- 19
- Episodes
- 2
- Ratings
- Bi-weekly
- Cadence
- 2024
- First episode
About Navigating Property
A podcast that helps you understand the property market, make smarter investments and navigate your way to success. We break down real estate trends, interview experts and share insights to empower your property journey.
- Publisher
- Ben Plohl
- Category
- business
- Language
- en
- Explicit
- No
- First episode
- 11 Dec 2024
- Latest episode
- 19 Oct 2026
Latest episodes
19 episodes in the feed.
19 Oct 2026
Where People Are Moving Next: Property Investing 2026
Where are Australians moving along the East Coast, and what does this mean for property investors in 2026? Most investors watch price charts. Far fewer watch migration data, yet it’s often the earlier signal of where demand and growth are heading next. In this solo episode, Ben Plohl breaks down the latest Regional Movers Index to show where people are actually relocating and what that means for your next purchase. We cover: • Why the shift from capital cities to some regions is structural, not a pandemic hangover • The established regional favourites: Sunshine Coast, Greater Geelong and the Lower Hunter (Lake Macquarie and Maitland) • Two deep dives where migration and price data are confirming each other: Albury-Wodonga and Hobart • Where this data can mislead you, including Toowoomba’s 236% headline figure and why Wagga Wagga is growing without the migration • Three practical checks you can run on any region before you buy Not a list of suburbs to buy, but a guide to reading the numbers properly so you can spot real opportunity before the price charts do. Figures from the Regional Movers Index (CBA and Regional Australia Institute) and Cotality’s Home Value Index.
11 Oct 2026
Commercial Property Yields are Higher. Here's the Catch.
Commercial property yields look higher than residential, but are you comparing the same thing? In this episode, Ben breaks down why commercial property works completely different from residential property, and why the lease not the building, is the real asset you're buying. Ben covers the six key differences between commercial and residential property investing: why the tenant pays the outgoings, why vacancy is rare but far more costly, why "5+5+5" lease terms aren't what they seem, and why commercial finance works nothing like a standard home loan. He also dives deep into self-managed super funds (SMSF) and business real property, the specific exception in superannuation law that lets your SMSF buy commercial property from, and lease it back to, your own business. For business owners currently paying rent to a landlord, this is one of the most valuable structures in Australian property investing, and Ben explains exactly how it works, where it goes wrong, and what the ATO watches for. The episode closes with five red flags to check before buying any commercial property, where Ben sees the best opportunities right now (industrial, medical, and strip retail), and one practical move you can make this week. In this episode: What commercial property actually is, and the one equation that governs its value Why commercial yields are higher, and why that number isn't what it looks like The 6 ways commercial property investing differs from residential How business real property lets your SMSF buy and lease back your own business premises 5 red flags to check before buying: fake yields, hidden incentives, periodic leases, discretionary-spend tenants, and site contamination Where the opportunity sits right now: industrial, medical, and retail This podcast episode is general information only, not personal financial or superannuation advice. Speak to your accountant or financial advisor about your own situation. Learn more or book a time to chat with Ben at bfpproperty.com (http://bfpproperty.com/).
28 Sept 2026
Property Managers: The Real MVPs
Most investors spend months choosing a property, then hand the keys to whichever property manager the selling agent recommends. In this episode, Ben talks with Kayla Brown, who leads the property management team in Albury Wodonga, about why that choice matters just as much. Kayla covers tenant screening, balancing rent increases against vacancy, preventative maintenance, fees, and the red flags that show your PM is underperforming, plus the questions to ask before you sign one up.
17 Sept 2026
When Big Buyers Agencies Fail - What's Really Going On
How do you know the buyer's agent you're about to pay $15-25K is actually going to deliver? For a long time, size and visibility felt like proof enough big teams, national reach, a strong social media presence. But several well-known buyer's agencies have recently gone into liquidation, leaving active clients exposed mid-transaction, some losing fees paid upfront with no way to recover them. In this episode, Ben Plohl draws on his background as a chartered accountant and CFO to break down exactly why this happens: revenue models built on full upfront fees, growth outpacing revenue, quietly mounting ATO debt, risky purchase guarantees, and a volume-over-margin mindset that pressures agents to keep transacting regardless of what's right for the client. Ben makes the case that good property advice simply doesn't scale and that industrialising it is where these businesses go wrong. He also shares the seven questions every buyer should ask before appointing a buyer's agent, covering who actually does the work, how fees are structured, transaction volume per agent, and whether the agency can point to a time they walked a client away from a deal. If you're evaluating a buyer's agent or wondering whether the one you're using is built to last this episode gives you a practical framework to find out.
