Property Mastermind Podcast with Bob Andersen & Hilary Saxton

This week Bob and Hilary step back and ask the big questions: what do the new developers who actually succeed do differently from the ones who stall? It comes down to six habits.1. They get properly educated, so it is never a gamble. 2. They ask better questions and spot the pearl inside the oyster, and the way Bob once read a planning change to turn a four townhouse site into six. 3. They stop waiting to be ready, because the ducks only line up after you start.  4. They lean on their support and use it fully. 5. They treat the first project as a learning vehicle, not something to wing. 6. And they build confidence through action, not before it. Structure, support and action. That is the whole episode in three words.See omnystudio.com/listener for privacy information.

In this episode Hilary sits down with Property Mastermind mentoring student Tom Evans, founder of Alva Property Group, to unpack the development that changed everything for him. Tom found a six-acre site about an hour from Newcastle that most people would have walked straight past. Spotting a 10% lot-size relaxation buried in the council's planning rules, he turned a one-into-two subdivision into a one-into-three, renovated the tired existing house (the render alone added around $125,000 in value), and sold the lots far faster than anyone expected. The result: a project forecast at a 34% return that finished at 41%, and a profit of $612,000, all while holding down a full-time job! Along the way Tom and Hilary cover the finance that made it possible, the 17 objections from neighbours, the council "sign saga", and why the mentoring made the difference. As Bob would say: you never go broke making money. Tune in and enjoy! To join the 5 Day Challenge, click here: https://www.facebook.com/groups/5daypropertydevelopmentchallenge Connect with us: 👉 To get in touch with us, email [email protected]👉 Property Developer Secrets & Hacks on Facebook - https://bit.ly/4fb7JoI 👉 Facebook Page - https://bit.ly/3Zj2ygp 👉 Instagram - https://bit.ly/4f1OHky 🏠🏠🏠See omnystudio.com/listener for privacy information.

What happens when you put property developers through a 5-day audit of the foundations? You find the gaps they've been working around for years. Bob and Hilary recently ran a 5-day Property Development Challenge inside the PM Facebook group, and this episode is the takeaways recap. Across the five days we covered your why, the skills you already have, your risk profile, your financial situation, and the world of brokers, capital and joint venture partners. Bob's finance thumb rule - the one that tells you how much equity you actually need to get started, and where that equity can come from was the standout moment. It's the kind of clarity most people don't get until they're well into their first deal. Whether you're sitting on the sidelines wondering if property development is for you, or you've already started and want to pressure-test your approach, this is a fast hour with the foundations in plain English. The challenge is still available to work through inside the Facebook group if you want the full version. Links 5 Day facebook Challenge Facebook link: 5 Day Facebook Challenge Chat to Hilary: [email protected]  See omnystudio.com/listener for privacy information.

There is an old saying in property development that you should always budget for the unexpected, but what happens when the professionals you trust completely miss the mark? Insurance is often treated as a background checkbox in a feasibility study, but getting it wrong can completely destroy a project before construction even begins. In Episode 256 of the Property Mastermind Podcast, hosts Hilary Saxton and Bob Anderson explore the critical world of property development insurance and reveal how bad situations can sometimes turn into incredible advantages. Bob maps out the four distinct insurance lifecycles of a project, highlighting the dangerous uninsured gap that catches out inexperienced developers between practical completion and purchaser settlement. They also share a raw, behind-the-scenes case study of a recent insurance blunder on their own commercial childcare renovation project. From a trusted broker securing the wrong policy to vagrants flooding the building, you will hear how this disaster unexpectedly saved their project from a future toxic mold shutdown. This episode delivers an essential masterclass in risk management, legal realities, and the unique cash flow math of commercial flipping. Links Attend the 3 Day Workshop: https://www.propertymastermind.com.au/events/3-day-workshop/  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/ Episode Highlights 00:32 - Bob's Tip of the Week: The historical validity behind "an apple a day keeps the doctor away," and why eating seasonal fruits and vegetables perfectly aligns with your body's natural needs. 03:33 - The Infill Public Liability Rules: Why securing public liability insurance on a vacant lot is absolutely essential to protect yourself if trespassers illegally enter your land and suffer an injury. 04:42 - The "Stupidity Insurance" Reality: Hilary explains why public liability acts as stupidity insurance for developers when individuals choose to break onto dangerous construction layouts. 04:48 - The Vacant House Trap: Why many standard Australian insurers strictly refuse to cover unoccupied residential dwellings or cap their vacancy allowances at a tight 30 days. 05:31 - The $8,000 Dirt Dumping Disaster: Bob recalls a 2014 four-townhouse development with his son Luke where failing to erect temporary fencing led to an unauthorized truck dumping thousands of dollars worth of excess dirt on their vacant block. 08:55 - The Construction Stage Handover: Why building surveyors and certifiers refuse to stamp your structural approvals until the builder provides physical receipts for all-risks insurance, public liability, and portable long service levies. 11:16 - The Critical Uninsured Gap: The highly dangerous phase between practical completion and purchaser settlement where newbies forget to take back insurance from the builder, leaving their security exposed to catastrophic fire risks. 12:20 - Hidden in the Fine Print: Why the bank's strict requirements to insure the finished building are usually buried deep in six-point font on page 28 of your commercial finance documentation. 14:57 - A Real-Life Insurance Blunder: Bob and Hilary share an ongoing nightmare where their specialized insurance broker accidentally placed their 1993 childcare center asset with a provider that explicitly excluded vacant properties under renovation. 16:01 - Vagrants, Copper, and Flooding: How drug users broke into their unoccupied commercial facility, stripped out the copper ceiling plumbing, and triggered a massive building flood. 17:04 - The Broken Broker Promise: Why their insurance broker initially promised to cover the flood damages via his personal indemnity insurance, only to completely back out once the official quote ballooned past original expectations. 19:31 - Walking Away from the Legal Fight: Why a former in-house insurance lawyer advised them to walk away from a lawsuit, noting that major corporate insurers will intentionally drag out litigation in court for years to bleed standard developers dry. 20:54 - When Bad Turns into Good: How repairing the structural flood damage forced them to tear down walls, unexpectedly exposing deep, hidden toxic mold that would have completely closed down the childcare center after opening. 21:38 - The Commercial Childcare Flipping Model: The unique parameters of retrofitting an existing commercial asset and securing a long-term 15+15-year lease option with an established not-for-profit operator. 23:48 - Reversing the Holding Cost Math: Unlike a residential duplex that bleeds interest while sitting on the market, the substantial cash flow from a leased childcare lease eclipses bank interest, meaning the longer it takes to sell, the more profit they make. 24:47 - Clawing Back the $100,000 Loss: How Bob and Hilary are bypassing real estate agents to sell the finalized $9.5 million asset directly to their private network, saving over six figures in commissions to offset the uninsured repair costs. See omnystudio.com/listener for privacy information.

When you are mapping out a property development, it is easy to get caught up in the excitement of architectural designs, town planning approvals, and construction milestones. However, there is a silent profit-killer lurking in the background that can completely destroy your feasibility study if you get it wrong: Goods and Services Tax (GST). In this highly technical yet absolutely critical episode of the Property Mastermind Podcast, hosts Hilary and Bob unpack the costly GST mistakes that can instantly nuke a developer's profit. Bob shares a staggering example of a $500,000 mistake on a $5 million site purchase and explains why relying on a standard accountant instead of a specialized property accountant can ruin your venture. From a clear, plain-English breakdown of how the GST margin scheme saves you six figures to navigating commercial "going concerns", this episode provides the essential tax frameworks every Australian developer needs to protect their bottom line. Links Attend the 3 Day Workshop: https://www.propertymastermind.com.au/events/3-day-workshop/  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/ Episode Highlights 01:21 - Bob's Tip of the Week: Bob jokes that the secret to a long-lasting relationship is "selective hearing," particularly for men who need to filter out distractions when focusing on complex tasks. 02:53 - The $500,000 Blunder: Bob recalls an expensive real-life mistake where a developer incorrectly handled the GST on a $5 million purchase, completely forfeiting their right to use the margin scheme. 03:33 - The Beginner's Blindspot: Why GST comes as a shock to new developers. While business owners deal with quarterly Business Activity Statements (BAS), everyday employees rarely have direct exposure to complex tax credit systems. 05:14 - Hiring a Specialized Property Accountant: Why general accountants fall short. Bob emphasizes that property tax law has distinct nuances, making it vital to hire an accountant deeply experienced in development. 06:35 - GST Exemptions in Your Feasibility: A breakdown of the development costs that are entirely exempt from GST, including council application fees, local council rates, stamp duty, and land tax. 08:15 - The Margin Scheme Explained: Bob provides a plain-English definition of the margin scheme, explaining how it legally excludes the original land purchase price from your final sales GST calculation. 11:13 - The Mum and Dad Advantage: Why infill developers can easily qualify for the margin scheme when buying older residential homes from everyday families who are not registered for GST. 12:59 - The Mandatory Contract Clause: The critical mistake that disqualifies developers from the margin scheme. Bob warns that both the buyer and seller must explicitly agree to the scheme in writing within the contract before settlement. 14:18 - The $109,000 Math Example: Bob demonstrates the math on a $3.6 million townhouse sale. Forgoing the margin scheme results in a $327,000 GST bill, whereas applying it drops the bill to $218,000—saving a clean $109,000 in profit. 15:15 - The Spec House Trap: A cautionary tale of an uneducated individual who built a spec home in their personal name, resulting in maximum personal income tax and a complete failure to manage mandatory GST thresholds. 17:50 - Commercial Going Concerns: How GST applies to commercial real estate. Bob explains that selling an industrial unit with an active tenant and lease in place classifies the transaction as a "going concern," making it GST-free. 20:40 - Old Houses vs. Substantial Renovations: Why cosmetic renovations on an existing front house remain GST-free, whereas "substantial renovations" (such as jacking the house up or building underneath) trigger a new GST liability. 22:55 - Ignorance is Not a Defense: Bob issues a strict warning that the Australian Taxation Office (ATO) does not accept ignorance of tax law as a defense, with penalties frequently ranging from 50% to 70% of the tax owed. 24:11 - The Five-Year Rule & The Intent Trap: A deep dive into the ATO's historic crackdowns. Bob explains how the ATO successfully used developers' original commercial finance applications to prove their "intent to sell," wiping out their 50% capital gains tax concessions and issuing massive 70% penalties. See omnystudio.com/listener for privacy information.

