Suburb Data with Damien & Jeremy

EBS 3: New vs Old | The Nasty Truth About New Property

Episode 3 tests the new versus old theory and shows why depreciation is not a benefit but a cost that only reduces tax while the building falls in value and the land rises. Through clear examples comparing land to asset ratios, cash flow, vacancy, stamp duty and grants, we show the growth gap still favours established homes with more of the price in the land.
We confirm this with Queensland sales data where newer dwellings delivered lower capital growth, and explain how capital gains tax can claw back years of claimed depreciation.
The message is simple. If you want a new home, build it for yourself. If you want an investment, favour established property with strong land content, limited new supply and room to add value.
Episode Highlights:00:00 - Introduction00:53 - Nothing beneficial about depreciation01:43 - What is depreciation03:40 - Depreciation tax deductions05:44 - Depreciation schedule example10:39 - Depreciation — You don’t get it all back13:37 - Depreciation — New vs Old14:17 - Land vs Dwelling14:51 - New vs Old21:15 - Appreciation and depreciation33:50 - First homeowners grant35:29 - Land to asset ratio (LAR)37:45 - Why pros shouldn’t recommend high-depreciation properties41:57 - Renovate or rebuild54:52 - Conclusion
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🎙️ Watch all Expert Busting episodes:https://www.youtube.com/playlist?list=PLWD8h9iMOyGg14F66DTdoZuS63mUJwJ82
📚 Read the full data-backed articles:https://suburbdata.com.au/education-expert-busting/
🔎 Learn how to use Suburb Data to analyse property data:https://www.youtube.com/playlist?list=PLWD8h9iMOyGhDsFFEMdzP5fvfenYvbp0B
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Expert Busting SeriesA data-driven investigation into property myths.We fact-check bold claims, expose misleading advice, and reveal what the numbers actually say.Evidence over confidence. Data over hype.
#expertbustingseries #propertymyths #australianproperty #propertyinvesting #datadriveninvesting #suburbdata #DSR #propertytruths #realestateinvesting
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DISCLAIMERPlease be aware that the content in this episode is for general informational purposes only and does not constitute financial advice.
• The information provided is not tailored to your individual circumstances.• It is strongly recommended to consult with a qualified financial advisor before making any financial decisions based on this content.• 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 this content are at their own risk.

EBS 2: Buy Below Market Value | The Problem with “Bargain” Properties

Episode 2 of the Expert Busting Series examines the idea of buying under market value.
We explain the difference between negotiating on price and buying below fair value, which is set by recent comparable sales and used by banks and valuers. We also show why the price you pay becomes the new market value, limiting the usefulness of so-called discounts.
This episode covers:
How advertised discounts differ from true value
What we found when auditing “under market value” deals
How discount-focused suburbs perform over time
Why bargains usually appear in weaker markets
What to prioritise for long-term results
A practical, data-based look at one of the most common claims in property investing.
Timestamps:00:00 Intro00:53 Defining terms02:59 Making a professional valuation04:21 Everyone has a bias05:13 Problem 01: True value07:19 Problem 02: New value11:01 Fails17:25 Discount vs growth18:41 Key points19:55 Analysis of discounts24:09 Distressed sale30:15 Conclusion
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🎙️ Watch all Expert Busting episodes:https://www.youtube.com/playlist?list=PLWD8h9iMOyGg14F66DTdoZuS63mUJwJ82
📚 Read the full data-backed articles:https://suburbdata.com.au/education-expert-busting/
🔎 Learn how to use Suburb Data to analyse property data:https://www.youtube.com/playlist?list=PLWD8h9iMOyGhDsFFEMdzP5fvfenYvbp0B
=============================================================
Expert Busting Series:A data-driven investigation into property myths.We fact-check bold claims, expose misleading advice, and reveal what the numbers actually say.Evidence over confidence. Data over hype.
#expertbustingseries #propertymyths #australianproperty #propertyinvesting #datadriveninvesting #suburbdata #DSR #propertytruths #realestateinvesting
=============================================================
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 1: Population Growth | Why It Might Signal a Bad Market