6 Sept 2026
Why the Smartest Investors Buy in a Correction, Not After It
Every downturn plays out the same way: most people wait for the bottom. But by the time it's obvious the market's turned, so has everyone else's confidence and the leverage you had is gone. In this episode, Ben Plohl makes the data-backed case for why a correction is exactly when serious buyers get to work. With national values now down four consecutive months and Sydney and Melbourne sitting well below their 2026 peaks, Ben breaks down what real negotiating leverage looks like right now: longer settlements, finance clauses actually being accepted, inspections no longer waived to win a bidding war. But this isn't a "buy anything" episode. Ben's just as direct about the catch: this correction is concentrated in Sydney and Melbourne, not universal, Perth, Brisbane and Adelaide are still posting double-digit annual growth. He walks through why cash-flow numbers still need real scrutiny even at a discount, and what BFP is actually seeing on the ground vendors genuinely negotiating, off-market opportunities re-emerging as competition thins. If you've been sitting on the sidelines waiting for "the right time," this episode makes the case that waiting for certainty might be the most expensive decision you make.
30 Aug 2026
$700K, Three Cities, Three Completely Different Strategies
Every buyer's agent gets this question: "We've got $700K, what can we buy?" Most people treat that number as the whole answer. In this episode, Ben Plohl breaks down why it's actually just the starting point of a much bigger conversation. Ben walks through three real options a $700K budget could buy right now, a freestanding home in a regional city like Albury or Bendigo, a villa unit in a lifestyle market like Geelong or Newcastle, or a 1970s red-brick walk-up in Melbourne and makes the case for each, honestly, including where each one falls short. But the real value is in how BFP actually decides. Ben unpacks the four-lens framework the team uses with every client: what the portfolio needs right now, risk and liquidity tolerance, serviceability and cashflow reality, and value-add potential. It's the difference between picking a market and picking the right asset for the right person. If you've ever wondered whether your budget is "enough," or which of these strategies actually fits your situation, this episode gives you the framework to answer that yourself.
24 Aug 2026
Three Months On: What the Budget Actually Did to the Market
Three months ago, the federal budget rewrote the tax playbook for property investors: negative gearing was abolished on established properties, the CGT discount was replaced, and a new minimum tax was imposed on trust income. Panic set in and investor activity changed. In this episode, Ben breaks down what actually happened in the market versus what the headlines predicted and why the data tells a far more nuanced story than "investors are fleeing." From the sharp divergence between blue-chip Sydney and Melbourne suburbs (some down 6-9% in three months) and regional markets quietly posting gains, Ben unpacks exactly where the opportunity is hiding in plain sight. He also walks through BFP's current acquisition playbook in detail, house-and-granny-flat combos, income-producing dual occupancies, undervalued villa units, and why commercial property deserves a serious look for investors wanting to diversify. Plus, real numbers on how a $1M house-and-granny-flat strategy can lift a 4.2% yield to 5.7% If you've been sitting on the sidelines wondering whether now is still a good time to buy or what the reforms mean for your portfolio, this episode gives you the unfiltered, data-backed view of what's really going on, and how to best position yourself.
21 May 2026
The Death of Lazy Investing: Navigating the New Budget Reforms
The property investing landscape just changed overnight. In this special episode, Ben Plohl is joined by Richard Morgan from Freedom Funding to break down the massive proposed changes to negative gearing and capital gains tax. Forget "buying and hoping"—the days of lazy investing are over. Ben and Richard unpack why it's time to pause and plan, how carried-forward losses actually work, and why savvy investors are shifting to active strategies like granny flats, commercial properties, and company structures to stay ahead of the game.
27 Nov 2025
Post Purchase Reviews: What Smart Buyers Do After Settlement
This episode explores post-purchase reviews, highlighting five key things property buyers should assess after settlement to ensure long-term property performance.
20 Nov 2025
The Buying Process: What Actually Happens (And What Can Go Wrong)
This episode outlines common home-buying mistakes and a professional's strategic approach, providing listeners with insights to navigate the buying process and avoid costly errors.
19 Jun 2025
Invest like a Pro: Selecting the best location for your investment
Property investors discover key factors for selecting optimal locations, assessing growth potential, and leveraging data to align with investment strategies.
5 Jun 2025
Invest like a Pro: How Property Markets Move
This episode explores the multifaceted dynamics of property markets, examining macroeconomic influences, localized factors, and market cycles to empower listeners with strategic investment insights.
22 May 2025
Invest like a Pro: Strategies and Stages of Investing
Welcome to Invest Like a Pro, our new mini series for actionable tips and advice to help you succeed in the Property Market. In today’s episode, we’re diving into one of the most crucial elements of property investing—defining your mindset and strategy. Whether you're a seasoned investor or just starting, having a clear, focused approach is key to achieving long-term success. First, we'll talk about the importance of setting clear investment goals, whether you're aiming for capital growth, consistent rental income, or diversifying your portfolio. Next, we’ll explore risk assessment, understanding your personal risk tolerance and how to align it with your investment strategy. And finally, we'll discuss the investor mindset, why patience, resilience, and continuous learning are the traits of successful investors. By the end of this episode, you’ll have the tools you need to define your strategy, set achievable goals, and approach property investment with confidence. Let’s get started Tune in, and let’s start investing like a pro!