What if the next highly profitable property development site isn’t in a new suburb across town, but right on the very street you live on? Many everyday property owners are sitting on hidden goldmines without even realising it. These are known as "sleeper sites"—small, local opportunities that require a bit of creative thinking to fully unlock. In this episode of the Property Mastermind Podcast, hosts Hilary Saxton and Bob Anderson teach you how to spot these hidden development nuggets right under your nose. They break down the core checklist for assessing a small site—size, zoning, and frontage—and reveal clever engineering hacks, such as cantilevering buildings over driveways or shifting old houses on stumps to create backyard access. Bob also shares his massive success with corner blocks, details the hidden costs of small subdivisions, and explains why combining a land split with a house build can completely transform your project's feasibility Links Attend the 3 Day Workshop: https://www.propertymastermind.com.au/events/3-day-workshop/  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/   Episode Highlights 01:05 - Bob's Tip of the Week: A surprise credit card notification reveals that Hilary has booked them in to see The Devil Wears Prada for its final night at the Deluxe Theater.02:53 - The 5-Day Challenge: Hilary announces their upcoming free 5-Day Property Development Challenge, hosted in a closed Facebook group to build massive momentum for aspiring developers.04:06 - What is a Sleeper Site? Bob defines these micro-opportunities, which include duplexes, battle-axe blocks, corner block cut-offs, and secondary dwellings or granny flats.06:28 - The Power Triad of Site Selection: Why you must seamlessly tick three non-negotiable boxes—size, zoning, and frontage—before you get excited about a potential site.09:34 - Securing a Council Relaxation: Bob shares how his team successfully obtained a site area relaxation from council on a townhouse project by proving their layout perfectly satisfied all design rules.11:17 - The Cantilever Design Hack: How Bob and his son Luke overcame a narrow street frontage by cantilevering the second storey of their townhouses directly over the driveway.12:00 - The Westfield Exception: How Bob successfully argued for a car parking space relaxation by leveraging proximity to a massive Westfield shopping centre and a train station.15:36 - Unlocking the Backyard: Creative ways to gain mandatory side street access, including shifting an old Queenslander house sideways on its stumps or buying a narrow strip of land from a neighbour.17:06 - Battle-Axe Block Secrets: Understanding the structural difference between a battle-axe block and a hatchet block, and why council rules dictate whether the "ax handle" counts toward your minimum lot size.18:15 - Council Red Tape Variations: Why some progressive councils allow you to sell the front house to pay down debt before building the rear dwelling, while conservative councils force you to build the back house first.22:55 - The Emotional Seller Blunder: A cautionary tale of a mentoring student who missed out on a site because their real estate agent clumsily revealed to an emotionally attached elderly seller that the house would be demolished.25:47 - The Ultimate Corner Block Formula: Bob outlines his 1990s strategy of keeping the existing corner house on its own freehold fee-simple title while constructing a brand new duplex facing the side street.27:51 - The Subdivisions Math Trap: Why everyday land owners ask for "telephone numbers" for their large blocks without factoring in the $100,000+ cost required to physically subdivide the land.28:37 - Transforming Your Feasibility: Why a standalone land split might only yield a poor 3% to 5% return, but adding a house build to the new lot can skyrocket your return on cost to 15% or 16%.See omnystudio.com/listener for privacy information.

Are you waiting for the world to settle down before you finally start your property development journey? If you are constantly waiting for the "perfect time" to begin, you could be waiting forever. In this episode of the Property Mastermind Podcast, hosts Hilary Saxton and Bob Anderson expose the real reasons why aspiring developers sit on the sidelines. They break down five critical roadblocks: why the perfect time never arrives, how fear-mongering media headlines hijack your decision-making, and why every single era comes with its own set of ready-made excuses. Hilary and Bob also introduce the powerful "Rocking Chair Test" to help you avoid a future filled with regret, and explain why education can give you confidence, but only action can guarantee results. If you have been looking for a sign to stop procrastinating and start developing, this episode is exactly what you need.Links Attend the 3 Day Workshop: https://www.propertymastermind.com.au/events/3-day-workshop/  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/ Episode Highlights 00:24 - The Five Roadblocks: Hilary outlines the episode's core topics: the perfect time never arriving, headlines hijacking decisions, excuses of the era, the rocking chair test, and the role of education. 02:30 - Bob's Tip of the Week: You can stop spending money and you can stop making decisions, but the one thing you can absolutely never stop is getting older. 05:56 - Point 1: The Perfect Time Never Arrives: Why sitting back and waiting for the stars to perfectly align before starting your first project is a guaranteed path to doing nothing at all. 08:14 - Point 2: Headlines Hijack Decisions: How negative, clickbait media headlines sell fear and stop everyday people from taking calculated, life-changing risks in the property market. 12:23 - Point 3: Every Era Has Its Excuse: Whether it is high interest rates, changing governments, or rising build costs, Bob explains why there will always be a convenient excuse not to start. 17:47 - Point 4: The Rocking Chair Test: Hilary challenges listeners to picture themselves at 85 years old on a rocking chair, looking back at their lives—will you be filled with pride for taking a chance, or haunted by the "future of regret"?. 22:52 - Point 5: Education Gives Confidence, Not Guarantees: Why buying a course or finding a mentor will build your competence, but it is ultimately up to you to pull the trigger and take action. 29:21 - The 5-Day Challenge: Hilary announces an upcoming 5-Day Challenge designed to push aspiring developers off the sidelines and into action through daily, guided Facebook Live sessions.See omnystudio.com/listener for privacy information.

Do you ever wonder if those massive property development profits are actually real? For beginners, it is easy to look at the numbers and assume they are either exaggerated or completely out of reach for everyday people. In this episode of the Property Mastermind Podcast, hosts Hilary and Bob provide the ultimate proof that beginners need to see. They break down a real-life case study from one of their mentoring students, Tom Evans, who recently presented his first project at their Gold Coast workshop. Starting with a 350-square-metre block in Margate purchased for $375,000, Tom built three townhouses that resulted in a staggering $607,000 profit. Bob and Hilary unpack the exact feasibility numbers, discuss why a 52.6% return on cost is absolutely phenomenal, and explain how Tom acted as the "CEO" of his project to coordinate a highly successful build. If you have been sitting on the fence, this episode is the reality check you need to get started.Links Attend the 3 Day Workshop: https://www.propertymastermind.com.au/events/3-day-workshop/  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/   Episode Highlights 02:19 - Bob's Tip of the Week: "You are the CEO of your project." Why developers shouldn't get bogged down in the tools, but rather act as the orchestrator who coordinates the professionals. 04:06 - The Workshop Energy: Hilary reflects on the phenomenal atmosphere at their recent 3-day Gold Coast workshop and introduces Tom Evans’ incredible case study. 08:34 - The Margate Deal Breakdown: A deep dive into Tom's site—a 350-square-metre block in Margate, Queensland, bought for just $375,000. 10:48 - The Final Numbers: Revealing the feasibility results. With a Total Development Cost (TDC) of $1.268 million and gross sales of $1.875 million, Tom walked away with an incredible $607,000 profit on his first deal. 11:51 - A 52.6% Return on Cost: Bob explains why a 52% margin is massive, especially when banks typically only require a 15% to 20% margin to approve commercial finance. 14:14 - The Importance of Contingency: How Tom correctly utilized a 5% contingency to buffer unexpected costs, ensuring his feasibility remained rock solid throughout the build. 17:09 - Building the Dream Team: How Tom successfully leaned on his mentor, town planner, and finance broker to orchestrate the development, proving that you don't need to know everything if you hire the right team. 24:20 - Overcoming the Fear: Why beginners need to stop letting fear hold them back and realise that life-changing, $600k+ profits are entirely possible with the right education and action. See omnystudio.com/listener for privacy information.

When you are starting in property development, it is easy to look at massive apartment blocks and multi-stage subdivisions and think that "bigger is always better." But what if small, fast projects are actually the secret to a safer and more profitable portfolio? In this rapid-fire episode of the Property Mastermind Podcast, hosts Hilary Saxton and Bob Anderson unpack exactly when and why small developments beat big ones. They discuss the undeniable advantages of smaller projects, including lower capital requirements, reduced risk, and the ability to leverage fast-track council approvals. Bob shares an incredible story of a mentoring couple who flipped a small site with a development permit for a $600,000 profit without even picking up a hammer. From understanding the true meaning of "highest and best use" to avoiding the trap of squeezing too many townhouses onto a tiny block, this episode is packed with rapid-fire wisdom for developers at every level. Links Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/ Episode Highlights01:45 - The $600k Flip: Bob shares the ultimate small development success story—a couple who secured an option on a property, obtained a development permit, and flipped the site for a massive $600,000 profit without ever starting construction. 03:23 - The Capital Trap: Why going "bigger too early" is a dangerous game. Bob explains why putting your very last cent into a deal leaves you vulnerable when inevitable construction blowouts occur. 04:06 - The Need for Speed: How smaller developments leverage fast-track approval systems (like CDCs in NSW or RiskSmart in QLD) to complete projects in 16 months instead of 24, massively improving your return on investment. 05:41 - The Beginner's Baseline: Why a novice developer learns exactly the same lessons building three townhouses as they do building nine, but with a fraction of the financial risk. 07:20 - Highest vs. Best Use: Why the "highest" use of a site (maximum density) is rarely the "best" or most profitable use if it doesn't align with local market demand. 09:48 - The Overcrowding Mistake: The danger of squeezing five poorly-designed townhouses onto a site meant for four. Buyers will punish poky floor plans and tiny living spaces, making the four-townhouse option far more profitable. 16:43 - Old-School Wisdom: Bob shares a piece of advice from an old Italian builder: "You never go broke making a profit." If a simple, highly profitable deal is staring you in the face, take it.19:27 - Scaling Up: Why an experienced developer would rather build one 12-pack of townhouses instead of three 4-packs simultaneously. It comes down to the massive savings in project management time and economies of scale. See omnystudio.com/listener for privacy information.

What is the difference between doing a property development and actually being a property developer? The answer is a pipeline. A pipeline is a continuous flow of projects that ensures a continuous flow of income, yet the vast majority of developers never manage to build one. In this milestone 250th episode of the Property Mastermind Podcast, hosts Hilary Saxton and Bob Anderson celebrate five years of podcasting by tackling the biggest roadblock to scaling a development business. They unpack the psychological and financial traps that cause developers to stall, from the dangerous habit of waiting for one project to finish before starting the next, to simply running out of their own cash. Bob explains why leveraging investors is the ultimate key to continuous growth, why "Shiny Object Syndrome" destroys momentum, and how to treat your development journey as a highly profitable business rather than a part-time hobby. Links Attend the 3 Day Workshop: https://www.propertymastermind.com.au/events/3-day-workshop/  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/ Episode Highlights01:07 - A Podcast Milestone: Hilary and Bob celebrate reaching episode 250, marking almost five years of the Property Mastermind Podcast!02:40 - Bob's Tip of the Week: "Don't celebrate too early." Why getting finance approval or a signed contract isn't the finish line—wait until the money is actually in your bank account.06:05 - Defining the Pipeline: What a property development pipeline actually is (having projects in overlapping phases: planning, construction, and settlement) and why it is essential for continuous income.12:31 - The "One at a Time" Trap: Why waiting to get your first project "out of the ground" or completely finished before looking for your next site will leave you with a 12-to-24-month income gap.16:32 - The Capital Ceiling: How relying solely on your own cash limits your pipeline. Bob explains why shifting to using investors and joint venture partners is mandatory for scaling.23:17 - The Comfort Zone: How a massive payday from a successful project can actually ruin your pipeline by making you too comfortable and lazy to start the next one.28:16 - Shiny Object Syndrome: The danger of abandoning your successful, proven strategy (e.g., townhouses in a specific patch) to chase a new, distracting trend (e.g., commercial builds or rooming houses) in an area you don't understand.36:18 - Business vs Hobby: Why building a pipeline requires you to treat property development as a serious business with systems and a team, rather than a side hustle you do in your spare time.43:26 - Masterclass Announcement: Hilary shares details about their upcoming online property development masterclass on the 28th of April.See omnystudio.com/listener for privacy information.

