity to the CBD… 
  • 13:56 – …as well as whether the land is fully utilised 
  • 14:28 – Peter Koulizos on the 3 Ls of property value 
  • 21:51 – Choosing the correct property is important, even though it only represents 20% of the formula! 
  • 24:21 – Linking back to the Buyer’s Decision Quadrant 


483 | Housing is Undersupplied, So WHY are Home Values Falling? – Chat with Eliza Owen


In this week’s episode, we’re welcoming back an incredibly passionate and eloquent data analysis and reporting expert who is ALSO a returning guest. Please welcome back… 

Eliza Owen, Head of Residential Research Australia at CoreLogic!    

With her experience as a housing market researcher spanning nearly a decade, Eliza has reported on many of Australia’s critical housing issues, from affordability and credit conditions to the impact of the COVID-19 pandemic on market performance. 

In this episode, we’ll use her brilliant insights to explore precisely WHY we see the numbers in today’s property market, like…   

🏠 With Australia facing an undersupplied housing crisis, why are some market values still falling?!    

📉 How is the housing market defying economic predictions?    

🔄  And what’s going on with the inverse relationship between property values and interest rates?!    

Listen now to find out!  


P.S.  Stay tuned till the end for a sneak peek at CoreLogic’s webinar with Eliza & Effie Zahos, celebrating International Women’s Day and all the women in property. 🎉 


Free Stuff Mentioned


Graphs mentioned


  • 0:00 – Housing is Undersupplied, So WHY are Home Values Falling?  
  • 1:32 – Our 9th Birthday, can you help us + PICA Webinar Replay  
  • 4:09 – Mindset Minute: The Paradigm for Investors 
  • 9:17 – Welcome back Eliza Owen!  
  • 10:40 – Recap & Money Backstory  
  • 12:05 – Eliza has never used a credit card: Financial conversations & emotional responses to money 
  • 16:48 – Why she decided to buy a unit over a house!  
  • 21:56 – If housing is so undersupplied, why are some markets falling in value? 
  • 24:35 – How does changing family and renter demographics affect demand?  
  • 27:46 – The social problem with housing  
  • 30:18 – What is True Demand?  
  • 31:44 – If interest rates go down, will APRA’s 3% buffer rate go down  
  • 32:50 – How the housing market is defying economic indicators 
  • 33:43 – The inverse relationship of property values and interest rates  
  • 36:48 – 25.6% of properties purchased in cash?!  
  • 38:22 – The masterstroke in Western Australia’s market  
  • 41:24Are we seeing green shoots?  
  • 44:05 – How much of what we saw in 2023 is due to behavioural economics?  
  • 45:31 – If rates don’t pause, will more homeowners be forced to sell?  
  • 48:46 – The changing gap between housing and units 
  • 54:08 – The Substitution Effect: The Buyers of 2015/16 
  • 59:11 – Why CoreLogic’s “Women & Property” report matters 


  • 1:05:09 – What a fantastic session, thank you Eliza!  
  • 1:07:44 – Lifehack: How to stop feeling overwhelmed when juggling life  
  • 1:10:52 – WMPN: Greens going to vote against Labor’s Home Deposit Scheme 😮  


James Clear: Forget Your Goals, Focus on Systems

Please Note: This episode is a re-run. The original air-date was on December 5, 2019. 😊     

Building on from Episode 482, where we explored why progress tracking is key to healthy financial habit formation, we’re bringing back an old episode where we uncover… 

The 4-step framework from James Clear on how to build good habits and break bad ones – for good!  

For those unfamiliar with this best-selling author of Atomic Habits, James applies a unique blend of scientific research and practical life to breaking and building habits. His website receives millions of visitors each month, and he is a regular speaker at Fortune 500 companies.  

We’ll explore his distinctive perspective on habit-building, decision-making and continuous improvement from creating environmental design to the “scaling down” strategy.  

It’s an episode about creating lasting behaviours, overcoming setbacks and what encompasses true behavioural change. Tune in now!


