477 | How This Expat Family Built a 5 Property Portfolio: Escaping Property Price Crashes, Off the Plan Problems & Open Money Conversations – Chat with Emer


Folks, if you’re searching for a great property investing role model, then Emer, today’s Summer Series guest, is your person! ⭐🙌     

Today, she and her husband, Rod, own a five-property portfolio and are looking towards a future with a comfortable retirement and legacy piece to leave two kids.    

Getting to this stage, however, hasn’t come without its ups and downs.    

Tune in to hear Emer’s story as she swings from living paycheck to paycheck in Galway to meeting her future husband in sunny Australia to the property market crash they narrowly escaped. 

This is just the beginning of the story.      

We’re diving deep to uncover how they overcame getting stung by a spruiker, why they decided to go borderless, and the positive transformative process they underwent by getting a financial plan.  

It’s another motivational, heart-warming story with an awesome guest. Tune in now! 


Free Stuff Mentioned



  • 0:00 – How This Expat Family Built a 5 Property Portfolio: Escaping Property Price Crashes, Off the Plan Problems & Open Money Conversations 
  • 1:18 – Welcome Emer!  
  • 2:10 – Generational Differences: Envy & Magazines 
  • 8:58 – She spent everything in those first weeks?! 
  • 11:41 – Trailblazing to Accounting & Australia  
  • 13:34 – The bullet they dodged with Property #1!  
  • 16:07 – Starting life again with just 6 boxes and 1 qualification😮  
  • 18:11 – First steps on the property ladder in Sutherland  
  • 20:13 – Emer’s efficient money management system  
  • 23:41 – So, why did she “U-turn” on a bigger house?  
  • 26:22 – They got burned by THIS textbook mistake 🙁  
  • 29:23 – Be wary of conversations like these…  
  • 33:15 – Pay off your home loan in 7 years: Why this tax strategy is dangerous 
  • 35:06 – Going borderless!  
  • 37:07 – Why did she want a financial plan? (From an accountant’s perspective)  
  • 39:22 – “Everyone makes the assumption when you’re an accountant that you can do everything… 
  • 41:00 – The seamless process behind Property #3  
  • 42:37 – How Emer & Rod invest in property AND keep their cool!  
  • 47:32 – THIS should give everyone confidence!  
  • 49:11 – What’s next on her property journey?  
  • 50:53 – Would she have taken the jump as a DIY investor?  
  • 52:57 – Here’s why Emer is the perfect property model… 
  • 56:09 – The inspirational reason she came onto the Couch 
  • 59:48 – What a remarkable story! Thank you Emer 😊  


469 | How Auctions Really Work: The Hybrids, Negotiations & Courageously Uncomfortable Reserve Prices – Chat with Justin Nickerson


What are the best auction strategies for buyers when the hammer drops?   

Why should buyers use “Courageously Uncomfortable” reserve prices?  

And who do auctioneers really work for??  


Folks, these are just a few of the big questions we’re tackling today in an episode that’s all about the art of auctioning in Australia.  

Here to shed expert intel into this world is Justin Nickerson, Director of Apollo Auctions, the largest auctioneering business in Australasia, and the only Australian to win the Australasian Auctioneer of the Year 3 times in the award’s history.  

Justin is also the 5-time winner of the REIQ Auctioneer of the Year award, again being the only auctioneer in the state to achieve this distinction.   

Today, he’ll be using his knowledge earned at the coalface of auctions in Queensland (aka. some of the most challenging auctions) to share secret Buyers’ strategies that win from bidding quickly to keeping the pressure on to why online bidding might just work for you.  

He’ll give us a rare look into the Buyers experience of winning auctions, the crucial skills needed for those wanting to become an Auctioneer PLUS his craziest auction which saw 24.8M under the hammer 😮  

Yep, we know we blew this episode over our 1-hour mark, but BOY is it jam-packed with so many nuggets of wisdom. Seriously folks, tune in now!  