In property development, you do not want to be the most creative person on the market. Instead of trying to reinvent the wheel, success often comes down to observing patterns and replicating exactly what is already working in your specific patch.In this episode of the Property Mastermind Podcast, hosts Hilary Saxton and Bob Anderson discuss the massive financial benefits of replicating successful development formulas. They explain why being a "pioneer" is a dangerous strategy, sharing a cautionary tale of a developer who built apartments in Beenleigh when the market only wanted houses and townhouses. Bob also shares his own success story of replicating the exact colour palette and fixtures of a sold-out Melbourne project to guarantee his apartments would appeal to buyers. Whether you are deciding on ceiling heights, pool placement, or the size of a roller door, this episode will teach you how to give the market exactly what it wants. Links Attend the 3 Day Workshop: https://www.propertymastermind.com.au/events/3-day-workshop/  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/ Episode Highlights 02:02 - Bob's Tip of the Week: "If at first you don't succeed, try, try again". Bob shares how mentoring students Andrew and Jess bounced back from missing out on a deal to successfully securing another great site shortly after.  05:35 - Pick Your Patch: Why you shouldn't try to take on a whole city, but instead focus on becoming the local expert in a specific area. 08:35 - The Danger of Being a Pioneer: Why you should never be the first person to try something new in an area. Bob shares the story of a developer who built apartments in Beenleigh when the market demand was strictly for houses and townhouses, resulting in a costly failure. 11:52 - Micro-Level Market Research: How even tiny details matter, such as placing a pool on the north side versus the south side of a street, which can result in a $50,000 difference in sale price. 14:13 - The Eccentricity Trap: Why building a design that appeals to your personal, eccentric tastes instead of the broader market will leave your property languishing unsold. 15:30 - The Melbourne Apartment Strategy: Bob reveals how he guaranteed the success of an apartment project by asking local marketing agents for the exact colour palettes and fixtures of their most successful recent project, and then copying them entirely. 30:49 - Listening to the Market: Hilary and Bob discuss their current industrial project ("Elevate") and how meeting with three commercial real estate companies beforehand led them to include high-demand features like larger mezzanines, higher roller doors, and a massive power transformerSee omnystudio.com/listener for privacy information.

Finding a profitable property development site often means looking where your competitors aren't. In this episode of the Property Mastermind Podcast, Hilary Saxton and Bob Anderson reveal how developers uncover lucrative off-market deals. They explain the difference between on-market and off-market properties , and why dealing directly with a seller provides the ultimate advantage: less competition and more time to negotiate. Bob shares his expert strategies for sourcing these hidden gems, from building genuine relationships with real estate agents to identifying the right buyer's agents who actually understand zoning and feasibilities. You will also hear about direct-to-vendor tactics like letterbox drops—including a wild story of a coffee-stained letter that secured a deal five years after it was sent! Links Attend the 3 Day Workshop: https://www.propertymastermind.com.au/events/3-day-workshop/  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/ Episode Highlights02:15 - Bob's Tip of the Week: When it comes to Easter eggs (and property deals), quality is far more important than quantity. 03:40 - On-Market vs. Off-Market: The true definition of an off-market property and the many reasons vendors choose to keep their sales private, from avoiding open homes to family illness. 07:42 - The Off-Market Advantage: Why the lack of competition and the luxury of time make off-market deals so appealing for developers. 11:12 - Reversing the Chase: How to build relationships with local real estate agents so they eventually start bringing the deals directly to you. 13:54 - Buyer's Agent Traps: How to avoid "experts" who just regurgitate https://www.google.com/search?q=realestate.com.au alerts , and why you need a buyer's agent who truly understands development feasibility and zoning. 21:49 - Direct-to-Vendor Tactics: The pros and cons of door-knocking (and why you usually just end up talking to renters) versus direct mail campaigns. 24:54 - The Council Hack: A highly proactive strategy for finding off-market sites by searching council records for recently lodged development approvals where the owner might just want to sell. 36:26 - The Five-Year Letter: A crazy success story of a mentoring student who secured a deal from a coffee-stained letter he sent to an owner half a decade earlier.See omnystudio.com/listener for privacy information.

There is an old saying in property development: the best deals you ever do are often the ones you walk away from. But how do you know when a problem is a minor hurdle, and when it is a complete deal killer? In this episode of the Property Mastermind Podcast, Hilary Saxton and Bob Anderson dive into the critical "Due Diligence Red Flags" that can destroy a property development deal. Using Bob's "traffic light" system, they explain how to identify a hard red light (like an un-fillable flood zone) versus an amber light (like an overland flow path) that can be turned green with clever design. From spotting dodgy sellers who use cheap conveyancers to unearthing million-dollar stormwater pipe issues, Bob shares the hard-earned lessons from his 40-year career. If you want to know when to hold 'em and when to fold 'em, this episode is your ultimate guide to due diligence survival. Links Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/ Episode Highlights01:47 - Bob's Tip of the Week: A close call with a sudden downpour reminds us that saving the day sometimes just requires a quick phone call (and a great cleaner to shut the windows!).03:41 - The Quickest Deal Killer: Bob recounts a site visit that looked perfect on the surface, only for a quick online council search to reveal it was 1.8 metres underwater in a flood zone.07:34 - What Happens to Bad Sites? In the case of the flooded block, the previous house fell apart, and the council eventually bought the entire row to turn it into parkland because it was undevelopable.10:21 - The Traffic Light System: Bob explains his due diligence methodology. Red means a potential deal killer, Amber means there might be a solution, and Green means the problem is solved.10:37 - The "Downhill Slope" Red Flag: Why a block that slopes away from the road immediately triggers a red flag regarding gravity-fed sewer and stormwater connections (and how to turn it green by negotiating with neighbours).13:08 - Flooding vs Overland Flow: Understanding the crucial difference between a site that goes underwater during a flood, versus a site that simply experiences temporary "overland flow" during heavy rain (which can often be solved with design).18:19 - Naysayers and Hidden Agendas: Why you should be wary of advice from ill-informed friends, Facebook groups, or overly cautious lawyers who want to avoid any potential liability.19:01 - The Ultimate Consultant: Why a private Town Planner is the most important person on your due diligence team when it comes to securing council approvals.26:34 - A 400-Lot Disaster: Bob shares a story from his time managing a large development company, where the boss bought a 400-lot site without checking the stormwater capacity, resulting in a massively expensive 1km pipe upgrade.29:22 - Dodgy Sellers: Why Hilary and Bob willingly walked away from a $10,000 due diligence investment because the sellers were disorganised, cheap, and used a conveyancer who couldn't handle a commercial option contract.See omnystudio.com/listener for privacy information.

Ever wondered if you can unlock your superannuation to fund a property development? It is a popular question, but the ATO rules are incredibly strict! In Episode 246 of the Property Mastermind Podcast, Hilary Saxton and Bob Anderson break down exactly what you need to know before using a Self-Managed Super Fund (SMSF) in the real estate game. Bob explains why investors leave industry funds to chase better than the average 7% return , why accountants generally recommend a minimum balance of $200,000 to get started , and the massive tax benefits of taking control of your retirement savings. Crucially, they answer the ultimate question: Can you develop in your own SMSF? You'll learn why the answer is usually "no" if you need to borrow money , the rare exceptions for cash-funded projects , and how you can act as an external "Loan Partner" to potentially earn 10-17% returns on other people's developments. Disclaimer: The information in this episode is for general discussion only and does not constitute financial, legal, or tax advice. Always consult a licensed professional. Links Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/ Episode Highlights00:00 - Welcome & Our Gold Stevie Award Win! 02:10 - Bob’s Tip of the Week: Beware of Australian "Dinosaurs" 05:12 - Why do people switch to a Self-Managed Super Fund? 07:26 - The $200k minimum threshold for an SMSF 10:11 - Property development and SMSFs: How do they work together? 13:26 - Can you develop in your own SMSF? (The borrowing rules) 15:11 - The unrelated 50/50 joint venture loophole 17:09 - The "Loan Partner" strategy (earning 10-17% interest) 19:15 - The 15% tax environment and pension phase benefits 29:53 - How to get your free SMSF ChecklistSee omnystudio.com/listener for privacy information.

The first 12 months of your property development journey are often the most challenging, confusing, and critical. How you navigate this first year will determine whether you build a successful, profitable career, or simply add another expensive mistake to the statistics. In this episode of the Property Mastermind Podcast, hosts Hilary Saxton and Bob Anderson provide a roadmap for surviving and thriving in your first year as a developer. They explore the psychological hurdles you will face, from the fear of paying for education to the temptation of allowing everyday life—work, family, and holidays—to derail your momentum. Bob shares his practical strategies for managing consultants , explaining why being a "squeaky wheel" and paying invoices immediately will ensure your project stays on track. Whether you are starting with plenty of cash or looking to attract your very first investor, this episode unpacks the daily habits and mindset shifts required to transform from a novice into a confident property developer.Links Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/   Episode Highlights01:27 - The "Deal or No Deal" Masterclass: Bob discusses the recent live session where he broke down the due diligence process for a duplex and a 7-townhouse project (now available on YouTube).06:03 - The Value of Education: Why the upfront cost of learning how to develop property is an exponential investment that pays off across every future project.08:52 - The Biggest Threat to Your First Year: How daily life—work, family, and social events—steals your time and diminishes your focus on your development goals.12:27 - The "Holiday Trap": Why taking a three-week holiday to Bali might feel good now, but won't change your life like completing your first property development will.14:05 - The Two Roads of Development: Understanding the difference between starting with your own capital versus needing to find investors, and how the strategies differ.16:26 - The "Hot Site" Warning: Why trying to find investors after securing a site with a tight 30-day settlement puts you under immense, unnecessary pressure.20:59 - Assembling Your First Team: The crucial initial hires for a small subdivision or duplex, including a town planner, surveyor, and building designer.26:13 - The Importance of Momentum: Why you must constantly look ahead and run tasks simultaneously (like applying for finance while finalising building approvals) to avoid costly delays.28:30 - How to Manage Consultants: Bob's two rules for getting priority service—pay your invoices the day you get them, and be the professional "squeaky wheel" following up on promised deadlines.33:18 - The $1,000/Day Delay: A real-life example of a childcare renovation where waiting on a police report was costing $1,000 a day in holding costs, and how taking decisive action saved the budget.See omnystudio.com/listener for privacy information.