Free Stuff Mentioned

  • Make Money Simple Again: Download our best-selling book that breaks down our MoneySMARTS money management system for FREE here >>    
  • Moorr App: Check out our money management platform (available on Desktop and Mobile) that automates the system from Make Money Simple AgainCreate your free account or login >>  


Additional Resources


  • 0:00 – James Clear: Forget Your Goals, Focus on Systems    
  • 3:56 – Welcome James!  
  • 5:44 – His backstory… 
  • 10:40 – Why focus on daily habits?  
  • 12:58 – The downsides to goal setting 
  • 15:03 – Why systems always trump goals  
  • 16:49 – How habit formation and MoneySMARTS relate 
  • 18:10 Scaling Down: How to sustain good habits  
  • 20:05 – Why does the entry point matter more than the end?  
  • 21:27 – What is true behaviour change? 
  • 23:58 – What common habits can you move the needle on quickly? 
  • 26:36 – The 4-step Framework to Build Good Habits and Break Bad Ones 
  • 31:51 – Environment design: Why it matters!  
  • 34:33 – Why you need to Master the Art of Delayed Gratification 
  • 36:32 – What is The Valley of Death? (And how do you get through it?) 
  • 38:00 – GOLD! 
  • 43:10 – What does James recommend? 
  • 44:33 – How does James get so much done?? 
  • 48:32 – How to deal with disappointment and setbacks  
  • 52:04 – James’ book recommendations 


482 | Why Your Financial Habits Aren’t Sticking


We all know money is simple, but behaviour is hard. 

So what can we do to create lasting financial habits and behaviours instead of falling back into old money habits?   

Folks, in today’s episode, we’re sharing a scientifically backed solution that’ll reveal how to achieve your goals financially and in life.  

From introducing feedback loops to creating accountability (and that’s just the tip of the iceberg), we’re uncovering how these can be used to boost goal achievement, motivation, self-efficacy, and more!  

It’s a revolutionary episode where we dive beyond the waters of investing psychology and into the deeper, murkier waters of why humans act the way we do. Give it a listen now!   


Free Stuff Mentioned

  • It’s our 9th Birthday! Our Present to You: Free Suburb Report
    Time’s running out to get your Suburb Report for free. Learn how your suburb has performed and its changing community and properties.  
  • “Make Money Smart Again” Book: Our MoneySMARTS money management that’ll reduce your decision fatigue, teach healthy financial habits, and (as the name suggests) simplify your money management. 😊  
  • “The Armchair Guide to Property Investing” Book: The simple steps to invest in property and how to achieve your passive income goals. 
  • Moorr Money Management App: Our platform automates the money management system from “Make Money Simple Again” (available on mobile and desktop). We’ve just introduced MyFinancials and Historical Tracking to help you easily track your progress towards your financial goals!  
  • Read James Clear, Author of Atomic Habits, Ultimate Habit Tracker Guide  
  • Episodes 261 | How to Hack Your Habits to Make You a Better Money Manager – Chat with James Clear 


Events Mentioned

  • The Property Investors Council of Australia (PICA) Webinar:
    Melinda Jennison, REBAA Chair, will share insights into the 2024 market outlook, key elements to watch out for as property investors and uncover what buyers’ agents bring to the table. 7-8pm, 27th February AEDST.  
  • Investing for Doctors: Financial Independence Career Optionality Conference
    Ben will be the first speaker on Saturday, 9 March! Tune in to hear a range of speakers from the property world sharing information to assist doctors in everything they need to succeed in their financial and wealth creation journey. The event runs 9-10th March in Sydney. 



  • 0:00 – Why Your Financial Habits Aren’t Sticking    
  • 1:21 – It’s our 9th birthday & upcoming events 
  • 8:07 – Mindset Minute: Saving vs. Investing  
  • 9:39 – “Money is simple, behaviour is hard”  
  • 12:00 – The secret behind motivation and goal achievement  
  • 14:00 – How to implement goal tracking  
  • 16:32 – Why financial goals are no different from any other goals 
  • 20:18 – Finding evidence to increase your Self-Efficacy 
  • 22:21 – Be, Do, Have   
  • 26:02 – Habit formation and behavioural change  
  • 29:14 – How Ben quelled his financial anxiety 
  • 33:15 – C_ _p_r_s_n is the thief of joy 
  • 36:05 – Keep it simple!  
  • 40:10 – How to overcome decision fatigue 
  • 43:44 – THIS can be used for the power of good or bad  
  • 49:37 – If you see the progress, it makes you… 
  • 52:37 – Perception of t___ and e____ 
  • 54:27 – This is the 2nd most important thing to be successful  
  • 56:21 – How to track your progress easily  
  • 1:06:16 – Recap 
  • 1:07:20 – Sustained Consistency!   


  • 1:08:15 – Lifehack: Small action to motivation. Take action today.  
  • 1:22:54 – WMPN: Interest rate cuts in the later part of year… 



Free Resources

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