Free Stuff Mentioned



  • 0:00 – How Auctions Really Work: The Hybrids, Negotiations & Courageously Uncomfortable Reserve Prices 
  • 3:04 – Mindset Minute: Things don’t just happen, they happen just. 
  • 6:03 – Welcome Justin!  
  • 7:31 – Money Backstory: How he learned the power of compounding!  
  • 12:34 – The pivot into property 😊  
  • 17:13 – Should property be part of your wealth creation vehicle?  
  • 20:30 – From AFL to Auctions?!   
  • 25:38 – So you want to be an Auctioneer? These are the skills you need! 
  • 31:43 – Who do Auctioneers work for?  
  • 35:57 – Justin’s 2 fundamental beliefs & do Hybrid Auctions work?   
  • 38:22 – 15 Auctions in 1 day?! The Logistics behind Auctions 
  • 42:03 – Reserve Prices: Why you should be working with “Courageously Uncomfortable” Prices!  
  • 44:26 – Building trust during the auction 
  • 46:52 – Justin’s Top Bidding Strategies to Win  
  • 50:22 – Why bidding quickly works  
  • 53:08 – You should be watching the Buyers! Here’s why.  
  • 55:15 – $24.8M Under the Hammer?!  
  • 59:10 – What’s it like working in Prestigious Auctions?  
  • 1:02:00 – The Artform of Passing In at Auctions  
  • 1:04:49 – Online Bidding: “It’s all about choice.”  
  • 1:08:12 – Let’s Role Play: What would Justin do as a Buyer to secure a win  
  • 1:15:10 – Keeping an Open Mind  
  • 1:18: 24 – Thank you Justin! What an eye-opening episode 😊  


  • 1:22:04 – Lifehack: How to take notes for podcasts…  
  • 1:25:28 – WMPN: What’s really happening with Auction clearance rates??  


410 | What Happens Next? Market Reset, Rental Crisis and How To Solve It All! – Chat with Eleanor Creagh

Want to know what’s actually going on with Australia’s anxiety-inducing rental crisis 

Or where the market is really heading (based on insider’s data and knowledge?!)  

Well folks, we’ve got an extremely wise and exciting guest sitting on the couch today to share just this! Please welcome…. 

Eleanor Creagh!  

She is the Senior Economist at REA Group (the brains behind realestate.com.au) and is a trusted financial commentator.  

Specialising in property, financial markets and macroeconomic policy, she has a wealth of experience and knowledge within both domestic and international markets, and… 

She’s here to share all of this knowledge today!  

Here’s a sneak peek of the Q’s she’s tackling… 

👉 Is the Commuter belt boundary extending??
👉  Are we truly locked and loaded for a market crash
👉 Will Units vs. Houses be favourable in this cycle
👉 How do the experts identify we’re in a rental crisis and more importantly, how do we get OUT of one?!? 
👉 What is a realistic market forecast for 2022/23?
👉 How much further will interest rates really rise? 

 And so much more!!  

(Including how she made her life changing career jump, from studying Veterinary Medicine…and ended up in Australia!!)  

Tune in now to discover what the data reveals about today’s market, and where it’s really headed! 🤓  


Free Stuff Mentioned… 

  • Want to be on The Couch? We’re calling all potential 2022/23 Summer Series Guests! If you’d like to share your story, reach out to Stig here (We’d love to hear from you!!). 
  • PIPA’s 2022 Breakfast – The Property Investment Professionals of Australia (PIPA) is hosting a breakfast seminar! The event will feature an expert panel who will discuss the future of property investment, especially in light of QLD’s New Land Tax. Click to get your tickets.  
  • Read the results from PIPA’s Annual Property Investor Sentiment Survey 2022 here, and its official statement on its findings here.
  • For more from Eleanor Creagh, read her articles published on realestate.com.au
  • Leave us a Question! Have a problem you don’t know how to solve? Ask us on our SpeakPipe now. (Plus, you’ll get a free Start & Build course!) 


Want to work with Bryce & Ben’s Award-Winning Team? 