When developing property, design isn't just about aesthetics—it is a critical driver of your bottom line. A brilliant design can maximize your sale price, while a poor one can blow out your construction costs and leave your property languishing on the market.In this episode of the Property Mastermind Podcast, hosts Hilary and Bob explore the high-stakes world of design decisions. Inspired by a recent collaboration with Adrian Ramsay from the "Talk Design" podcast, they unpack why over-specifying your finishes will eat into your profits, but under-specifying will punish you even more when buyers make lowball offers. Bob shares his war stories, from the disastrous "pink duplex" filled with eccentric (and unsellable) choices to the architect whose apartment designs were stunning but practically unbuildable. Learn why you must lock in your design brief early, how simple changes like increasing ceiling heights can dramatically boost perceived value, and why squeezing an extra townhouse onto a block might actually be the worst financial decision you can make.Links Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/ Episode Highlights 01:31 - Bob's Tip of the Week: If you think you can make design changes mid-construction without it costing you a fortune, "you're dreaming". 06:29 - The Cost of Bad Design: How inappropriate design choices can either alienate your target market or result in an unnecessarily expensive build. 09:00 - Over-spec vs Under-spec: Why spending too much on luxury fittings reduces your margin, but under-spending will result in buyers severely punishing your final sale price. 10:47 - The "Cheap Stove" Example: How saving $1,500 on a cheap, outdated upright stove can cause buyers to drop their offer by $20,000 because it plants a seed of doubt about the entire build. 14:04 - The Briefing Process: Why developers cannot simply ask an architect for "four townhouses" and walk away; you must provide a detailed brief based on thorough market research. 15:32 - The "Pink Duplex" Disaster: A cautionary tale of developers building an eccentric, overly personalized design that failed to sell because it didn't appeal to the broader market. 18:11 - More is Not Always Better: How squeezing five townhouses onto a site meant for four results in compromised, unsellable floor plans. 27:12 - Amending Existing Approvals: Bob shares how he legally altered an existing council approval to add ensuites and extra bedrooms without triggering a massive reassessment. 32:01 - High ROI Design Tweaks: Why spending a little extra to increase ceiling heights from 2.4m to 2.7m (or even 3m) dramatically increases the feeling of spaciousness and buyer appeal. 35:38 - The Unbuildable Architect: The danger of hiring architects who design stunning buildings where the wet areas don't stack, making plumbing and construction prohibitively expensive.See omnystudio.com/listener for privacy information.

Getting a "no" from a financier can feel like a punch in the gut, especially after you have poured time and money into finding what you think is the perfect development site. But before you take it personally, it is crucial to understand why the money didn't come through. In this episode of the Property Mastermind Podcast, Hilary and Bob pull back the curtain on the world of commercial property finance. They explain the critical role of the bank valuer as the ultimate "gatekeeper" and why a slightly bad valuation can kill your deal. Bob shares wild stories from the trenches, including securing a multi-million dollar loan in just four hours after a primary lender pulled out right before settlement. You will learn the difference between retail and commercial brokers, why financiers care so deeply about your profit margin, and the most common reason developers get rejected (hint: the deal was never actually good to begin with). Links Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/ Episode Highlights: 01:04 - Bob's Tip of the Week: Why an experienced commercial finance broker is worth their weight in gold when you need to fund a project.03:47 - The Broker Difference: Why you must use a commercial broker, not a retail broker, for property development finance.05:34 - The Two Stages of Finance: Understanding how acquisition finance and construction finance work, and why the construction lender usually pays out the first lender.09:05 - The Gatekeeper: Why the valuer's report is the single most important factor in a financier saying "yes" or "no."14:22 - The Valuation Lottery: A crazy story showing how two different valuers from the exact same firm can provide wildly different valuations on the same project a week apart.18:35 - Finding Solutions: How to salvage a deal when a valuation comes in slightly low (e.g., by securing a few extra pre-sales instead of adding more equity).21:21 - Understanding Margins: Why financiers demand a certain profit margin (e.g., 15%) as a risk buffer, and how the non-bank sector adjusts these requirements to stay competitive.28:17 - The "Lucky" Developer Myth: Why some inexperienced developers mistakenly think they are geniuses because a rising post-COVID market temporarily hid their terrible feasibility mistakes.30:51 - Bob's Four-Hour Approval: A high-stakes story of a major financier pulling out right before settlement, and how Bob's meticulous paperwork allowed him to secure a new loan from a non-bank lender in just four hours.38:55 - The Harsh Reality: The most common reason financiers say "no" is simply because the developer presented a "crap deal" based on a flawed feasibility study.See omnystudio.com/listener for privacy information.

Walking away from a property development deal can be incredibly difficult, especially after you have invested significant time, emotion, and money. However, pushing forward with a flawed project or hoping the market will miraculously save your margins is a recipe for disaster. In this episode of the Property Mastermind Podcast, hosts Hilary Saxton and Bob Anderson discuss exactly when and why you need to walk away from a deal. Drawing on real-life examples, including a "shonky" industrial site and a joint venture that didn't align with their values , they unpack the dangers of letting emotion override logic. You will learn why "cheap insurance" like flood reports can save you millions , why you must always calculate your feasibility on today's numbers , and how to ensure you always have a contractual "back door" exit strategy before committing.Links Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/ Episode Highlight:01:59 - Bob's Tip of the Week: Dress for the weather! A lesson learned the hard way after a freezing, rainy walk following a wedding in Queenstown, New Zealand.03:17 - The sunken cost fallacy: Why developers find it so hard to walk away after investing time and emotion into finding a site.06:20 - The "Hope Strategy": A cautionary tale of a developer who bought an 11% margin deal, hoping the market would lift it to the bank's required 15% (it didn't).10:28 - Emotion vs Logic: How desperation causes developers to doctor their feasibility numbers, falsely inflating sale prices or artificially underestimating build costs.14:42 - The "Field of Dreams" myth: Why "build it and they will come" does not work in property. You must research what the market actually demands.16:44 - Managing time delays: How unexpected council holdups erode your profits through accumulated interest holding costs.18:15 - Big developers make big mistakes: Bob shares a story of a 400-lot subdivision error that required a massive 1-kilometre stormwater pipe.20:22 - The "Shonky" Sellers: Why Hilary and Bob walked away from a $10,000 due diligence investment because the sellers and their conveyancers were dodgy.23:26 - Cheap Insurance: How a $4,000 flood assessment report saved Bob from a disastrous 22-townhouse overland flow nightmare.24:12 - Walking away from people: The story of Mint Developments walking away from a joint venture partner over misaligned ethics and values.27:02 - The ultimate safety net: Always ensure you have a "back door" (like a due diligence clause) before signing a contract.See omnystudio.com/listener for privacy information.

Are you accidentally lying to yourself to make a property deal look good on paper? It is the most common, and most expensive, mistake new developers make. In this episode of the Property Mastermind Podcast, Hilary Sacks and Bob Anderson dissect the "lies" developers tell themselves when running a feasibility study. From assuming you can negotiate a builder's quote down by $250k, to inflating future sale prices just to make the numbers stack, Bob explains why emotion is your worst enemy in development. They discuss the difference between a project being "profitable" versus "viable," why financiers will reject a deal even if it makes money, and why "luck" (like a booming post-COVID market) is not a sustainable business plan. If you want to learn how to crunch the numbers like a professional and ensure your next project gets funded, this episode is a must-listen. Links Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/ Episode Highlight: 01:07 – Bob’s Tip of the Week: Don't trust the weather forecast (or a bad feasibility study). A story about getting caught in the rain highlights the danger of relying on inaccurate information. 03:00 – The Biggest Issue: Bob reveals the #1 problem with new developers—they simply don't understand the numbers or what needs to be included in a feasibility study. 04:02 – The Danger of "Small" Errors: Why death by a thousand cuts applies to your feasibility. Leaving out small costs will ultimately destroy your profit margin. 04:36 – The Build Cost Delusion: Why you cannot just assume you can "work a builder over" to shave $250k off a quote just to make your deal work. 06:55 – The GST Trap: A cautionary tale of a developer who agreed to a build price, only to discover the builder hadn't included GST—a massive 10% blowout before construction even started. 08:33 – Time is Money: Why being overly optimistic about your construction timeline in your feasibility is a lie that will erode your profits through daily interest charges. 10:53 – The Sale Price Lie: The temptation to inflate your estimated sale price based on what it might be worth in two years, and why the bank valuer will tear that assumption apart. 14:38 – Self-Sabotage: On the flip side, why being too conservative (overestimating costs and underestimating sales) will kill perfectly good deals. 18:14 – The Finance Reality Check: A story of a naive developer who thought he could fund a major student accommodation project with a 10% deposit and mortgage insurance. 23:22 – Profitability vs. Viability: Why a project that makes a $250k profit might still be rejected by a financier if the profit margin percentage is too low for the risk involved. 29:21 – The Right Tools: Why you cannot rely on a generic spreadsheet from a friend; you need a proper property development feasibility calculator that handles GST and compounding interest accurately.See omnystudio.com/listener for privacy information.

When you look at a property development feasibility, you see a dollar profit figure. But is making a profit enough to make the project viable? In this episode of the Property Mastermind Podcast, Hilary Sacks and Bob Anderson dive into the critical world of Property Development Margins. They debunk the myth that you always need a 20% margin to succeed, explaining how project size, complexity, and risk dictate the returns required by financiers. Bob shares a war story of a "skinny deal" where he had to value engineer every cost with his builder just to scrape over the line, and why he wishes he had built four townhouses instead of five. Whether you are aiming for a quick land subdivision or a complex apartment block, this episode reveals the numbers you really need to hit to get your project funded and profitable. Links Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/ Episode Highlight:01:54 – Bob’s Tip of the Week: A painful lesson in sun safety—not all sunblocks (or property deals) are created equal! 03:07 – What is a Margin? Bob defines the "Developer's Margin" (Return on Cost) as profit expressed as a percentage of total costs. 05:27 – The 20% Myth: Why the old "golden rule" of a 20% margin doesn't apply to every project, and how smaller, lower-risk deals can succeed with less. 07:30 – Risk vs. Return: Why a complex 60-unit apartment block requires a much higher margin (buffer) than a simple 2-lot subdivision. 12:23 – Viability vs. Profitability: Just because a project makes a profit doesn't mean it's worth 2 years of your life. Is the juice worth the squeeze? 13:57 – The Financier's View: Why your project might be profitable for you but still get rejected by a bank if it doesn't meet their margin requirements (e.g., 17% vs 12%). 20:33 – Industrial Margins: A look at Bob and Hilary's current industrial project, aiming for a 25-30% margin due to the higher perceived risk of the asset class. 22:30 – Feasibility Evolution: How "estimates" become "actuals" throughout the project life cycle, refining your margin as you go. 24:32 – Bob’s "Skinny Deal": A candid story about a 5-townhouse project with a razor-thin margin that required intense value engineering to complete. 30:28 – The Lesson of Hindsight: Why Bob admits he should have built four better townhouses instead of squeezing five onto the block.See omnystudio.com/listener for privacy information.