The Expert Busting Series is Suburb Data’s new program that tests common property advice against hard data.
In episode 1, we examine the popular claim that population growth drives capital growth at the suburb level. The data shows the opposite: strong population forecasts usually signal new supply, not rising demand.
We break down how population forecasts are created, how planned dwellings feed into assumptions, and how prices actually move when supply and demand shift. We also explain where vacancy rates fit into the picture.
Real-world case studies including Hobart, Cairns, Townsville and Sydney show that rapid population growth often fails to translate into strong price gains in the years that follow.
Timestamps:00:00 Introduction01:07 Supply and demand fundamental law06:00 Population growth influences07:42 How the population of a suburb grows17:21 Population growth example20:38 Hobart vs eastern seaboard majors example22:48 More examples24:45 Townsville example26:24 Sydney example27:38 Population growth vs capital growth over 5 year period33:24 Conclusion
=============================================================
🎙️ Watch all Expert Busting episodes:https://www.youtube.com/playlist?list=PLWD8h9iMOyGg14F66DTdoZuS63mUJwJ82
📚 Read the full data-backed articles:https://suburbdata.com.au/education-expert-busting/
🔎 Learn how to use Suburb Data to analyse property data:https://www.youtube.com/playlist?list=PLWD8h9iMOyGhDsFFEMdzP5fvfenYvbp0B
=============================================================
Expert Busting Series:A data-driven investigation into property myths.We fact-check bold claims, expose misleading advice, and reveal what the numbers actually say.Evidence over confidence. Data over hype.
#expertbustingseries #propertymyths #australianproperty #propertyinvesting #datadriveninvesting #suburbdata #DSR #propertytruths #realestateinvesting
=============================================================
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 0: Expert Busting Begins | Why We’re Calling Out the Industry

The Expert Busting Series is here — a data-driven look at the biggest myths in property.
In this intro, Jeremy shares how trusting the wrong “experts” cost him around $1 million in lost opportunity and why this series exists: to separate real research from marketing hype.
You’ll learn:• Why so much property advice is flawed.• How investors get misled.• What actually drives capital growth.• How this series will keep you out of trouble.
A short, honest look at the mistakes that shaped Jeremy’s mission to uncover the truth.
Got questions or feedback?Email us: PODCAST (AT) SUBURBDATA.COM.AU
🎙️ Watch all Expert Busting episodes:https://www.youtube.com/playlist?list=PLWD8h9iMOyGg14F66DTdoZuS63mUJwJ82
📚 Read the full data-backed articles:https://suburbdata.com.au/education-expert-busting/
🔎 Learn how to use Suburb Data to analyse property data:https://www.youtube.com/playlist?list=PLWD8h9iMOyGhDsFFEMdzP5fvfenYvbp0B
About the Expert Busting SeriesA data-driven investigation into property myths.We fact-check bold claims, expose misleading advice, and reveal what the numbers actually say.Evidence over confidence. Data over hype.
#expertbustingseries #propertymyths #australianproperty #propertyinvesting #datadriveninvesting #suburbdata #DSR #propertytruths #realestateinvesting
DISCLAIMERPlease be aware that the content presented in this episode is for general informational purposes only and does not constitute financial advice.
• The information provided is not tailored to your individual circumstances.• It is strongly recommended to consult with a qualified financial advisor before making any financial decisions based on this content.• Suburb Data does not hold an Australian Financial Services Licence as defined by section 9 of the Corporations Act 2001 (Cth).• Any actions taken by listeners based on this content are at their own risk.

Ep. 53: Super Funds & Complex Structures The Big Comparison | Dom Pitronaci

In this episode, we dive into the 3rd part of our accounting series with Dom from DPR Accountants 🧮
This time we cover depreciation, repairs, and capital works for property investors. We explain what you can and can’t claim, how quantity surveyors fit in, and why renovations, extensions, and upgrades can change your tax outcome.
We also talk about ownership splits, new build traps, and why second-hand assets are treated differently. If you’ve ever wondered how to get the most out of your investment deductions, this one’s packed with clear answers and examples.
 
Episode Highlights
00:00 - Introduction
00:59 - SMSF Structure
14:27 - SMSF Examples
28:48 - Summary
43:35 - Complex company structure
53:56 - Closing thoughts
 
Got questions or feedback?
Email us: PODCAST (AT) SUBURBDATA.COM.AU
 
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 is not authorized to provide financial services.
• Any actions taken by viewers based on the information in this video are at their own risk.

Ep. 52: Trusts vs Companies: What Investors Need to Know | Dom Pitronaci

Dom from DPR Accountants is back as we unpack trusts versus companies for property investors. We show when each structure makes sense, how the tax actually lands, and the traps to avoid.
You will hear about CGT discounts, dividends and franking credits, land tax from the first dollar in some states, quarantined trust losses, corporate trustees and bucket companies, borrowing and serviceability, plus asset protection.
Clear examples show when a company can beat a trust, and when a trust shines by sharing income with family 🧾
 
Episode Highlights
00:00 - Introduction
00:43 - Company structure examples
05:13 - Legal steps setting up a company
08:19 - Trust structures
21:23 - Company example
24:37 - Trust example
28:38 - Closing thoughts
 
Got questions or feedback?
Email us: PODCAST (AT) SUBURBDATA.COM.AU
 
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 is not authorized to provide financial services.
• Any actions taken by viewers based on the information in this video are at their own risk.

