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

Episodes

Episode 451: Should Investors Rethink Buy-and-Hold Investing?

The 2026 Federal Budget has shaken up the traditional property investment playbook, leaving many investors questioning whether buying property for tax benefits and waiting for capital growth still makes sense. But if tax incentives are no longer doing the heavy lifting, what does a smarter property investment strategy actually look like?

In this episode, Veronica and Chris are joined by property developer and educator Michael Tiemens to explore the case for small scale property development and what it really takes to manufacture equity. 

Michael explains why he believes investors need to focus on creating value rather than relying on market growth, and why the tax strategy should never be the primary driver of a property investment decision.

The conversation gets into the practical realities of property investing and development, from finding the right site and getting the buy price right to understanding price per square metre, identifying genuine opportunities, and designing housing that buyers actually want. Michael explains why most of the money is made in the buy, why 95% of potential development deals should not be done, and how careful feasibility work can reveal problems with access, services, holding costs and construction before investors commit.

The discussion also looks at how developers can identify what the market actually wants, including the challenges around battle-axe blocks, backyard space, first-home buyers and different levels of finish for owner-occupiers versus investors. Michael explains why solving a genuine housing problem matters more than simply adding supply, and why understanding the fundamentals of a suburb—such as schools, transport, shopping and amenity—should come before trying to pick the next hot market.

If you're an existing property investor wondering how to adapt to Australia's changing investment landscape, or you're considering whether small scale property development belongs in your strategy, this episode provides a practical and honest look at what it takes to make the numbers work.

Listen now to discover why the best development opportunity may not be the one you find first—and why knowing when to walk away could be just as valuable as knowing when to buy.

Episode Highlights

01:28 – The Budget Changes the Property Investment Game

05:59 – Why Tax Shouldn't Drive Your Investment Strategy

13:03 – What Happens When a Development Goes Off Track?

18:58 – Buy Low, Create Value, Sell Smart

21:15 – How to Negotiate a Better Development Deal

23:56 – Build What Buyers Actually Want

25:36 – The Battleaxe Block Objections Developers Face

26:58 – Why Backyard Living Could Drive Buyer Demand

28:59 – Why Property Fundamentals Matter More Than Tax

32:20 – Can Partnering With Landowners Make Development Easier?

36:27 – The Risks Developers Need to Spot Before Buying

40:36 – Why Patience Could Be a Developer's Biggest Advantage

43:08 – How to De-Risk a Property Development Project

50:20 – Designing Developments Around Real Buyer Demand

About the Guest

Michael Tiemens is a property developer, educator, and founder of Develop Coach, where he helps aspiring and experienced investors navigate the complexities of small-scale property development. After building his own portfolio through subdivision and development projects, Michael has dedicated his career to teaching investors how to create wealth by manufacturing equity rather than relying solely on market appreciation.

Drawing on years of hands-on experience, Michael specialises in development feasibility, site selection, subdivision strategy, and risk management. He is passionate about helping investors understand the commercial realities of development, equipping them with practical frameworks to assess opportunities, avoid costly mistakes, and make informed investment decisions in an evolving property market.

Through his coaching, education, and real-world project experience, Michael has helped hundreds of investors develop the knowledge and confidence to approach small-scale property development with greater discipline, clarity, and long-term strategic thinking.

Connect with Michael

Resources:

Visit our website: https://www.theelephantintheroom.com.au

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Chris Bates