How many life-changing decisions do you avoid because you're simply too tired to make them? In property development, indecision isn't just frustrating—it's expensive. In this episode of the Property Mastermind Podcast, Hilary Sacks and Bob Anderson tackle the silent killer of success: Decision Fatigue. They explore why delaying choices clutters your mind (like a stage filled with monkeys on unicycles), why you should never make big decisions after 5pm, and the frameworks experienced developers use to act decisively. Bob shares a painful $900k mistake caused by procrastination, while Hilary explains how to "reverse engineer" your future self to overcome fear. Whether you're stuck in analysis paralysis or just need a push to start your first project, this episode will help you clear the mental clutter and take action. Links Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/ Episode Highlight:01:43 – Bob’s Tip of the Week: "It ain't over 'til it's over." Why age is just a number in property development (featuring a UFC analogy). 04:09 – Taking Responsibility: Why your dreams are your responsibility, and waiting for the "perfect time" is a trap. 06:33 – Decision Fatigue Explained: How the sheer volume of decisions in a development project can wear you down, and why the "mental load" of unmade decisions clutters your brain. 09:47 – The "Stage" Analogy: Hilary explains David Rock's neuroscience concept: unmade decisions are like actors on a stage, distracting you from the main performance. 12:53 – The Elephant in the Room: How looking at the entire project at once (the elephant) causes paralysis, instead of focusing on the next small step. 14:14 – The $400k Question: Bob asks: "What would you be prepared to do for $400,000 profit?" 17:21 – The Cost of "Fluff": Why learning irrelevant information (from bad courses) clutters your decision-making process. 19:28 – The "No Brainer" Decision: Hilary shares her recent purchase of a childcare centre and why confidence comes from knowing your risk factors. 25:46 – The 5pm Rule: Why you should never make critical decisions late in the day (and the research on judges' parole decisions that proves it). 30:00 – Bob's $900k Regret: A painful story of missing out on a profitable site because he put off reviewing the feasibility for two weeks. 33:08 – Bob's Decision Framework: How to use "non-negotiables" (like profit margin) to remove emotion and make faster, safer decisions.See omnystudio.com/listener for privacy information.

Life rarely goes according to plan. When Mary lost her husband Mike in 2021, she faced a crossroads: let grief consume her, or honour their shared dream and keep moving. In this deeply moving episode of the Property Mastermind Podcast, Hilary sits down with Mary to discuss a journey that is about so much more than bricks and mortar. Mary opens up about starting property development in her "nanna years," navigating the heavy fog of grief, and the critical role that community and mentorship played in rebuilding her confidence. From false starts and changing patches to standing proudly in front of her duplex project as the roof goes on, Mary’s story is a powerful testament to resilience. This episode proves that whether you are 25 or 75, it is never too late to reinvent yourself and build a legacy. Links Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/ Episode Highlight:01:13 – The Decision to Continue: Mary shares why she chose to pursue property development shortly after losing her husband, rather than putting her dreams on hold. 04:15 – A Two-Pronged Support System: The importance of having both emotional support (to keep moving) and technical support (to ensure the numbers stack) during the early stages. 09:49 – The "Rescue" Moment: A behind-the-scenes look at how Hilary and Bob stepped in financially to help a student save a deal when the bank deadline loomed. 12:25 – The Power of Community: Why attending workshops and connecting with other students is vital for overcoming the isolation of being a solo developer. 19:44 – The Turning Point: How Mary recovered from a lost site by making the brave decision to change her "patch" and start fresh in a new area. 21:11 – Project Update: From a vacant block to a near-complete build—Mary walks us through the current status of her duplex project. 24:37 – The Confidence Shift: How mastering the language of property has changed how Mary speaks to brokers, accountants, and builders. 27:55 – Building a Legacy: Mary’s "Why"—creating multi-generational wealth and the ability to travel. 33:14 – The "Lazy Money" Realisation: One of Mary's biggest takeaways: you don't need your own money to start; you just need to find investors with "lazy money" looking for a return.See omnystudio.com/listener for privacy information.

In property development, the old saying "time is money" isn't just a cliché—it is the difference between a profitable project and a financial disaster. With holding costs accumulating every single day, how do you ensure your project stays on track, or better yet, finishes early? In this episode of the Property Mastermind Podcast, Hilary Sacks and Bob Anderson dive deep into the critical topic of timeframes. They unpack the most common causes of project delays—from the "procrastination phase" before you even start, to the unpredictability of council approvals. Bob shares his strategies for managing consultants, explaining why choosing the cheapest surveyor might actually cost you more in the long run, and why you should treat your project management with the urgency of burning $50 notes. Whether you are battling council bottlenecks or managing frustrated investors, this episode provides the blueprint for keeping the ball rolling every single day. Links Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/   Episode Highlight:01:17 - Bob's Tip of the Week: Why the only thing faster than your Council approval is your expectation of it. 02:28 - The #1 cause of delays before you even start: How "fence-sitting" and the "I'll do it when..." mindset kills projects. 03:49 - The golden rule of project management: "Keep the ball rolling every day." 07:56 - Price vs. Speed: Why paying a consultant slightly more for immediate availability is smarter than waiting weeks for the cheaper option. 11:44 - Managing Council: How submitting compliant applications and using well-connected town planners can speed up the "uncontrollable" approval process. 14:54 - The "hidden" timeframe: Why you must account for the 1–2 months it takes just to prepare your application before lodging. 16:07 - Fast-tracking strategies: Using Complying Development Certificates (CDC) and RiskSmart to bypass standard council queues. 24:21 - The "Simultaneous" Strategy: How to wear multiple hats (finance, marketing, construction) at once to slash holding costs. 25:37 - A critical mistake: Why waiting until construction ends to apply for titles burns money needlessly. 32:44 - The visual cost of delay: Imagine taking cash out of your wallet and burning it to understand the true cost of daily interest.See omnystudio.com/listener for privacy information.

It's a new year and a new opportunity to build your property development future, but are you already making the critical mistakes that could cost you thousands? In this episode of the Property Mastermind Podcast, Hilary Sacks and Bob Anderson reveal the "Top 5 Mistakes Developers Make" (and how to avoid them in 2026). From the dangerous "DIY mentality" to the subtle errors in feasibility studies that can turn a profitable deal into a loss, they unpack the pitfalls that catch out even experienced investors. Bob shares a real-life horror story of a developer who nearly bought a site based on a plumber's casual build estimate, and why taking advice from the wrong people—including well-meaning friends on Facebook—can be the fastest way to lose your money. If you want to ensure your next project is a success, this episode is your essential checklist. Links Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/   Episode Highlight:01:54 – Bob’s Tip of the Week: Not all sunscreens are created equal! A painful lesson in choosing the right protection (much like choosing the right consultants). 04:38 – Mistake #1: Lack of Knowledge: Why you wouldn't fix a steam engine without knowing how it works, yet people jump into property development "on the hop." 08:11 – Bob’s Early Mistake: Thinking the market never changes. How Bob's first boom-time success led to overconfidence and a harsh lesson when the Gold Coast market turned. 12:14 – Mistake #2: Overconfidence & DIY: The danger of "luck" masquerading as a business plan, especially post-COVID, and why doing it all yourself is a trap. 14:11 – Mistake #3: Feasibility Errors: The "Big Three" numbers you must get right (Sale Price, Land Cost, Build Cost). 17:21 – The GFA Trap: How one developer's misunderstanding of "Gross Floor Area" (measuring from inside walls vs outside) and forgetting garages led to a massive budget blowout. 21:08 – Mistake #4: Lack of Results (Insanity): Doing the same thing over and over and expecting a different result. If you can't find a site, something needs to change. 24:12 – Mistake #5: Taking Wrong Advice: The story of a workshop attendee who was days away from buying a site based on his plumber mate's "guestimate" build cost (which was 20% too low). 27:29 – Facebook "Deals": Why you should never trust a deal pitched on social media without doing your own rigorous due diligence.See omnystudio.com/listener for privacy information.

As we kick off a brand new year, the biggest hurdle for most aspiring developers isn't finance or finding a site—it is the battle going on between their ears. How do you build the confidence to take that very first step, or the next big leap, in property development? In this episode of the Property Mastermind Podcast, Hilary and Bob dive deep into the psychology of success. Bob shares his personal origin story, revealing how a life-altering car accident at age 22 forced him into property and why starting "fearless" (and perhaps a little naive) was his greatest asset. Hilary introduces a powerful "Eulogy Exercise" to help you reverse-engineer your life goals and defeat imposter syndrome. Whether you are battling analysis paralysis or just need a push to start looking at sites, this episode provides the mental building blocks you need to make 2026 your best year yet. Links Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/   Episode Highlight:01:36 – Bob’s Tip of the Week: Confidence is like a building—it is built one brick at a time. Every small action lays a foundation for the next. 05:30 – Bob’s Origin Story: How a serious car accident at 22 left Bob bedridden but financially desperate, forcing him to take action and enter the property market. 06:33 – The "Fearless" Advantage: Why not knowing what could go wrong gave Bob the "ten-foot tall and bulletproof" confidence to land his first deal. 12:14 – Recognising Small Wins: Why we often forget our achievements and how listing them can cure "imposter syndrome." 14:27 – The 3:1 Ratio: Research shows it takes three positive thoughts to cancel out one negative thought—why you must actively manage your mindset. 16:01 – Behaving as Your Future Self: You cannot just visualise success; you have to start acting like the person you want to become today. 17:33 – Actionable Steps: How to start building confidence immediately, driving past sites, and walking through open homes. 25:03 – The Eulogy Exercise: Hilary’s powerful strategy: write your own eulogy at age 120, define the life you lived, and then work backwards to make it happen. 27:57 – The Inertia Trap: You are just one decision away from a different life. Overcoming the initial inertia is the hardest part.See omnystudio.com/listener for privacy information.

Happy New Year and welcome to 2026! As we kick off a brand new year, the question on every property developer's mind is: "How do we make money in this market?" In this episode of the Property Mastermind Podcast, Hilary and Bob look ahead to the opportunities and challenges facing developers in 2026. They dissect the "Big Three" factors that impact your bottom line: interest rates, build costs, and supply and demand. Bob explains why interest rate fluctuations matter less to developers than you might think (and why 23% rates didn't stop him making a profit in the past), while Hilary explores the critical role of public sentiment and confidence. Whether you are worried about rising construction costs or wondering if Victoria is about to bounce back, this episode gives you the insights to stay ahead of the curve. Links Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/ Episode Highlights01:36 – Bob’s Tip of the Week: A painful lesson in sun safety—when you think you've put on enough zinc, put on some more! 04:36 – The Market Movers: Bob identifies the three biggest factors impacting developers: Supply and Demand, Build Costs, and Interest Rates. 06:28 – Macro Impact: How the mining boom (and bust) in Western Australia proved that local economic drivers can override national trends. 12:14 – The "Double Whammy": Reflecting on the tough period where rising interest rates collided with skyrocketing post-COVID build costs—and why 2026 looks different. 13:10 – Interest Rate Reality: Why a 1-2% interest rate rise has a minimal impact on a short-term development feasibility compared to the massive impact of sale price growth. 17:54 – Feasibility Rules: Bob’s golden rule: Do your feasibility on today’s numbers, not on what you hope the market will do tomorrow. 22:51 – Finance Outlook: Why there is plenty of money available in the commercial non-bank sector for profitable deals, even if retail banks are tight. 26:22 – 2026 Predictions: Bob predicts a "better than average" year, with stable build cost growth (approx. 4%) and strong opportunities in Victoria and South East Queensland. 28:33 – The Oversupply Myth: Why buying in an oversupplied market can actually be a smart move—because by the time you finish building in two years, the supply will likely have dried up.See omnystudio.com/listener for privacy information.

