The Elephant in the Room
The property podcast for the thinking person.

Episodes

Episode 413: Restructuring Debt, Rebuilding Portfolios & Future-Proofing Against AI: Q&A 2025

In this Q&A 2025 episode, Veronica and Chris take on the real questions shaping how Australians rethink their property investment strategy. What begins as a conversation about home loan restructuring quickly expands into a broader look at the decisions investors face when balancing debt, risk, tax outcomes and long-term opportunity.

A standout listener question sparks a deeper discussion about the common belief that you can shift PPOR debt onto an investment loan to boost tax deductibility of interest. Veronica and Chris unpack why so many people misunderstand property investment loan strategies, how the ATO actually assesses purpose-based lending, and why attempts at “maximising investment property tax deductions” often create more problems than they solve. Their guidance makes it clear that choosing when to sell an investment property isn’t just about timing the market — it’s about understanding your structure, your cashflow, and your future options.

Another listener shares a $5.3 million multi-state portfolio, raising big questions about quality, performance and where to go next. Rather than treating this as a simple residential vs commercial property decision, Veronica and Chris explore how asset selection, scarcity, and income trajectory intersect. They discuss the real risk of expanding into commercial too early, the compounding cost of holding underperforming stock, and what investors should consider when deciding what to do with equity from a home sale. It’s a candid look at the blind spots many investors only discover years down the line.

The episode also widens its scope to the new risks shaping the Australian market — particularly flood overlays, rising premiums and underinsurance along the Gold Coast and other vulnerable regions. Veronica brings lived insights from her team about how flood behaviour varies street by street, and why lenders and insurers may soon take a stricter approach. From there, the conversation turns to the macro forces ahead, including how AI applications in real estate and broader white-collar job disruption could reshape demand, stretch inequality, and influence which suburbs remain resilient.

Blending strategy, risk assessment and forward-looking insight, this Q&A episode gives investors a clearer framework for making smarter portfolio decisions in a rapidly changing landscape.

Episode Highlights:

00:00 — Introduction and Listener Questions Overview

00:25 — James' Question on Refinancing Loans

05:43 — Michael's Property Portfolio Deconstruction

18:14 — Nick's Question on Flood Insurance and Property Desirability

20:36 — Insurance Challenges and Borrowing Concerns

22:42 — Gold Coast Property Insights

26:42 — AI's Impact on White Collar Jobs and Property Market

27:59 — Future of Property Market Amid AI Revolution

37:14 — Investment Strategies in a Changing Market

41:50 — AI in Property Decision Making

Links

Resources:

Chris Bates