Suburb Data with Damien & Jeremy

EBS 22: Market Cycles | Should You Pivot to a Better Market?

Episode 22 examines the claim that investors need to adapt their strategy every time the market changes. We show that while market conditions can affect timing and decision making, they do not change the core principles of successful investing.
Using long term capital city data, the episode highlights that there is almost always a market booming somewhere in Australia, even when others are flat or slowing. The real question is not whether the rules have changed, but whether your money is still in the best place.
We also break down the practical options when a market begins to level out, including holding, refinancing or selling and reallocating equity into a stronger location.
The takeaway is simple. You do not need a new strategy for every phase of the cycle. You need a clear plan, the discipline to follow it, and the ability to recognise when it is time to move on to a better market.
 
Episode Highlights:00:00 - Introduction02:42 - Fake experts pushing a change agenda05:10 - A common expert claim06:13 - A professional’s patch09:44 - Major city booms (30 years)13:33 - When the market peaks?18:05 - Conclusion
 
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Got questions or feedback?Email us: PODCAST (AT) SUBURBDATA.COM.AU
 
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Viewer Favourites👉 Q&A with Jeremy Sheppard: Entering/Exiting Markets, Buyers Agents, Suburb Selection and More - https://youtu.be/nrxq5l2MIuw👉 How to Analyse a Property Market - https://youtu.be/TMgvL07LzXs👉 DSR Success Rate - https://youtu.be/tSBtiD1BLqo👉 Demand to Supply Ratio Tutorials - https://www.youtube.com/playlist?list=PLWD8h9iMOyGi7zCG37dRhAxXows2SZw7-
 
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DISCLAIMER:Please be aware that the content presented in this video is for general informational purposes only and does not constitute financial advice.
• The information provided is not tailored to your individual circumstances, and we do not consider your specific financial situation.• It is strongly recommended to consult with a qualified financial advisor or professional before making any financial decisions based on the content of this video, as we have neither offered nor provided legal, financial, or taxation advice to the Listener, Reader, or Viewer.• We do not hold an Australian Financial Services Licence as defined by section 9 of the Corporations Act 2001 (Cth) and are not authorised to provide financial services.• Any actions taken by viewers based on the information in this video are at their own risk.

Ep. 55: What’s Happening Across Australia’s Property Markets?

In Episode 55, Damien and Jeremy unpack what the latest Suburb Data figures are showing across the Australian property market. They walk through the capital cities for both houses and units, covering changes in values, DSR scores, market cycle timing, stock on market, days on market, vacancy rates and rental growth.
The discussion highlights the strongest markets, the ones beginning to improve, and how the proposed federal tax changes may start flowing through the data over the coming months.
The episode also looks at what these trends could mean for investors and owner occupiers, including why yields, affordability and price point matter more than ever in the current environment. From the continued strength in Perth and Darwin to the emerging signs of improvement in parts of Sydney, Melbourne and Canberra, this is a practical snapshot of where the market stands right now and what may come next.
 
Episode Highlights:
00:00 - Introduction
00:53 - Capital cities: House markets overall
06:41 -Capital cities: House markets typical value
08:21 - Houses - Stock on market %
10:31 - Houses - Days on market
11:13 - Vacancy rate
13:56 - Houses - Rental growth
14:35 - Capital cities: Unit markets
16:35 - Capital cities: Unit markets typical value
17:12 - Units - Stock on market %
17:56 - Units - Days on market
18:26 - Units - Vacancy
18:56 - Units - Rental growth
20:11 - Key takeaways
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Got questions or feedback?Email us: PODCAST (AT) SUBURBDATA.COM.AU
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Viewer Favourites👉 Q&A with Jeremy Sheppard: Entering/Exiting Markets, Buyers Agents, Suburb Selection and More - https://youtu.be/nrxq5l2MIuw👉 How to Analyse a Property Market - https://youtu.be/TMgvL07LzXs👉 DSR Success Rate - https://youtu.be/tSBtiD1BLqo👉 Demand to Supply Ratio Tutorials - https://www.youtube.com/playlist?list=PLWD8h9iMOyGi7zCG37dRhAxXows2SZw7-
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DISCLAIMER:Please be aware that the content presented in this video is for general informational purposes only and does not constitute financial advice.
• The information provided is not tailored to your individual circumstances, and we do not consider your specific financial situation.• It is strongly recommended to consult with a qualified financial advisor or professional before making any financial decisions based on the content of this video, as we have neither offered nor provided legal, financial, or taxation advice to the Listener, Reader, or Viewer.• We do not hold an Australian Financial Services Licence as defined by section 9 of the Corporations Act 2001 (Cth) and are not authorised to provide financial services.• Any actions taken by viewers based on the information in this video are at their own risk.