Building a successful property development is like conducting an orchestra—you don't need to play every instrument, but you do need to know who the best musicians are. The wrong architect, a slow town planner, or a builder with a bad attitude can turn a profitable project into a nightmare. In this episode of the Property Mastermind Podcast, Hilary and Bob guide you through building your "Dream Team." They unpack the essential roles you need to fill—from the finance broker who sets your budget to the real estate agent who sells your vision. You'll discover why you are the most critical member of the team, how to vet consultants effectively, and why Bob's golden rule of hiring is "hire slowly, fire fast." Whether you are looking for a mentor to guide you or a builder to execute your plans, this episode provides the blueprint for assembling a squad that delivers results. Links Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/ Episode Highlights01:36 – Bob’s Tip of the Week: "Hire slowly, fire fast." Take your time to choose the right people, but don't hesitate to move them on if they aren't performing. 02:44 – The Orchestra Analogy: You are the conductor. Your job is to bring together specialists (architects, engineers, etc.) to create a masterpiece. 05:05 – The Most Important Team Member: Spoiler: It's the Mentor. Having someone who has "been there, done that" to guide you through the entire process is invaluable. 08:44 – The Captain: Why you (the developer) are the second most important person. Your mindset, leadership, and belief in the project determine its success. 12:14 – The Finance Broker: The first person to hire. You need to know your borrowing capacity before you can even look at a site. 16:02 – Consultant Red Flags: How to spot the warning signs early—lack of responsiveness, poor communication, or being "too busy" to prioritise your project. 23:01 – The Real Estate Agent: Why you need to build a relationship with agents early (even if you have to chase them at first) to get access to the best sites. 28:30 – The "Dream Team" Roll Call: A walkthrough of the key consultants: Lawyer, Surveyor, Town Planner, Architect, Landscape Architect, and Civil Engineer. 34:58 – Gut Feeling: Why trusting your instincts when choosing between two qualified consultants can save you headaches down the road. 38:34 – The Builder: Often the biggest cost in your project. How to assess a builder's communication style during the tender process to predict future performance.See omnystudio.com/listener for privacy information.

Finding the right people to fund your projects is one of the biggest hurdles for aspiring developers. Whether you are looking for a "boots on the ground" partner or a silent investor, choosing the wrong person can sink a deal faster than a bad build. In this episode of the Property Mastermind Podcast, Hilary and Bob look ahead to 2026, unpacking the strategies you need now to attract high-quality Joint Venture (JV) partners. They break down the critical difference between an Equity Partner (who shares the risk and profit) and a Loan Partner (who acts as the bank), and why knowing the difference is vital for your legal structure and profit margins. Bob shares his "horror story" of a design-by-committee disaster where investors fought over bathroom tiles for four weeks, while Hilary reveals how a casual chat at the hairdresser turned into a potential business deal. From mastering the "two ears, one mouth" rule of networking to spotting the red flags of indecisive investors, this episode is your guide to building a capital-raising database that actually converts. Links Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/ Episode Highlights 01:36 – Bob’s Tip of the Week: Why choosing a JV partner is like getting married—you need to choose wisely and communicate often (because most business "marriages" don't even last two years). 02:50 – The Definition: Unpacking the difference between an Equity Partner (on title, in the deal) and a Loan Partner (lends money for a return, not on title). 06:07 – The Golden Rule: Bob shares advice from an old Italian developer: "You never go broke making a profit." Don't be greedy; sometimes it's better to pay interest than share 50% of the upside. 17:31 – Finding Partners: How to build a database of investors before you even find a site so you aren't scrambling for cash later. 22:42 – The Networking Ratio: Why you have "two ears and one mouth"—the secret to attracting partners is listening twice as much as you speak. 29:13 – The Hairdresser Strategy: Hilary shares a real-life example of how a casual conversation in a salon chair turned into a lead by finding common ground. 34:41 – The "Hobby" Mindset: Why you need to talk about property development with the same casual enthusiasm as golf or fishing to normalise it and peak interest. 49:44 – The Money Question: The one question you must ask early to weed out time-wasters (and why avoiding it is a red flag). 52:42 – Bob’s Horror Story: The 5-storey apartment project where 6 investors had design input, leading to a $20,000, four-week argument over bathroom tiles.See omnystudio.com/listener for privacy information.

Are you a new property developer trying to figure out where to start? The biggest mistake most beginners make is trying to retire on their very first deal by taking on a project that is simply too big and too complex. In this episode of the Property Mastermind Podcast, Bob and Hilary strip back the confusion to reveal the best entry-level strategies for aspiring developers. They unpack why "starting small" isn't just a safety net—it's the smartest way to build confidence and competence. Bob explains the difference between cosmetic renovations and true development (creating new titles), debates the pros and cons of 1-into-2 subdivisions versus duplexes, and answers the burning question: "Can I quit my day job to do this full time?" If you want to choose a strategy that fits your budget, personality, and risk profile, this episode is your roadmap. Links Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/ Episode Highlights01:04 - Bob’s Tip of the Week: There are many ways to build a house, but only one great way to make a fortune. 03:02 - The absolute beginner’s strategy: Why a simple two-lot subdivision is the safest place to start. 03:59 - Renovation vs. Development: Why adding a room isn't development until you create a new title. 04:48 - The "Retire Early" Trap: Why trying to quit your job off your very first project is a flawed business plan. 11:14 - The Learning Curve: Why doing 10 townhouses teaches you the exact same lessons as doing 3 (but with significantly higher risk). 12:44 - The $600k Dilemma: Should you do one deal alone or joint venture on two? Bob reveals the path of least resistance. 16:22 - To quit or not to quit? The strategic advantage of keeping your day job for bank serviceability. 18:25 - How to cure analysis paralysis by asking one simple question: "Can I live with the worst-case scenario?" 22:32 - Why a "lukewarm" attitude is a death sentence in property development. 31:32 - The Duplex Boom: How state government density targets are opening up new opportunities for small developers. 34:27 - Cash flow flexibility: Why building on a subdivision one at a time can be financially safer than a duplex build.See omnystudio.com/listener for privacy information.

The holiday season is fast approaching, and for property developers, this isn't just about presents and pudding—it's a critical danger zone for your projects. With builders, councils, and solicitors shutting down for weeks, a lack of preparation can lead to costly delays or stressful holidays. In this episode of the Property Mastermind Podcast, Bob and Hilary unpack the "Property Developer’s Christmas Checklist." Whether you are listening in December or planning for a mid-year break, this episode is your guide to getting organised. You’ll learn how to manage critical milestones before the industry shuts down, why you need to be thinking about 2026 right now, and how to handle the mental load so you can switch off without guilt. Bob also shares a horror story about a Boxing Day settlement that will make you double-check your calendar immediately. Links Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/   Episode Highlight: 01:46 - Book Giveaway: Why property development is the "pinnacle" of all property strategies. 02:30 - The "Christmas Shutdown" Reality: How to prepare when lenders, lawyers, and builders all disappear at the same time. 04:28 - The Boxing Day Nightmare: Bob shares a cautionary tale of a multi-million dollar settlement scheduled for December 26th. 05:27 - The "Brain Dump" Method: How to get the chaos out of your head and onto paper so you can prioritise effectively. 08:58 - The Bag of Guilt: Why you need to make a firm decision to be either 100% "on" or 100% "off" during your break. 10:00 - Projecting into the Future: Why developers are already planning for mid-2026 and 2027. 13:15 - Keeping the Team Happy: Why a bottle of wine for your accountant goes a long way. 17:22 - The Reset: How Hilary uses the break for intention setting and audiobooks, while Bob heads for the golf course and camping. 23:12 - Fun Fact: Do you know what "Stress" spelled backwards is? (Hint: It’s delicious).See omnystudio.com/listener for privacy information.

Have you ever hesitated on a property deal, only to watch someone else snap it up and make a fortune? It’s a sinking feeling every developer knows. But in property development, dwelling on what you missed can cost you the next big win. In this episode of the Property Mastermind Podcast, Bob and Hilary tackle the topic of "Lost Opportunities." Bob shares a painful personal story of a project that got away—a simple, high-profit apartment site he missed because he was too distracted by a nightmare project involving a complex gully and a suspended slab. You’ll learn why experienced developers don't suffer from FOMO, the expensive trap of "over-engineering," and why the next deal is always just around the corner if you remain consistent. If you’ve been beating yourself up over a missed site, this episode will help you reset, refocus, and get ready to grab the next opportunity by the throat. Links Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/ Episode Highlights 01:09 - The "Three Wines In" Confidence: Bob discusses his recent book awards and the mindset needed to move forward. 04:31 - The One That Got Away: Bob recounts missing a simple, high-profit site because he was bogged down by a complex "gully" project. 05:42 - The Trap of Over-Engineering: Why some structural engineers design slabs that could hold a ten-storey building for a simple townhouse project. 10:34 - Dealing with Regret: Why Bob almost got a "No Regrets" tattoo and how to mentally move on from a lost deal. 13:15 - The Experience Gap: Why new developers are devastated by missed deals, while pros know another is always around the corner. 16:45 - "Smelling the Deal": How to develop a sixth sense for profitable sites before you even run the full feasibility numbers. 23:05 - Creating Your Own Luck: Why consistency and building relationships with local agents beat waiting for a lottery win. 26:20 - The $800,000 Lesson: "If opportunity knocks, don't complain about the noise"—a tough lesson on decisiveness.See omnystudio.com/listener for privacy information.