Here’s some of the gold we cover… 

  • 0:00 – The Incoming Gold! 
  • 2:31 – Exciting things on the horizon! (Don’t miss your chance to get on the couch!)  
  • 3:47 – The world is not driven by greed, it’s driven by E_ _ y!  
  • 6:43 – Introducing Eleanor Creagh!  
  • 7:40 – How Eleanor went from Veterinary Medicine to…Economics?!?  
  • 10:25 – Her First Job & Moving to Australia! 
  • 12:07 – Getting fined by the family ledger 😂  
  • 14:12 – From financially conservative to becoming a confident investor 
  • 16:25 – Australia vs. UK’s Property Market  
  • 17:37 – Trends REA’s observing in the 2022 market…  
  • 21:33 – This is how realestate.com.au tracks demand!  
  • 22:54 – Have Australia’s Auction Rates found their bottom?!  
  • 24:54 – Measuring Buyers Intent: how many folks are still property hunting?  
  • 27:27 – Unpacking markets within markets!  
  • 30:20 – Is the Commuter Belt expanding?!? 
  • 32:43 – Immigration & The Regional Shift!  
  • 34:51 – The Big Rental Squeeze  
  • 36:50 – How To Solve Australia’s Grand Rental Crisis  
  • 38:51 – Houses Vs. Units: What will we see favoured in this market cycle?  
  • 41:18 – We see THIS in every market cycle… 
  • 42:00 – APRA’s immovable buffer rate: what does it mean for you?? 
  • 48:05 – Eleanor’s Crystal Ball: What can we expect from the RBA and its interest rate?  
  • 52:27 – Is inflationary pressure set to ease?  
  • 54:08 – Realestate.com.au’s ultimate 2022 outlook  
  • 55:21 – Predictions of Each State  


  • 56:33 – Reflecting on the chat today… 
  • 58:59 – What folks need to do over the next couple months!  
  • 59:56 – What does your phone know about you??  
  • 1:02:43 – THIS is what we discovered from PIPA’s Sentiment Survey (Spoiler: QLD’s land tax is NOT helping the market!)  
  • 1:08:55 – This is the group that will suffer the most…🙁  
  • 1:11:35 – No less than a 300% increase?!  
  • 1:13:32 – Stay tuned….We’re flying to the Premier’s office next week!?!


Episode 408 | Is It Time To Sell Up?!

To sell, or not to sell, that is the question being asked by Queensland’s property investors.   

We’re back with yet another gigantic Q&A, involving one of the most contested issues in Australia’s property market: Queensland’s New Land Tax.    

And as Jean, one of our listeners asks, “Is it time to sell up?!”    

We’ll be revealing the realistic options that property investors have and as Bryce says, how to defeat “the monsters under the bed” when it comes to scary situations like this.   

Plus, we’re diving into where all this money created by higher rates is going, (Who actually benefits from it?!)   

And we balance out these topical questions with some evergreen challenges faced by investors like…  

How to keep investing when your income unexpectedly halves – like going on Maternity leave – and how to break free from the prison of cross-collateralisation (aka. Cross securitisation)!   

 There’s tons of new and old wisdom for you today folks, tune in now!!   



P.S. The Property Investors Council of Australia (PICA) have missed an invite to the crucial QLD Housing Summit. If you, like us, believe that having the voices of private “mum and dad” investors is important, please help us out!  

Tweet (or re-tweet) “Bring the Property Investors Council of Australia  (#PICA) along to the @QLDLabor 2022 Housing Summit!” on Twitter

We’d love to be able to represent these everyday investors and repeal the Great Queensland Renter’s Tax. 



Questions We Answer…

Q1 Jim on Interest Rates – where does the extra money go?  

Good day Bryce and Ben and Ivise, 

How are you? 

My questions is around interest rates going up and what happens to the extra money that’s collected from mortgage payments?
Do the banks get their cash from the RBA?
If so, where does that extra money actually go? 

I understand that some money can come from offshore. The banks getting the (inaudible) to extra cash. The difference between from what they can source their money atand what they’re charging in interest rates? 

It’s good to know what happens there.
Keep up the good work.
Love the podcast.


Q2 Bec Muser on What to do now we’re on Maternity Leave? 

Hi guys. 

Hoping you could talk about maternity leave. 

I have only recently started listening to your podcast and I think about 5 new episodes a day and 78 previous episodes deep. We had a baby pre-term so I’ve been dropping to and from hospitals and you guys have been keeping me sane. 