EBS 21: Land Size Myth | Why More Land Doesn’t Mean More Growth

Episode 21 challenges the idea that bigger land automatically means better capital growth. We explain why block size on its own can be misleading and show that what really matters is the land to asset ratio, which measures how much of a property’s value sits in the land rather than the building.
Using clear examples, the episode shows why older properties and select boutique stock can outperform newer homes with larger blocks, even when the square metre count looks less impressive.
The takeaway is simple. Do not chase land size alone. Focus on where the value sits, because strong capital growth comes from high land value, not just more land.
 
Episode Highlights:00:00 - Introduction00:38 - Depreciation vs appreciation01:42 - What investors think this means03:24 - Blocks of land06:44 - Raw land limitations09:22 - What should investors be looking for?09:56 - Land to asset ratio14:51 - LAR changes outcomes20:21 - LAR: Good vs bad22:21 - The penny drops: New vs old and depreciation23:42 - Conclusion
 
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Got questions or feedback?Email us: PODCAST (AT) SUBURBDATA.COM.AU
 
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Viewer Favourites👉 Q&A with Jeremy Sheppard: Entering/Exiting Markets, Buyers Agents, Suburb Selection and More - https://youtu.be/nrxq5l2MIuw👉 How to Analyse a Property Market - https://youtu.be/TMgvL07LzXs👉 DSR Success Rate - https://youtu.be/tSBtiD1BLqo👉 Demand to Supply Ratio Tutorials - https://www.youtube.com/playlist?list=PLWD8h9iMOyGi7zCG37dRhAxXows2SZw7-
 
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DISCLAIMER:Please be aware that the content presented in this video is for general informational purposes only and does not constitute financial advice.
 
• The information provided is not tailored to your individual circumstances, and we do not consider your specific financial situation.• It is strongly recommended to consult with a qualified financial advisor or professional before making any financial decisions based on the content of this video, as we have neither offered nor provided legal, financial, or taxation advice to the Listener, Reader, or Viewer.• We do not hold an Australian Financial Services Licence as defined by section 9 of the Corporations Act 2001 (Cth) and are not authorised to provide financial services.• Any actions taken by viewers based on the information in this video are at their own risk.

EBS 20: Buying at the Bottom | Why It Rarely Works Out

Episode 20 tests the advice to buy at the bottom of the market. We show how hard it is to identify a true bottom in real time, and why flat periods can drag on for years or produce false signs of recovery.
Using historical data across hundreds of markets, we compare buying after a decline with buying into a boom and find that the stronger results usually come from markets already showing clear upward momentum.
The takeaway is simple. Buying at the bottom sounds appealing, but buying into a genuine boom is often the better strategy.
 
Episode Highlights:
00:00 - Introduction
01:56 - What is buying at the bottom?
02:28 - How do you know when a market is at the bottom?
05:46 - Alternative areas to invest in
13:27 - Sydney example
15:00 - Buy at the bottom formula
20:35 - Buy in a boom formula
22:10 - Buying in a boom performance
30:16 - Why is late better than early?
35:22 - How long?
36:28 - Conclusion
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Got questions or feedback? Email us: PODCAST (AT) SUBURBDATA.COM.AU
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Viewer Favourites 👉 Q&A with Jeremy Sheppard: Entering/Exiting Markets, Buyers Agents, Suburb Selection and More - https://youtu.be/nrxq5l2MIuw 👉 How to Analyse a Property Market - https://youtu.be/TMgvL07LzXs 👉 DSR Success Rate - https://youtu.be/tSBtiD1BLqo 👉 Demand to Supply Ratio Tutorials - https://www.youtube.com/playlist?list=PLWD8h9iMOyGi7zCG37dRhAxXows2SZw7-
 
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DISCLAIMER: Please be aware that the content presented in this video is for general informational purposes only and does not constitute financial advice.
 