In property development, things rarely go exactly to plan. You might find an unexpected easement, the council might reject your initial design, or the market might shift overnight. When these curveballs hit, do you freeze up, or do you pivot? In this episode of the Property Mastermind Podcast, Bob and Hilary discuss "The Power of the Pivot." You’ll discover that changing direction isn't always a sign of failure—often, it’s the key to massive profit. Bob shares his personal stories of walking away from "shonky" deals to save millions, and why selling a site with a DA can sometimes be smarter than building it. We also revisit the incredible story of Kyle, the "accidental developer," who was forced to pivot from a simple 2-lot subdivision into a life-changing 13-lot project. Whether it’s listening to your gut instinct during due diligence or knowing when to push for more density, this episode reveals how to turn a change of plans into a competitive advantage.Links Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/   Episode Highlights 01:14 – Tip of the week: When life throws you a curveball, don’t just take it—learn to hit it.03:35 – Bob’s “Big Pivot”: Why he chose to sell an 18-townhouse site rather than build it, and why cash flow sometimes trumps construction.05:32 – The “Shonky” Deal: How a $10,000 investment in due diligence saved Bob from a disastrous partnership.08:24 – The physical reaction to risk: Why you must trust your “gut feel” when a deal doesn’t smell right.09:29 – The “Too Late” Pivot: A cautionary tale of a developer who squeezed 5 townhouses onto a site that only fit 4—and lost money because of it.14:31 – When to walk away: Dealing with flood reports, mining subsidence, and deal-killing discoveries.18:01 – Managing your team through change: How to keep builders and marketers confident when the scope shifts (The transformer example).21:01 – The Accidental Developer: How Kyle turned a forced council rejection into a massive 13-lot win.23:31 – Mindset check: Are you a thermostat or a thermometer? How to stop your environment from controlling your reaction to change.See omnystudio.com/listener for privacy information.

What truly separates successful property developers from those who give up? It's not just talent, money, or connections—it's grit. When council meetings drag on, finance falls through, or you're facing yet another delay, grit is the one trait that keeps you in the game. In this solo episode of the Property Mastermind Podcast, Hilary Sacks dives deep into the psychology of success. She explains why Angela Duckworth's research on "passion and perseverance" is the key to achieving your long-term goals. You'll learn why grit is a better predictor of success than IQ, how to build your "grit muscle" through specific habits, and why combining persistence with the right education makes you unstoppable.   Links Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/   Episode Highlights 01:06 - The definition of perseverance: "Willpower undefeated." 02:13 - Research: Grit can explain 25% of the difference between success and failure—more than talent or IQ. 03:00 - Understanding grit: Angela Duckworth's definition of "passion and perseverance for long-term goals." 03:29 - Case Study: Grit, not IQ or fitness, was the best predictor of success at the West Point military academy. 03:59 - Case Study: National Spelling Bee kids with the most grit practised 41% more and placed higher. 04:49 - The key takeaway: "Persistence beats potential most of the time." 05:13 - Real-world grit: Thomas Edison (1,000 filaments), J.K. Rowling (12 rejections), and Colonel Sanders (1,000 "no"s). 07:02 - Stat: The average development takes 24-36 months, a long time to stay motivated. 11:11 - "Grit needs a guide": Why you can't just "grit your way" through a bad deal or poor financial structure. 11:39 - Stat: 1 in 3 property ventures fail due to a lack of financial/educational planning. 11:39 - Stat: Developers with mentorship are 2.4 times more likely to complete a project successfully. 12:46 - How to build grit #1: Set clear long-term (5-10 year) goals. 13:06 - How to build grit #2: Embrace discomfort (mentions Aaron's 100km ultramarathon). 13:58 - How to build grit #3: Rely on habits, not motivation. 15:00 - Habit strategy (James Clear): It's okay to miss once, but promise yourself you'll never miss twice. 16:08 - How to build grit #4: Celebrate progress and acknowledge your wins (Hilary's Stevie Awards story). 18:23 - How to build grit #5: Reflect and adjust—review your goals weekly. 20:17 - How to build grit #6: Adopt a growth mindset (Carol Dweck). 21:09 - A 4-year-old's wisdom: "Yes, but you can learn." 23:02 - The Final Definition: Grit is one of the biggest predictors of success in both property development and life.See omnystudio.com/listener for privacy information.

Property development is often sold as a straightforward path to wealth, but what happens when the market turns, a builder goes broke, or a global pandemic shuts down your site? While "easy wins" build confidence, it's the hard lessons that build character and true resilience. In this episode of the Property Mastermind Podcast, Bob and Hilary get real about the highs and lows of a development career. They share candid stories of persistence paying off, like chipping away at a deal for 18 months, and contrast it with an incredible "windfall" deal that seemed too good to be true. They also dive into the tough realities—navigating market corrections, managing builder nightmares, and surviving unexpected delays—revealing why a healthy profit margin isn't just a goal, it's your most critical buffer. This episode is a must-listen for understanding the true nature of property development.   Links Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/   Episode Highlights 01:12 - Tip of the Week: How a typo on an airline ticket teaches the #1 rule of property development—persistence. 04:42 - "Chipping Away": Bob's story of securing a 29-lot subdivision after 18 months of persistence.08:56 - The power of rapport: How to deal directly with owners and build the trust needed to get a complex deal done. 11:54 - The Ultimate "Easy Win": Bob's story of finding a for-sale sign in the mud and trading the site for a new house and a Rolls Royce. 15:34 - Why you make your own luck: The "easy win" wasn't just a windfall; it required a series of specific actions. 17:44 - Bob's Hardest Early Lesson: The market doesn't always go up—understanding cycles and corrections. 21:00 - How a "good" project became "great": Turning a 4-pack site into a 6-pack by finding a way to build to three storeys. 25:14 - The Developer's Nightmare: What happens when you get tied up with the wrong builder. 28:13 - Surviving the Unpredictable: How COVID-19 shut down Hilary's site for seven months and what she learned. 32:20 - The "Bad News" Silver Lining: How one developer's project delays during COVID led to a 60% profit increase. 34:20 - The Critical Buffer: Why your profit margin isn't just a goal—it's your defence against the hard lessons. 35:45 - The Final Takeaway: "Easy wins build confidence, hard lessons build character."See omnystudio.com/listener for privacy information.

Many property investors see a site with a Development Approval (DA) as a finished deal. You either take it or leave it. But what if the approved DA is unprofitable, poorly designed, or simply the wrong product for the market? Most developers walk away, but the smart ones see an opportunity. In this episode of the Property Mastermind Podcast, Bob and Hilary dive deep into the world of DAs, revealing a powerful strategy: buying sites with flawed approvals and transforming them. You'll learn the crucial difference between a minor amendment and lodging a new application, why councils get sensitive about the "outside box" but are often flexible with internal layouts, and how Bob added an ensuite and a third bathroom to a 7-townhouse project, dramatically increasing its rental return and value. This episode is a must-listen for any developer who wants to learn how to find hidden value where others only see a bad plan. Links Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/   Episode Highlights01:04 - Bob's Tip of the Week: A lesson from a flat boat battery on why you can't hope problems will fix themselves. 03:50 - The ultimate family benefit: How property development provides financial freedom for a better lifestyle. 05:50 - The transition plan: Swapping your day job for a life with more time, money, and flexibility.09:17 - The most common parental doubts: Unpacking the excuses of not having enough time, money, or knowledge. 11:06 - Case Study: How busy parents "Wendy and Dave" found a profitable site after hiring a babysitter for just four hours. 19:37 - How to create more time: Strategies for protecting your schedule, prioritising tasks, and saying "no." 22:24 - The power of outsourcing at home: How delegating chores to partners, kids, or professionals frees up your focus. 26:11 - Quality over quantity: Why being fully present with your kids is the key to overcoming parental guilt. 29:06 - Your driving force: How a strong "Why" will keep you motivated through any challenge. 29:58 - Mindset Shift: Why parental guilt is a wasted emotion when you focus on the long-term vision for your family's future.See omnystudio.com/listener for privacy information.

Juggling the demands of parenthood with the desire to build wealth is a defining challenge for many families. Most parents feel they must put their financial ambitions on hold until the kids are older, getting stuck in a cycle of trading today's time for the vague promise of "later." This hesitation doesn't just delay your goals; it costs you the opportunity to create more freedom and a better lifestyle for the very family you're working so hard for. In this episode of the Property Mastermind Podcast, Hilary and Bob tackle the big question: Can you really be a great parent and a successful property developer? They reveal why the answer is a resounding "yes" and provide the blueprint for making it happen. They dive into the mindset shifts needed to overcome parental guilt, share practical strategies for finding time you never thought you had, and explain why development is the key to unlocking both financial security and more quality family time. You’ll also hear the inspiring story of "Wendy and Dave," a busy couple who, with one strategic decision, launched a project that changed their financial future. If you feel torn between your family and your financial goals, this episode will give you a clear plan to achieve both without compromise. Links Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/   Episode Highlights 01:04 - Bob's Tip of the Week: A lesson from a flat boat battery on why you can't hope problems will fix themselves 03:50 - The ultimate family benefit: How property development provides financial freedom for a better lifestyle. 05:50 - The transition plan: Swapping your day job for a life with more time, money, and flexibility. 09:17 - The most common parental doubts: Unpacking the excuses of not having enough time, money, or knowledge. 11:06 - Case Study: How busy parents "Wendy and Dave" found a profitable site after hiring a babysitter for just four hours. 19:37 - How to create more time: Strategies for protecting your schedule, prioritising tasks, and saying "no." 21:39 - The power of outsourcing at home: How delegating chores to partners, kids, or professionals frees up your focus. 26:11 - Quality over quantity: Why being fully present with your kids is the key to overcoming parental guilt. 29:06 - Your driving force: How a strong "Why" will keep you motivated through any challenge. 29:58 - Mindset Shift: Why parental guilt is a wasted emotion when you focus on the long-term vision for your family's future. See omnystudio.com/listener for privacy information.

Choosing your path to wealth is the turning point that separates short-term earners from long-term builders. While many are drawn to the high salaries of FIFO work, they often get stuck trading time for money without a clear exit strategy. Hesitation to build something for the future not only costs time, but it can also cost you the opportunity to create lasting freedom. In this episode of the Property Mastermind Podcast, Bob and Hilary tackle the big question: FIFO vs. property development. They reveal how a high-paying job can be a powerful launchpad, not a lifelong sentence. They dive into the mindset shifts needed to use FIFO strategically, how to manage your first project remotely, and why development is the key to creating true financial security. You’ll also hear the real success story of Ross, who turned his FIFO job into the funding for a multi-townhouse project, completely changing his life. Whether you’re currently in a FIFO role or looking for a way to fund your first deal, this episode will help you create a clear plan to build the future you really want. Links Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/ Episode Highlights00:45 - The high cost of indecision and how people get stuck settling for mediocre 01:04 - Why turning childhood dreams into adult routines is a trap you need to avoid 06:56 - The one habit that separates successful people from everyone else 08:43 - The real reason people choose FIFO—and why it should be a means, not an end 11:11 - Real-life example: The extreme sacrifice one man made to fund his development dream 14:04 - Case Study: How a young developer managed a townhouse project from 2,500km away while working in the mines 17:57 - The hidden, personal cost of a FIFO lifestyle that isn’t often talked about21:54 - A key mindset shift: Why FIFO pays for today, but development builds your tomorrow 22:31 - Don't want to work FIFO? How to fund your first project using other people's money 27:02 - Debunking the myth: The surprisingly small time commitment needed to manage a development 27:54 - Your exit strategy: How property development is the ultimate “ticket off the plane” 30:31 - The untapped resource in FIFO camps for finding your next joint venture partnerSee omnystudio.com/listener for privacy information.