Our pre-term baby mean that our maternity leave situation started 15weeks earlier than we had planned. While that has not financially impacted us in terms of lives management, it has put a big bump in the road for our property investment goals. 

We have 1 investment property where we successfully access 225k worth of equity from that property and have that in the bank all done in Sydney.  We also have 75k worth of savings on top of that the 300k in the bank ready to go but I’m now on half pay maternity leave for the next 6months. We’re just wondering what’s the best course of action is now in terms of do we sit and wait or is there something that we should be doing even though we’re on maternity leave. 

Thanks guys. 

Q3 Mel on Cross Collateralised Properties 

Hi guys, it Mel here.

Big fan. I’ve listened to all of your episodes. My dad and I even purchased your educational series and listened to all them. We even bought an investment property together so thank you for that.

On my own property journey, I have my principal place of residence which is an apartment in Sydney and have recently just purchased another apartment.

As you guys have said sometimes the bank don’t cross collateral without telling you and that’s exactly what happened. So going back I’ve re-listened  to your episodes to educated myself again so we need a gold nuggets in there to listen to and I’m going to my bank to have a discussion and because of the particular way I had set up is to defend space, I am a member of the army, I actually couldn’t take the equity out of it and cross collateralisation was the only way to buy the 2nd investment property on my own portfolio.

So my option now is either to save up to deposit and go ahead and buy another property and do it the proper way where I’m not cross collateralising or I can try and uncross them now with a savvy mortgage broker as you say or option 3 is to is to save up if this is even an option. 

My question is can I leave 2 properties crossed collateralised on the 2nd property, take out the equity, liquidised it and then get another property? Or once you start the cross collateralisation, is that it?

Any advice you can give would be great.

Do I uncross now?

Q4 Jean on  QLD land tax – should we sell up? 

Hi I’m an investor in NSW and my name is Jean.

Given the news out in Queensland, is it time for all investors to sell out their properties in Queensland and get out because it is really unfair to us that we also have to pay taxes for our properties outside of  Queensland?

Thank you.


Free Stuff Mentioned… 


Want to work with Bryce & Ben’s Award-Winning Team? 


Here’s some of the gold we cover… 

  • 0:00 – The gold you’ll hear today! (Minus Ben 😉)  
  • 1:11 – Guess who’s benched… 
  • 5:20 – You can get “good enough” at almost anything in 20 hours… 
  • 7:16 – Ben’s Bonus Life Hack!  
  • 8:42 – Q1) Interest Rates – where does the extra money go? 
  • 9:56 – How do banks source their money?  
  • 13:13 – And how banks pay back this borrowed money!  
  • 16:00 – A quick history of the Reserve Bank of Australia (RBA)!!  
  • 16:54 – What does the RBA do?  
  • 17:55 – Don’t be fooled folks, THIS is the biggest commodity in the world!  
  • 19:33 – Q2 What to do now we’re on Maternity Leave? 
  • 21:22 – You only need these 3 things when buying an investment property… 
  • 23:25 – THIS is why you need a letter from your employer 
  • 24:29 – These are the things that lenders will inspect!  
  • 26:55 – Folks, make sure you get tax advice…  
  • 27:45 – What we’d recommend!  
  • 28:28 – Psss…we forgot to say – Leave us a question and get this for free!  
  • 29:17 – Q3) Cross Collateralised Properties 
  • 31:29 – Is it really terminal!?! 
  • 31:47 – This is how they could release equity… 
  • 33:30 – Why we encourage UN-CROSSING Cross Securitisation!  
  • 34:36 – How an investment-savvy mortgage can help…(And if you’re looking for one, why not try our mortgage brokers! Book a free, no-obligation here)  
  • 38:32 – Joint liability: What is the best way to manage it?  
  • 40:25 – Q4) QLD land tax – should we sell up? 
  • 41:07 – The scariest part about this question…. 
  • 42:21 – The Gov is refusing to release its modelling?!  
  • 43:40 – The Bigger Issue 
  • 44:16 – The Crazy 1985 Negative Gearing Mistake  
  • 45:01 – NSW’s 2005/06 Stamp Duty  
  • 46:03 – The options folks have  
  • 48:10 – Why are we seeing rising rents across Australia?! (What State Govs should be doing…)  
  • 50:05 – Our Answer!  
  • 52:45 – How to get rid of the monster under the bed!  
  • 54:25 – Here’s to THESE investors…  
  • 56:20 – Why do we have this confidence?? 