• The information provided is not tailored to your individual circumstances, and we do not consider your specific financial situation. • It is strongly recommended to consult with a qualified financial advisor or professional before making any financial decisions based on the content of this video, as we have neither offered nor provided legal, financial, or taxation advice to the Listener, Reader, or Viewer. • We do not hold an Australian Financial Services Licence as defined by section 9 of the Corporations Act 2001 (Cth) and are not authorised to provide financial services. • Any actions taken by viewers based on the information in this video are at their own risk.

EBS 19: Desirable Areas | Why They Don't Deliver the Best Growth

Episode 19 challenges the idea that desirable areas are always in high demand. We explain the difference between appeal and true market demand, showing that prices rise when buyers have both the desire and the capacity to compete, not simply because an area has attractive features.
Using historical examples and broader market data, we show that affluent, highly desirable locations can underperform or fall harder when affordability cuts demand, while cheaper markets often prove more resilient.
The takeaway is simple. Features may shape a property’s price today, but future capital growth is driven by supply and demand, not by how desirable an area appears.
 
Episode Highlights:00:00 - Introduction02:22 - The ripple effect03:27 - Market corrections08:25 - Features vs demand11:39 - Are features useless?13:27 - Conclusion
 
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Got questions or feedback?Email us: PODCAST (AT) SUBURBDATA.COM.AU
 
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Viewer Favourites👉 Q&A with Jeremy Sheppard: Entering/Exiting Markets, Buyers Agents, Suburb Selection and More - https://youtu.be/nrxq5l2MIuw👉 How to Analyse a Property Market - https://youtu.be/TMgvL07LzXs👉 DSR Success Rate - https://youtu.be/tSBtiD1BLqo👉 Demand to Supply Ratio Tutorials - https://www.youtube.com/playlist?list=PLWD8h9iMOyGi7zCG37dRhAxXows2SZw7-
 
=============================================================
 
DISCLAIMER:Please be aware that the content presented in this video is for general informational purposes only and does not constitute financial advice.
 
• The information provided is not tailored to your individual circumstances, and we do not consider your specific financial situation.• It is strongly recommended to consult with a qualified financial advisor or professional before making any financial decisions based on the content of this video, as we have neither offered nor provided legal, financial, or taxation advice to the Listener, Reader, or Viewer.• We do not hold an Australian Financial Services Licence as defined by section 9 of the Corporations Act 2001 (Cth) and are not authorised to provide financial services.• Any actions taken by viewers based on the information in this video are at their own risk.

EBS 18: Buying Under the Median | Why It Doesn’t Give You an Edge

Episode 18 challenges the advice to buy under the suburb median. We explain why the median has nothing to do with what an individual property is worth, and why real value is determined by recent sales of similar properties nearby, not a suburb wide price marker.
The episode shows how this strategy can mislead investors, cause them to ignore half the market, and waste valuable time in rising conditions.
The takeaway is simple. Buying under the median does not give you an edge. What matters is buying the right property in the right market at fair value.
 
Episode Highlights:
00:00 - Introduction
01:03 - Suburb median has no relation to value of any property
01:29 - What is median and how is it calculated?
02:55 - Comparable market analysis
04:35 - Buying below the median
08:15 - Real-world examples
15:02 - Opportunity cost
17:35 - Hypothetical
18:50 - Conclusion
 
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Got questions or feedback? Email us: PODCAST (AT) SUBURBDATA.COM.AU
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Viewer Favourites 👉 Q&A with Jeremy Sheppard: Entering/Exiting Markets, Buyers Agents, Suburb Selection and More - https://youtu.be/nrxq5l2MIuw 👉 How to Analyse a Property Market - https://youtu.be/TMgvL07LzXs 👉 DSR Success Rate - https://youtu.be/tSBtiD1BLqo 👉 Demand to Supply Ratio Tutorials - https://www.youtube.com/playlist?list=PLWD8h9iMOyGi7zCG37dRhAxXows2SZw7-
 
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DISCLAIMER: Please be aware that the content presented in this video is for general informational purposes only and does not constitute financial advice.
 
• The information provided is not tailored to your individual circumstances, and we do not consider your specific financial situation. • It is strongly recommended to consult with a qualified financial advisor or professional before making any financial decisions based on the content of this video, as we have neither offered nor provided legal, financial, or taxation advice to the Listener, Reader, or Viewer. • We do not hold an Australian Financial Services Licence as defined by section 9 of the Corporations Act 2001 (Cth) and are not authorised to provide financial services. • Any actions taken by viewers based on the information in this video are at their own risk.