3 Apr 2025
The Property Investment Toolkit: Strategies for Long Term Success
For this episode, I'm joined by Devan King. Devan is the founder of Ikigai Wealth. A full service financial advisory firm with a life centric approach that helps people make smart financial decisions.We are going to chat about the Property Investment Toolkit and dive into key strategies investors need to consider to ensure long term success. We'll also discuss how property can be used to hit your wealth creation goals.Some of the things we will talk about include: How Devan tailors wealth management strategies for clients How property fits into clients overall wealth plans Devan's view on constructing portfolios and strategies for clients The Power of Leverage The Importance of diversification The "Property Investment Toolkit" which includes: defining your "why" including goals and objectives; client risk profile portfolio diversification research methodology/location criteria; cash flow and treating investing like a business ensuring your property is the "right fit." structuring portfolio reviews The key takeaways for this episode are:a. Have a robust financial plan and look at diversifying into different asset classesb. With property, you need to go through a methodical process "the toolkit" to give yourself the best chance of successc. A financial adviser will help you understand your risk profile and build a plan that considers your goals and life stage/circumstances.
27 Feb 2025
Victorian Property Market: Is 2025 the comeback year?
Melbourne has been constrained by several factors that are transitory in nature, but the long-term fundamentals of Melbourne and Geelong remain strong, with a robust economy, strong population growth tipped to overtake that of Sydney and a large infrastructure pipeline, making it one of the most liveable cities in the world. Of course we need to tread carefully, with LGA and suburb selection being crucial. Joining me for Episode 5 is our Victorian buyers agent, Damian Fletcher. Damian calls Geelong home and has lived in the region his entire life. Damian provides our clients with local intel, expertise and on the ground analysis when acquiring high performing strategic investment properties for our clients.Key topics we discuss: Victorian performance since COVID: Melbourne Geelong Philosophy around buying into markets when they have not performed well but fundamentals support growth. Are we at the bottom of the cycle? Fundamentals underpinning the market Forecast population growth Transport infrastructure Likelihood of interest rate cuts, will lead to positive consumer sentiment Robust jobs market Green shoots in the data? How has legislation impacted buyers? Land tax Rental laws Holiday lets Recent BFP case study (Reservoir) 8. Opportunities in the market (locations) For more information about how Ben and his team can help you, visit bfpproperty.com (http://bfpproperty.com/)
14 Feb 2025
What is Depreciation + Latest Research from MCG
Joining me on this episode is Mike Mortlock from MCG Quantity Surveyors, a national quantity surveying firm who specialise in tax depreciation reports. Mike and his team also undertake a lot of market research so I’m excited to dive into some of their latest analysis. Key topics we discuss: What is tax depreciation and why is it important to the investor? Data on missed or unclaimed deductions? Key data on investor behaviour, such as; House vs unit New vs established Average purchase price Locations How far people live from where they invest Recap on the last 12 months in property investment. 2025 opportunities for property investors. For more information on depreciation, connect with Mike and his team at Home - MCG Quantity Surveyors (https://www.mcgqs.com.au/) For more information about how Ben and his team can help you, visit bfpproperty.com (http://bfpproperty.com/)
21 Jan 2025
Capital v Regional City: Where's the smart money going?
This episode discusses one of the hottest topics in property investment. Should I invest in a capital city or consider a regional city. We chat about the pros and cons of both and dive into some of the fundamentals we look for when considering a regional city for investment. Our guest on this episode is Lisa Wood, a buyers agent at BFP Property Group, ex regional sales agent and someone who has lived and raised a family in the regions. Listeners will learn some of the key differences between capital and regional cities and some of the key fundamentals to look for when considering a regional investment property. For more information about how Ben and his team can help you, visit bfpproperty.com (http://bfpproperty.com/)
19 Dec 2024
Having a property team behind you: The importance of collaboration in real estate
This episode highlights the importance of working with a team of professionals such as buyers agents, mortgage brokers, conveyancers, and accountants in property investment and how this benefits clients. Our guest on this episode Jeremy Iannuzzelli is one of Australia's property accountants and a successful investor himself. He shares some valuable insights and takeaways, not to be missed! For more information about how Ben and his team can help you, visit bfpproperty.com (http://bfpproperty.com/)
11 Dec 2024
Behind the Scenes of a property investment purchase
This episode takes you behind the scenes of a typical investment purchase, from the moment you decide to invest, all the way through to settlement. We touch on: - Why having a strategy is important - Financing - Suburb selection, research - Negotiation - Due Diligence - Legals - Property management - Settlement For more information about how Ben and his team can help you, visit bfpproperty.com (http://bfpproperty.com/)
Reach and audience
Public platform figures. Ratings count people who left a rating, not total listeners.
- Spotify
- 5.0 / 5
- 2 ratings
Podcast Authority Score: 14 / 100
A composite of feed quality, social presence, YouTube performance and engagement. Read the methodology.
- Quality
- 14
- Social presence
- 0
- YouTube
- 0
- Engagement
- 32
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