HOW TO SELL YOUR PROPERTY WITHOUT LOSING SLEEP (OR PROFIT) | Not Another Property Podcast Ep 5

Thinking about selling but worried you'll trigger a tax bill, blow your timing, or get stung by lending and legal landmines? This episode is your clear, no-nonsense guide to selling a property in Australia, the right way.In this episode of Not Another Property Podcast, Australia's raw and unfiltered take on real estate, our panel breaks down the smart seller's checklist: capital gains tax (CGT) rules, contract-date traps, when to sell (and when to wait), fixed-rate break costs, exit strategies after 50, strata time bombs, and the new ATO clearance certificate rules.We'll dig into:

• CGT basics that save money: airtight record-keeping, cost base boosters, and the 6-year main residence rule
• Why the contract date (not settlement) triggers your CGT year, and how EOFY timing can help
• Valuations at the 6-year mark to lock in a defensible cost base
• Selling with a mortgage: negative equity risks and fixed-rate break costs you can't ignore
• Borrowing after 50: lenders' required exit strategies and how to document them
• Downsizer and concessional super contributions (no work test up to 74) to soften tax impact
• Legal must-knows: universal ATO clearance certificates for vendors and why they matter
• Strata red flags: special levies, cladding, sinking funds , and how they crush sale prices
• Good vs bad reasons to sell: goal-based planning, market cycles, and avoiding forced sales

Featuring:

Gianni Musumeci - Leverage Property Advisers

Daniella Muzitano - Titlespace ConveyancingMichael O'Malley - Rate Money Sydney City

Andrew Chan - Phoenix Private Wealth Management

George Koletti - Access Professionals

What We Discuss:

0:00 - Intro & general advice disclaimer

0:12 - Meet the panel

1:03 - CGT 101: records, cost base, use of property

2:14 - Main residence 6-year rule & why to get a valuation

4:22 - Goal-based selling: timing your exit and costs

5:41 - Ageing assets, sell-down strategy, and income needs

8:38 - Asset-rich, cash-poor: using downsizer/super strategies

9:38 - Selling with a mortgage: bank gets paid first, negative equity

10:54 - Fixed-rate loans: understanding break costs

11:32 - Over-50 borrowers: lenders' exit strategy requirements12:31 - Legal trap: CGT triggered by contract date, not settlement

12:57 - From 1 July: ATO clearance certificates required for all vendors

13:12 - EOFY tactics: why agents delay signatures to 1 July

14:48 - Super rules: contributions up to age 74 without work test

15:47 - Good vs bad reasons to sell; externalities that hurt value

16:32 - Strata time bombs: special levies, cladding, sinking funds

17:51 - Rate rises, forced sales, and planning with the end in mind

18:31 - Wrap-up & key takeawaysWant tailored advice before you sell?

Reach out to our guests, they're here to help:

Leverage Property Advisers (https://leveragepropertyadvisers.com.au)

Titlespace Conveyancing (https://www.titlespace.com.au)

Rate Money Sydney City (https://ratemoney.com.au/sydney-city-branch)

Phoenix Private Wealth Management (https://www.phoenixprivatewealth.com.au)

Access Professionals (https://accessprofessionals.com.au)

Is using your self-managed super fund (SMSF) to buy property a smart way to build wealth or a ticking time bomb for your retirement?

In this episode of Not Another Property Podcast, Australia’s raw and unfiltered take on real estate, we break down the rules, risks, and realities of using super for property. From tax concessions and diversification traps to lending headaches and compliance nightmares, our expert panel gets brutally honest about whether this strategy is a smart play or a backfire risk.

We’ll dig into:

• Why more Australians are turning to SMSFs for property

• The tax benefits that sound better than they often are

• Lending limits, cash flow strain, and bank red flags

• Diversification traps when property dominates your super

• The compliance costs most trustees underestimate

• Who SMSFs actually suit, and who should steer clear

  
  

No fluff, no sales pitch. Just the real insights you need before deciding if property through super is right for you.

Featuring:

• Gianni Musumeci - ⁠⁠⁠Leverage Property Advisers⁠⁠⁠
• Daniella Muzitano - ⁠⁠⁠Titlespace Conveyancing⁠ ⁠⁠
• Michael O'Malley - ⁠⁠⁠Rate Money Sydney City⁠ ⁠⁠
• Andrew Chan - ⁠⁠⁠Phoenix Private Wealth Management⁠⁠⁠
• George Koletti - ⁠⁠⁠Access Professionals⁠⁠

What We Discuss:
0:00 – Intro & today’s SMSF property question
0:57 – Should you even set up an SMSF?
2:00 – Trustee responsibilities & compliance costs
3:28 – Tax effectiveness: super vs personal ownership
4:52 – The holiday home myth (and why it doesn’t work)
5:47 – When SMSFs actually make sense (business real property)
8:42 – Lending inside SMSFs: restrictions & higher costs
10:36 – Legal and conveyancing pitfalls (names, trusts, stamp duty)
14:13 – Cash flow strain & opportunity costs
15:01 – Property spruikers and conflicts of interest
16:11 – Minimum fund sizes & diversification rules
18:29 – Hidden costs: compliance, independent advice & annual fees
19:25 – Overpriced property traps & unwinding bad SMSF setups
20:30 – Wrap-up & key warnings

Rentvesting in 2025? Still Smart or a Trap in Disguise? | Not Another Property Podcast Ep3

Is rentvesting in 2025 still a clever path to financial freedom—or is it just a shiny trap dressed up as strategy?

In this episode of Not Another Property Podcast, Australia’s raw and unfiltered take on real estate, we break down the pros, cons, and hidden risks of rentvesting today. From opportunity cost and lifestyle trade-offs to tax implications, lending rules, and cash flow stress, our expert panel gets brutally honest about whether this strategy still stacks up.

We’ll dig into:

• Why rentvesting isn’t new—but feels riskier in 2025

• The hidden opportunity costs most buyers ignore

• Tax traps, lending constraints, and tenant headaches

• The mindset shifts you need before trying it

• Whether you’re better off chasing the “dream home” or building wealth through investment first

No fluff, no sales pitch—just the real insights you need to decide whether rentvesting is your smart move, or a trap in disguise.

Featuring:

• Gianni Musumeci - ⁠⁠Leverage Property Advisers⁠⁠
• Daniella Muzitano - ⁠⁠Titlespace Conveyancing⁠ ⁠
• Michael O'Malley - ⁠⁠Rate Money Sydney City⁠ ⁠
• Andrew Chan - ⁠⁠Phoenix Private Wealth Management⁠⁠
• George Koletti - ⁠⁠Access Professionals⁠⁠

What We Discuss:

0:11 – Intro & today’s rentvesting question
1:01 – Owner-occupier vs rentvesting: what to weigh up
2:31 – Goals, opportunity cost & lifestyle trade-offs
4:45 – The Australian dream: myth vs reality
6:10 – Income, cash flow & tenant risks in 2025
8:32 – Lending constraints & borrowing capacity
10:45 – Tax strategies: deductions, CGT & offsets
13:20 – Risks: vacancies, rent stress & market dips
15:02 – Biggest mistakes investors still make
17:15 – Rentvesting vs starting a business: the real ROI
19:40 – Quick-fire wrap-up: smart move or trap?