EBS 17: Public Housing | Does It Really Hurt Capital Growth?

Episode 17 tests the claim that public housing hurts capital growth. Using census data from 2006 to 2021, we compare suburbs with low and high levels of public housing and find no meaningful difference in long term price growth. We also examine changes in public housing over time and show they do not provide a reliable signal for future growth either. The episode goes further by looking at yield and vacancy, finding that higher public housing areas can still deliver solid rental performance. The takeaway is simple. Public housing may affect a suburb’s price point, but the data does not support the idea that it damages growth.
 
Episode Highlights:00:00 - Introduction01:13 - What is public housing?02:54 - Examples of public housing numbers05:27 - Relationship between govt. housing and long term growth11:43 - Why public housing has not impact on capital growth14:03 - 15 year change in public housing vs capital growth20:05 - 10 year change in public housing vs capital growth21:47 - 5 year change in public housing vs capital growth23:11 - Why?27:55 - Public housing vs gross yield29:06 - Public housing vs vacancy rate29:39 - Why?33:37 - Public housing vs typical value36:25 - How to counter problem tenants38:05 - Conclusion
 
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Got questions or feedback?Email us: PODCAST (AT) SUBURBDATA.COM.AU
=============================================================
Viewer Favourites👉 Q&A with Jeremy Sheppard: Entering/Exiting Markets, Buyers Agents, Suburb Selection and More - https://youtu.be/nrxq5l2MIuw👉 How to Analyse a Property Market - https://youtu.be/TMgvL07LzXs👉 DSR Success Rate - https://youtu.be/tSBtiD1BLqo👉 Demand to Supply Ratio Tutorials - https://www.youtube.com/playlist?list=PLWD8h9iMOyGi7zCG37dRhAxXows2SZw7-
=============================================================
 
DISCLAIMER:Please be aware that the content presented in this video is for general informational purposes only and does not constitute financial advice.
• The information provided is not tailored to your individual circumstances, and we do not consider your specific financial situation.• It is strongly recommended to consult with a qualified financial advisor or professional before making any financial decisions based on the content of this video, as we have neither offered nor provided legal, financial, or taxation advice to the Listener, Reader, or Viewer.• We do not hold an Australian Financial Services Licence as defined by section 9 of the Corporations Act 2001 (Cth) and are not authorised to provide financial services.• Any actions taken by viewers based on the information in this video are at their own risk.

Ep. 54 - Federal Budget 2026 Are Property Investors Being Pushed Out

In this episode, we break down the 2026 Federal Budget and what the proposed tax changes could mean for property investors, renters and first home buyers. We examine the planned changes to negative gearing and capital gains tax, explain how grandfathering works, and discuss the likely flow on effects for borrowing power, serviceability and long term portfolio growth. Our conversation also explores whether the reforms will genuinely improve affordability or simply shift pressure elsewhere in the market.We suggest likely winners and losers, including new builds, regional markets, units, commercial property and self managed super funds.
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Got questions or feedback?Email us: PODCAST (AT) SUBURBDATA.COM.AU
=============================================================
Viewer Favourites👉 Q&A with Jeremy Sheppard: Entering/Exiting Markets, Buyers Agents, Suburb Selection and More - https://youtu.be/nrxq5l2MIuw👉 How to Analyse a Property Market - https://youtu.be/TMgvL07LzXs👉 DSR Success Rate - https://youtu.be/tSBtiD1BLqo👉 Demand to Supply Ratio Tutorials - https://www.youtube.com/playlist?list=PLWD8h9iMOyGi7zCG37dRhAxXows2SZw7-
=============================================================
DISCLAIMER:Please be aware that the content presented in this video is for general informational purposes only and does not constitute financial advice.
• The information provided is not tailored to your individual circumstances, and we do not consider your specific financial situation.• It is strongly recommended to consult with a qualified financial advisor or professional before making any financial decisions based on the content of this video, as we have neither offered nor provided legal, financial, or taxation advice to the Listener, Reader, or Viewer.• We do not hold an Australian Financial Services Licence as defined by section 9 of the Corporations Act 2001 (Cth) and are not authorised to provide financial services.• Any actions taken by viewers based on the information in this video are at their own risk.

