The Elephant in the Room
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Episode 407: Financing the Future: Why Projects Are Stalling Across Australia

What if Australia’s housing crisis isn’t about land or planning — but about housing development finance?

In this episode, commercial finance expert Jean-Pierre Gortan, Joint Founder of Simplicity Loans & Advisory, joins Veronica Morgan and Chris Bates to unpack why the biggest bottleneck in housing supply is no longer policy or planning approvals, but finance for property development.

Drawing on more than two decades in commercial and development lending, Jean-Pierre explains how the feasibility equation that underpins every housing project has broken down. Post-COVID cost blowouts, higher interest rates, and tighter lending criteria have made many approved projects financially unviable — even in high-demand areas across Sydney, Melbourne, and Brisbane.

From non-bank lending stepping up to fill the gap left by risk-averse banks, to the limits of Transport Oriented Development reforms and government incentives, Jean-Pierre reveals how today’s development landscape is shaped by money, not land.

You’ll learn how:

  • Feasibility has collapsed — rising construction and finance costs have made new projects almost impossible to fund.

  • Non-bank lenders are essential — providing housing development finance that traditional banks no longer offer.

  • Rezoning alone can’t fix supply — even Transport Oriented Development programs fall short without viable funding models.

  • Government incentives don’t move the needle — Build-to-Rent and tax relief schemes rarely offset feasibility issues.

  • The market needs smarter finance for property development — partnerships and flexible lending structures that make projects stack up again.

Jean-Pierre’s insights show why solving the housing shortage requires more than planning reform — it demands a rethink of how housing development finance works in Australia. Without sustainable funding models, even the best policy ideas and rezoning efforts will fail to deliver real supply.

Episode Highlights:

00:00 – Introduction

02:12 — How COVID Cost Blowouts Crushed Feasibility

03:51 — When Projects Don’t Stack Up Financially

05:22 — Why Government Fixes Aren’t Solving Supply

15:38 — Non-Bank Lenders: Who’s Funding Projects Now

18:02 — Developers Adapting to a Tougher Market

21:32 — How Finance Shapes Future Housing Supply

25:53 — Residential vs Commercial: Shared Challenges

26:27 — Why Banks Pulled Back from Construction Loans

28:18 — Can Government Programs Reignite Building?

29:48 — Pre-Sales Pressure: A Hidden Project Killer

31:10 — Quality, Oversight, and Building Regulation Costs

32:39 — Red Tape and Rezoning: The Slow Path to Supply

36:40 –  Transport Oriented Development (TOD) and LMR Zones

43:08 — Property Dumbo: Overconfidence in Feasibility

44:45 — Final Thoughts: Funding and the Road Ahead

Links

About our Guest:

Jean-Pierre Gortan is the Joint Founder of Simplicity Loans & Advisory and one of Australia’s most respected figures in commercial finance. A back-to-back winner of the Australian Broker of the Year Award by MPA Magazine, Jean-Pierre has built a national reputation for solving some of the country’s most complex funding challenges with creativity, precision, and integrity.

With more than two decades of experience across property, business, and development finance, he has been instrumental in steering Simplicity’s growth into one of Australia’s leading independent advisory firms. His expertise lies in structuring sophisticated, multi-lender transactions — from nine-figure refinances to bespoke development facilities — all with a focus on delivering exceptional client outcomes.

Beyond finance, Jean-Pierre is a passionate advocate for community causes, having raised hundreds of thousands of dollars through initiatives such as the Larapinta Stage Race, the CEO Sleepout, and his ongoing support for the Women’s Resilience Centre. A proud father of two daughters, he believes true success lies in creating meaningful impact — for clients, colleagues, and the wider community — and in using business as a force for good.

Connect with JP

Resources:

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Chris Bates