Ep. 51: Property in Your Own Name: Tax Considerations | Dom Pitronaci

Dom from DPR Accountants joins us for part one of our three part accounting series.
We break down owning property in your own name. Joint tenants versus tenants in common. Partnerships and land tax surprises. How negative gearing can turn positive and when to time a capital gain. Smart loan structuring like splitting debt between partners, using offsets and PAYG variations to smooth cash flow.
Plus when teaming up to buy helps or hurts and how to protect serviceability while keeping growth front and centre.
Tune in for clear answers and fewer headaches next time you buy
 
Episode Highlights
00:00 - Introduction
00:58 - Property in your own name
06:30 - Investing with siblings or friends
08:37 - Individual income tax
11:24 - Capital gains tax
15:40 - Land tax
30:51 - Loan splits
43:24 - Gearing example
 
Got questions or feedback?
Email us: PODCAST (AT) SUBURBDATA.COM.AU
 
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 is not authorized to provide financial services.
• Any actions taken by viewers based on the information in this video are at their own risk.

Ep. 50: 50 Episodes In What’s Changed, What Hasn’t, and Where the Market’s Headed

Join us for Episode 50 as we rewind two years of wins, misses, and market shifts. We unpack the new 5% deposit scheme. We cover LMI, serviceability, and the risk of juicing demand. We compare rentvesting and borderless buying with “buy in your backyard.”
We call out the life-coach property hype. We show why DSR3 matters, where Darwin, Perth, and parts of Melbourne are heating up, and how yields and vacancies shape cash flow. We wrap with the biggest lessons: build a strategy, use data, and tune out the noise.
If this helped, drop a like—50 thumbs up and we’ll go weekly.
 
Episode Highlights
00:00 - Introduction
01:12 - Government 5% deposit scheme
08:35 -  More interest in data
09:35 - Suburb Data DSR 3 - Pay per use
12:42 - Strategy shifts
14:55 - NSW fair trading property agent business leaders forum
20:54 - What hasn’t changed?
23:17 - Market sentiment - Nov 2023
24:42 - Around the grounds - Sep 2025
27:55 - The last 3 years
29:33 - Key lessons from the first 50 episodes
32:23 - Thank you
 
Got questions or feedback?
Email us: PODCAST (AT) SUBURBDATA.COM.AU
 
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 is not authorized to provide financial services.
• Any actions taken by viewers based on the information in this video are at their own risk.

Ep. 49: Is a Buyer’s Agent Really Worth It in Today’s Market

Are buyer’s agents worth it right now or mostly clever marketing? 🏡
We unpack what a buyer’s agent actually does, where they add real value, and the traps to watch like bias, glossy reports, and chasing off market or under market value.
We compare Perth’s surge with Melbourne’s flat patch, share a real case study of a unit that went backwards over nearly ten years, and explain when to use a local pro versus going DIY with our Suburb Data tools.
Like, comment, and subscribe for more straight talking property chats.
 
Episode Highlights
00:00 - Introduction
00:47 - BA vs Selling agent, what’s the difference?
05:20 - Advantages of having a BA?
16:00 - Example: Melbourne vs Perth
18:38 - Disadvantages & limitations of a BA
23:34 - When a BAD is worth it or not
28:25 - Harris Park unit example
31:21 - Conclusion
 
Got questions or feedback?
Email us: PODCAST (AT) SUBURBDATA.COM.AU
 
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 is not authorized to provide financial services.
• Any actions taken by viewers based on the information in this video are at their own risk.

Ep. 48: Q&A – SMSF, Perth Yields, Depreciation, Timing & More

We are back with another Q&A answering the questions you have sent through 🙌
We cover depreciation myths and why new builds often underperform, the big yield versus growth debate, units in big cities, and whether Perth is still worth buying into.
We also talk about SMSFs, red flag awards, and the strategies that really drive long term results.
If you have ever wondered if it is too late to start investing at forty, whether chasing yield actually helps you grow a portfolio, or how to spot oversupply before it hurts your returns, this one is for you.
Leave your questions in the comments and we will hit them up in the next Q and A.
 
Episode Highlights:
00:00 - Introduction
02:01 - Depreciation washout
06:12 - Cash flow and capital gain
11:28 - Minimum price for a property
16:35 - High rental yield with capital growth
20:24 - Purchasing an apartment
26:30 - Is 40 years old too late?
27:57 - Purchasing in Perth during the peak
30:21 - Self managed super funds
38:45 - Suburb Data, AI or Human?
Got questions or feedback?
Email us: PODCAST (AT) SUBURBDATA.COM.AU
 
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 is not authorized to provide financial services.
• Any actions taken by viewers based on the information in this video are at their own risk.