Every capital city is now flat or falling, some markets by more than 1.5% a month, and yet Lachlan Delahunty just put an offer on a unit complex in Melbourne. This episode is about why the two things aren't a contradiction.
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Back in the studio together, Reece Beddall and Lachlan Delahunty work through the questions clients ask most often. They start with the big one: is now actually a good time to buy? Lachlan makes the case that the market is running at five different speeds, why buying into heavily falling markets is a mistake even when everyone is quoting "be greedy when others are fearful," and why a softer market is exactly where a disciplined buyer finds undervalued assets.
From there they cover the real risk in investing outside your home state, and why the cost of doing so is usually dwarfed by the upside of buying in the right market. They break down the post-budget question of whether to upgrade your home or buy your first investment property, why units and townhouses have become far more compelling since the negative gearing changes, and what the latest KPMG forecast says about unit price growth. The episode closes on how couples with very different risk appetites can align on a single strategy.
What we cover: ✅ Is now a good time to buy, and why "markets within markets" changes the answer ✅ Why buying into a falling market is different from buying selectively in a soft one ✅ The real risk of investing interstate, and why a $50K cost can be worth a far larger upside ✅ Why you don't invest to save tax or reduce your land tax bill ✅ Upgrading your home versus buying your first investment property after the budget ✅ Why units and townhouses have become more compelling since the negative gearing changes ✅ What the KPMG forecast predicts for unit price growth versus houses next year ✅ How replacement cost and undersupply support the case for units ✅ How couples with mismatched risk appetites can align using cash buffers and worst-case planning
Timestamps: 00:00 Intro: client FAQs and the state of the market 02:50 Is now a good time to buy? 03:59 Why buying into falling markets is a mistake 05:54 The opportunity in a softer market: being selective 07:00 Interstate and cross-state investing risk 14:53 Upgrading your home versus your first investment property 19:48 Units and townhouses versus houses 21:48 The KPMG forecast: units to outperform houses next year 24:36 Aligning couples with different risk appetites
About The Follio Property Podcast
Each week, Reece Beddall and Lachlan Delahunty break down the biggest conversations shaping Australian property. From market cycles to debt, strategy, data, and real-world insights — we make property simple, honest, and practical.
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Executive Producer: Jonathan Fernandes
Disclaimer: This is for entertainment purposes - not financial advice. Speak to a qualified professional before making any financial or property decisions
Key Themes:
Australian property market 2026 | Australian housing market | property investment australia | real estate Australia | capital growth vs cash flow | first home buyer strategy | interstate property investing | units vs houses | PPOR vs investment property | negative gearing changes Australia
