013: Matthew Hughes of Capital Property Advisory | Perth

"If investors flood a suburb and locals can’t afford to buy there anymore, that’s when you know the downside risk is real." — Matthew HughesPerth has delivered one of Australia’s strongest post-COVID runs, but the story behind that growth is far more nuanced. In this episode, Matthew Hughes lays out the structural shifts shaping Perth today — and the risks many investors are overlooking.As founder of Capital Property Advisory and a long-time WA investor, Matthew brings a decade-plus of on-the-ground experience. He unpacks how Perth’s unique market drivers compare to Sydney and Melbourne, the rise of hyperlocal living, and why coastal proximity now outweighs CBD access.We also dive deep into high-risk investor pockets like Rockingham, Mandra, and other low-socioeconomic suburbs heavily targeted by national buyers agents. Matthew explains where oversupply could strike first, how to think about Perth’s inner ring, and why the $800k–$1.2m band may offer better long-term protection than the lower quartile.If Perth is on your radar — or you want to understand how to buy safely late in a cycle — this is essential listening.Tune in to learn where the real opportunities (and real risks) lie in Perth right now.Episode Highlights00:00 – Introduction and Welcome00:25 – Matthew Hughes' Background and Journey02:31 – Challenges in the Property Market05:10 – Perth Market Insights09:02 – Navigating the Perth Property Cycle11:35 – Buyer's Agent Strategies and Advice16:37 – Future of Perth's Housing Market20:32 – Value of a Buyer's Agent36:33 – Conclusion and Final ThoughtsAbout the GuestMatthew Hughes is a veteran Perth investor, buyer’s agent, and founder of Capital Property Advisory, which he launched in 2016 after more than a decade investing in WA. He began his property journey at 19 before transitioning from a long-running telecommunications business into real estate. Matthew trained under prominent WA advisors, including former Street Secrets guest Ray Chua, before building a multidisciplinary group spanning buyer’s advocacy, finance (Capital Lending Advisory), and property management (Matt Black Real Estate) across WA and Victoria.With more than 10 years advising clients professionally and over two decades studying Perth’s market cycles, Matthew is known for his analytical approach, data-led committee, and strong stance on avoiding high-risk investor pockets. He is also a board member of PIPA, advocating for higher industry standards, better regulation, and stronger consumer protection across the property advice sector.Connect with MatthewMatthew’s LinkedInCapital Property Advisory WebsiteCapital Property Advisory InstagramCapital Property Advisory FacebookWork with Chris (Alcove)Business Webpage Link - https://alcove.com.auEmail - [email protected] Alcove at: (1300 252683)Socials: LinkedIn (Alcove) - https://www.linkedin.com/company/alcovembLinkedIn (Chris) - https://www.linkedin.com/in/christopherbates/Instagram (Chris) - https://www.instagram.com/chrisbates_alcove/🗓️Book a chat with us!🗓️Follow us on our socials!YouTubeLinkedInInstagramTikTokEnjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!Subscribe on YouTube: https://www.youtube.com/@street-secretsSubscribe on Apple Podcasts: https://podcasts.apple.com/us/podcast/street-secrets/id1837331268Subscribe on Spotify: https://open.spotify.com/show/7sBYmpcuxCYwceQiHdBnaq?si=2Gdl60HRRWCBoUlcBHB0nAThe information provided in this podcast is for general informational purposes only and should not be relied upon as financial, investment, or credit advice. It does not take into account your personal objectives, financial situation, or needs. You should consider the appropriateness of the information to your circumstances and seek advice from a licensed financial adviser, mortgage broker, or other qualified professional before making any decision. Canopy Private Pty Ltd holds Australian Credit Licence 558709.