EBS 16: Cheap Markets | Why They Fall the Least

Episode 16 tests the claim that cheap property markets are the riskiest in tough times. Looking at five national market corrections across the past 45 years, we group markets by price and compare how they performed when growth stalled or turned negative. In every case, the cheaper markets held up better than the expensive ones, directly contradicting the common advice that lower priced areas fall the hardest. The takeaway is simple. Cheap markets are not automatically unsafe, and broad claims about risk should be tested against real data, not repeated as fact.
 
Episode Highlights:00:00 - Introduction02:02 - Do cheaper markets underperform during downtimes?09:28 - Market correction of 2008-200910:59 - Tough time of 2011-201211:36 - Market correction 2018-201912:44 - Early 2022-2023 downturn14:15 - Why?17:17 - Conclusion
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Got questions or feedback?Email us: PODCAST (AT) SUBURBDATA.COM.AU
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Viewer Favourites👉 Q&A with Jeremy Sheppard: Entering/Exiting Markets, Buyers Agents, Suburb Selection and More - https://youtu.be/nrxq5l2MIuw👉 How to Analyse a Property Market - https://youtu.be/TMgvL07LzXs👉 DSR Success Rate - https://youtu.be/tSBtiD1BLqo👉 Demand to Supply Ratio Tutorials - https://www.youtube.com/playlist?list=PLWD8h9iMOyGi7zCG37dRhAxXows2SZw7-
 
=============================================================
 
DISCLAIMER:Please be aware that the content presented in this video is for general informational purposes only and does not constitute financial advice.
 
• The information provided is not tailored to your individual circumstances, and we do not consider your specific financial situation.• It is strongly recommended to consult with a qualified financial advisor or professional before making any financial decisions based on the content of this video, as we have neither offered nor provided legal, financial, or taxation advice to the Listener, Reader, or Viewer.• We do not hold an Australian Financial Services Licence as defined by section 9 of the Corporations Act 2001 (Cth) and are not authorised to provide financial services.• Any actions taken by viewers based on the information in this video are at their own risk.

EBS 15: Vacancy Rates | Why 3% Is NOT ‘Balanced’

In this episode we challenge the idea that a 2 or 3 percent vacancy rate is the sign of a balanced rental market. Using national data, city level comparisons and long term vacancy and rent growth trends, we show that today’s market is far tighter, with balance looking closer to 1 percent in many cases. The episode also explains how vacancy is measured, why the relationship between vacancy and rent growth is real but not exact, and why investors should stop using hard vacancy cut offs to rule markets in or out. The takeaway is simple. Read vacancy in context, understand what it says about rental pressure, and let the broader data do the heavy lifting.
 
Episode Highlights:
00:00 - Introduction
01:10 - How is vacancy rate calculated
04:20 - Typical vacancy now - Houses
07:58 - Typical vacancy now - Units
08:56 - Melbourne vacancy now - Houses
09:49 - State capitals vacancy history - Houses
12:22 - Australia vacancy vs rental growth - Houses
18:46 - What indicates balance?
23:10 - Jeremy’s advice
28:17 - Conclusion
 
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Got questions or feedback?
Email us: PODCAST (AT) SUBURBDATA.COM.AU
 
=============================================================
 
Viewer Favourites
👉 Q&A with Jeremy Sheppard: Entering/Exiting Markets, Buyers Agents, Suburb Selection and More - https://youtu.be/nrxq5l2MIuw
👉 How to Analyse a Property Market - https://youtu.be/TMgvL07LzXs
👉 DSR Success Rate - https://youtu.be/tSBtiD1BLqo
👉 Demand to Supply Ratio Tutorials - https://www.youtube.com/playlist?list=PLWD8h9iMOyGi7zCG37dRhAxXows2SZw7-
 
=============================================================
 
DISCLAIMER:
Please be aware that the content presented in this video is for general informational purposes only and does not constitute financial advice.
 
• The information provided is not tailored to your individual circumstances, and we do not consider your specific financial situation.
• It is strongly recommended to consult with a qualified financial advisor or professional before making any financial decisions based on the content of this video, as we have neither offered nor provided legal, financial, or taxation advice to the Listener, Reader, or Viewer.
• We do not hold an Australian Financial Services Licence as defined by section 9 of the Corporations Act 2001 (Cth) and are not authorised to provide financial services.
• Any actions taken by viewers based on the information in this video are at their own risk.