Episode #35
Hope Is Not a Strategy: Property Investing After the Budget | Tim Slattery
KEY TAKEAWAYS: 1. Hope is not a strategy. Most investors own a collection, not a portfolio. Properties bought at different times for different reasons, with no shared plan underneath. Decide what the portfolio has to produce, then buy only what moves you toward it. 2. Too much debt is the single biggest failure mode. Tim's words, and he's blunt that it's what sinks people over the full journey more than any bad purchase. 3. Tax is a secondary consideration. A good asset in a good area beats clever structuring. Tax planning won't rescue a bad investment. 4. Count the real cost of buying. Stamp duty and LMI measured against your equity , not the purchase price, is the number almost nobody runs. Pay a dollar, receive about 85 cents. 5. Concentration is the risk nobody prices in. One vacancy across 150 tenants is nothing. One vacancy in your only property is a year with no rent while the mortgage keeps arriving. 6. Check the manager's alignment. If you're investing through someone else, ask whether their own capital is in it. 7. Build the team before you buy. A property advisor, an accountant who understands your goals rather than just filing your return, and a lawyer for structures. Structures should fit you, not your mate at the barbecue. On the Budget specifically: principal residence stays tax-free, new build and house-and-land look relatively favoured, existing residential is the segment most exposed. Announced, not law. CHAPTERS 00:00 The Budget changed the game 00:55 From corporate law to running an ASX-listed property group 02:47 Inside ASA Real Estate Partners 03:29 How everyday investors access commercial property 05:28 Negative gearing and CGT: what has been announced 08:09 How commercial property income is taxed 09:42 Will investors walk away from residential? 10:40 Stamp duty and LMI: the cost most people miss 11:54 Syndicates, listed REITs and open-ended funds 13:53 Skin in the game: how to judge a manager 15:04 Inflation, real assets and the electric vehicle question 16:15 Where the pressure is: office and asset quality 18:12 Buying where no one else is looking 21:21 Bond yields, rates and real returns 22:45 Hope is not a strategy 24:17 Your team, your structures, your plan 27:17 Concentration risk: 150 tenants or one 27:43 The next five years About Julian: Julian Khursigara is the CEO of Search Party Property, a Sydney-based buyers agency helping busy professionals build sustainable investment portfolios with clarity and confidence. With over two decades in customer experience and loyalty across the Asia-Pacific region, Julian brings a sharp, data-driven lens to property investing. What began as a personal passion quickly became a mission—to close the knowledge gap and empower everyday Australians to invest smarter. In recognition of this impact, Search Party Property was named a Finalist for Buyers Agency of the Year, and Julian a Finalist for Buyers Agent of the Year at the 2025 REB Awards. As host of Invest Smarter Grow Faster, Julian draws on his own investing journey and years of strategic insights to demystify property for time-poor professionals. His philosophy is simple: life’s no dress rehearsal, and smart property decisions today create the freedom to choose tomorrow. Through the show, he shares real-world lessons, expert conversations, and proven strategies to help listeners take control of their financial future—one property at a time. Connect with Julian: Visit the website: https://searchpartyproperty.com.au/ Follow Julian on LinkedIn: https://www.linkedin.com/in/buyersagent-sydney-brisbane-melbourne-adelaide-perth/ Follow Julian on Instagram: https://www.instagram.com/juliankhursigara_buyersagent/ Follow Julian on Facebook: https://www.facebook.com/investmentpropertybuyersagent/ Follow Julian on Tiktok: https://www.tiktok.com/@julian_buyersagent Subscribe to Julian Khursigara YouTube Channel: https://www.youtube.com/@investsmartergrowfaster If you’d like a personalised review of your financial situation, help setting clear investment goals, and a data-driven strategy to guide your property journey—including insights into high-growth areas and a roadmap to financial freedom book a time here: https://searchpartyproperty.com.au/free-investment-roadmap-session/ Disclaimer Invest Smarter Grow Faster provides general information and commentary about property, finance, and investing. It does not constitute financial, legal, tax, or investment advice tailored to your personal circumstances. Before making any financial decisions, you should seek professional advice from a qualified adviser. While we aim for accuracy and quality, we cannot guarantee all information is complete, up-to-date, or free from errors. Past performance is not a reliable indicator of future results.