405 | Why the Great Australian Renter’s Tax is Everyone’s Problem!?

Note: This recording was produced before Queensland’s Land Tax was scrapped.

Folks — full disclosure — today’s episode was NOT originally in the plan.

It is, however, an issue that is so insanely important that we switched things up…

Today you won’t be listening to Bryce & Ben of The Property Couch.

Today you’ll be listening to Bryce interviewing Ben Kingsley as the Chair of the Property Investment Professionals of Australia (PICA) on Australia’s greatest renter’s tax ever introduced.

We’re talking about Queensland’s New Land Tax.  

Here’s the deal…we’ll be examining what this means for renters and property owners across Australia, the repercussions yet to come and covering what is at stake for Queensland’s future.   

As Ben says, “there are no winners here.”   

At the heart of today’s show is the issue of government intervention and the rising rents left in its wake…   

We’re breaking down who the Australian Prudential Regulation Authority (APRA) are and taking a frank look at the unintended consequences that many of its reforms have had over the past decade. 


Strap in folks, this is an important episode that affects us all.   


P.S. And if you find this as disturbing as we do, you can make a positive change.  

The Property Investment Professionals of Australia (PIPA) is currently running its 2022 Sentiment Survey which allows everyday folks to have their thoughts heard on issues such as Queensland’s Land Tax.  

By having this data, organisations such as PIPA have the numbers to fight against tax reforms for the everyday mum and dad investors. Click here to fill out the survey now.  


Free Stuff Mentioned… 


Want to work with Bryce & Ben’s Award-Winning Team? 


Here’s some of the gold we cover… 

  • 0:00 – What’s in store today?  
  • 3:33 – Time is running out! Have your say in PIPA’s 2022 Sentiment Survey now.  
  • 5:02 – It’s more important to START folks  
  • 7:33 – Who is PIPA?  
  • 8:20 – The media’s depiction of Property Investors: Is there any merit?  
  • 11:55 – Who are the 3 types of renters??  
  • 17:04 – THIS is the largest group of renters in Australia… 
  • 17:48 – Our 2 Key Observations (Beware the Struggling Tenant Story!)  
  • 18:10 – Why Gov. Intervention = Rising Rents!!  
  • 21:19 – APRA’s 2017, 2019 & 2021 reforms  
  • 23:09 – And their unintended Consequences!  
  • 25:12 – Folks, rents have just caught up with inflation… 
  • 26:40 – This is a win for the big banks  
  • 28:20 – The Rental Crisis: These have contributed to what we’re seeing today….   
  • 30:47 – Tenancy Reforms: Where has it been introduced already?  
  • 32:51 – Regulations affect the ___ properties the most!  
  • 35:00 – Why Tenancy and Landlord Disputes aren’t what you think… 
  • 37:30 – REIWA’s 2022 Report: What are these regulations really costing? 
  • 40:09 – Ben’s big message to tenants and renters  
  • 41:05 – THIS is what happens if investors hold or fold…  
  • 41:39 – Meanwhile in the ACT: 11% of ACT’s rental stock gone in 6 months?!?  
  • 44:10 – What most folks forget about property investors  
  • 48:15 – In Summary…  
  • 49:08 – Land Tax 101 
  • 54:14 – What is Queensland’s Great Renter’s Tax?? 
  • 57:46 – What does this mean for property owners and renters today?  
  • 1:03:16 – We analysed 102 portfolios… 
  • 1:05:45 – What is at risk for Queensland in the big picture?  
  • 1:09:46 – Why this is EVERYONE’S problem (There are NO winners folks!!)
  • 1:17:50 – What can you do to make a positive change?  


  • 1:20:18 – Are you bringing global or local benefit?   



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