Success in property development starts with more than just crunching numbers—it begins with knowing your patch. Too often, aspiring developers jump from suburb to suburb, chasing shiny deals, but never gain the clarity or confidence to act. The hidden key to progress lies in focus, persistence, and becoming the local expert in one defined area. In this episode of the Property Mastermind Podcast, Hilary Saxton and Bob Anderson reveal why choosing your patch is the most important step in getting started. They break down the common traps that stop people from developing, explain how to spot opportunities others miss, and share why persistence pays off when markets shift. Whether you’re exploring your first project or struggling to gain momentum, this conversation will help you stop playing “blind person’s bluff” and finally move forward with certainty. Links Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/   Episode Highlights 00:19 — Persistence pays off: how staying focused led to securing a new development site02:09 — Why people fail to start property development—even when they want to03:29 — What your patch really is: location, price point, and product fit05:12 — The danger of spreading yourself too thin across multiple markets06:52 — Why specificity in your patch creates better opportunities08:32 — Becoming the local expert: depth of knowledge beats chasing shiny objects10:01 — Acting fast on good deals: how knowing your patch gives you the edge12:11 — Parallel paths: what to do when you don’t yet have the money14:10 — The risk of playing “blind person’s bluff” in development19:32 — Oversupply explained: when a patch becomes temporarily unprofitable23:56 — Revisiting old patches: why prior research is never wasted27:40 — The real reasons people don’t stick to their patchSee omnystudio.com/listener for privacy information.

Stepping into a property development workshop is more than just learning strategies—it’s about unlocking courage, building confidence, and connecting with people who can change your future. While many attend to gain knowledge, the true gift lies in the transformation that happens when you immerse yourself in the right environment. In this episode of the Property Mastermind Podcast, Hilary Saxton and Bob Anderson share the biggest lessons from their sold-out three-day workshop on the Gold Coast. From breakthrough moments in finance and feasibility to networking that sparks real joint ventures, they reveal why live events are the ultimate catalyst for success. Whether you’re starting your first project or expanding your portfolio, this episode will show you how community, courage, and clarity can accelerate your property journey. Links Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/ Episode Highlights 00:54 — Celebrating a sold-out workshop: energy, growth, and community 02:16 — How the room’s energy inspires confidence and action 04:26 — Overcoming shyness and building lasting connections 05:21 — Real success stories: joint ventures born in the room 07:21 — Why networking is the most profitable skill you can learn 12:03 — The accidental developer who turned his first project into seven figures 13:35 — The finance “light bulb” moments that shift everything 16:24 — Diverse student stories: proof that anyone can succeed 18:23 — Courage grows in the right environment—and carries into real life 20:31 — Regaining focus, motivation, and belief in what’s possible 23:25 — How creative deals and joint ventures expand opportunities 26:15 — Making feasibility work: the foundation of every successful projectSee omnystudio.com/listener for privacy information.

Taking control of your future starts with recognising the hidden gift behind property development. While many see it purely as a path to profit, its true power lies in how it transforms your lifestyle, confidence, and sense of purpose. Property development isn’t just about building projects—it’s about building a life on your terms. In this episode of the Property Mastermind Podcast, Hilary Saxton and Bob Anderson reveal why property development is the gift that keeps on giving. They unpack how it can help you reclaim your time, create financial security, and reshape your identity, while sharing powerful stories from students who’ve changed their lives and families through development. Whether you’re curious about your first project or ready to scale, this episode will show you why becoming a property developer can change everything. Links Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/ Episode Highlights00:26 — Why property development is more than profit—it’s the gift that keeps on giving02:11 — Speaking to over 60,000 people and the ripple effect of changing lives05:13 — How property development gives you back your time and lifestyle freedom07:15 — Escaping the 9-to-5 grind and creating a life without time or money constraints10:28 — Breaking free from “playing it safe” and chasing childhood dreams again11:30 — The real rewards: family time, memorable experiences, and helping your kids13:07 — How property development strengthens family bonds and builds lasting legacy13:43 — The identity shift: becoming confident and proud to call yourself a developer16:41 — Real-life student stories: from nervous beginners to confident developers21:02 — Creating long-term wealth by keeping developments as income-producing assets23:26 — The unexpected gift of being able to help your children and employ family25:12 — Why property development knowledge is intergenerational and life-changing26:19 — Using small projects to set your kids up in the property market28:26 — How property development fits into school-hour schedules (and still makes 6 figures)30:09 — Paying off a 30-year mortgage in just a few projects31:35 — Why property development changes more than your bank account—it changes your life32:32 — The truth: anyone can do it with the right guidance, mindset, and driveSee omnystudio.com/listener for privacy information.

Taking action is the turning point that separates dreamers from developers. While many aspiring property developers wait for the “perfect” market conditions or try to piece together the process on their own, the real progress happens when you commit and start moving forward. Hesitation not only costs time. It can also cost you the opportunities that build lasting wealth. In this episode of the Property Mastermind Podcast, Hilary reveals why waiting for the perfect time is a trap. He dives into the mindset shifts that help you overcome fear, how small steps build unstoppable momentum, and why action is the key to achieving your property development goals. You’ll also hear real success stories from students who turned their first projects into six-figure profits. Whether you’re still on the fence or ready to get started, this episode will help you break through indecision and start creating the future you want. Links Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/ Episode Highlights00:52 - Why the “perfect time” doesn’t exist—and why waiting comes at a cost01:24 - The psychology behind fence-sitting: fear of failure, perfectionism, and decision fatigue04:06 - Real-life example: Missing out on workshops year after year05:08 - The real reason people want to do property development, buying back their time06:14 - Why the market is always moving and never truly “perfect”07:33 - How students are earning $700–800K from their first projects09:10 - How momentum creates self-belief and attracts investors10:03 - How to overcome decision paralysis with simple decision-making techniques14:32 - Five practical tips to move from hesitation to action17:25 - Why piecing it together for free won’t work—and the power of investing in yourself20:21 - The importance of being future-focused and avoiding regretSee omnystudio.com/listener for privacy information.

Choosing the right site is the foundation of every successful property development. While many developers get caught up in design ideas or potential resale values, the real success begins with the land itself. A site that looks appealing at first glance can easily turn into a financial trap if the fundamentals don’t stack up. In this episode of the Property Mastermind Podcast, Bob and Hilary break down the process of finding great development sites. They cover the critical role of zoning, how to distinguish between a “good” and a “great” site, and the importance of profit margins as your safety net. You’ll also hear common mistakes new developers make, plus practical tips and tools to help you complete due diligence with confidence. Whether you’re searching for your first site or aiming to refine your strategy, this episode gives you the insider knowledge to make smarter decisions from the start. Links Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/ Episode Highlights02:15 - Why zoning is the number one factor to check first.05:40 - The difference between a good site and a great site.09:05 - How profit margins act as both buffer and safeguard in development.13:20 - Common pitfalls new developers face when searching for sites.18:45 - The role of councils, town planners, and market timing.24:10 - Tools and resources for effective site due diligence.See omnystudio.com/listener for privacy information.

Quality control is often the silent make-or-break factor in property development. While most developers focus on finance, design, and approvals, the real test comes down to whether the build itself meets professional standards. Small errors left unchecked during construction can snowball into expensive and time-consuming issues later. In this episode of the Property Mastermind Podcast, Bob speaks with Eric Korn from handovers.com. They cover the full scope of building inspections, why developers should consider engaging inspectors from the earliest stages, and the most common faults found on projects. Whether you’re managing a townhouse development or building your first duplex, the lessons here will help you avoid costly surprises and deliver a quality product. Links Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/ Episode Highlights00:00 – Introduction to the episode and guest Eric Korn from handovers.com01:00 – History of handovers.com and how it was founded02:45 – Range of inspection services provided across different build stages04:30 – Why quality checks at frame stage prevent bigger problems later05:40 – Importance of defect liability inspections for long-term assurance07:30 – How builders and developers both use handovers.com inspections09:15 – Balancing critical inspection with builder collaboration10:20 – Common trade issues impacting build quality (painting, carpentry, tiling)12:10 – Process for developers to engage handovers.com for inspections13:20 – How detailed reports are structured and what they cover14:30 – Managing builder presence during inspections to maintain focus15:45 – Examples of severe defects and structural problems uncovered17:20 – Common recurring issues like brickwork, tiling, and cabinetry faults19:10 – Why timing inspections before handover protects developers20:30 – Best practice for new developers in engaging inspections early21:40 – Coverage areas across Australia and upcoming expansion  See omnystudio.com/listener for privacy information.

Stepping away from the tools and into the world of property development can be a daunting move - especially for someone already running a successful building business. In this episode, mentoring student Reece Brydon talks about the pivotal moments that led him to join the Property Mastermind mentoring program, the knowledge gaps he’s filled, and the mindset shifts that have helped him take action. Reece’s story is one of determination, calculated risk-taking, and a desire to buy back time for the things that matter most. From tackling a major renovation project as his first deal to planning a future with more flexibility and family time, his insights offer both inspiration and practical takeaways for anyone considering the leap into development. Links Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/ Episode Highlights: 00:01 – Introduction and guest welcome: mentoring student and builder, Reece Brydon 01:08 – Celebrating the podcast’s recent Gold Stevie Award 01:40 – Reece’s motivation for moving from building into property development 02:29 – Bob explains the benefits of being both builder and developer 03:27 – What pushed Reece to finally join the mentoring program 04:27 – Removing excuses and taking action 06:25 – The goal of buying back time for family and lifestyle 07:54 – The growing number of builders entering development mentoring 08:51 – Shifting expectations and first project choice 10:04 – Gaining confidence to aim for larger projects 11:38 – Understanding the difference between building and developing 12:08 – Plugging knowledge gaps in finance, feasibility, and planning 13:29 – Why the smart work in development happens upfront 14:48 – Mindset and confidence growth through mentoring 16:08 – Applying new confidence beyond development projects 17:31 – The value of having a mentoring team for support and second opinions 19:06 – How property development could change Reece’s work-life balance 20:45 – Long-term goal of fewer client builds and more personal projects 23:44 – Flexibility in choosing building involvement as a developer 24:06 – Potential for family involvement in future projects 25:37 – Favourite parts of the development process so far 28:05 – Redefining success as more free time and lifestyle choice 31:42 – Rewarding milestones without overextending financially 34:12 – Why Reece chose Property Mastermind’s mentoring over other courses 36:09 – The value of a smaller, more personal mentoring community 37:37 – Reece’s question: how would Bob and Hilary start if they were 20 today? 46:01 – Common takeaway: start earlier, whatever your goal is 48:19 – Final plug for joint venture opportunities with Reece in BrisbaneSee omnystudio.com/listener for privacy information.

Getting the property development process right can be the difference between a profitable project and a costly mistake. In this episode of the Property Mastermind Podcast, Hilary Saxton and Bob Andersen unpack the 9 essential steps they teach to ensure your development runs smoothly from start to finish. They explain how each stage - from finding a site and conducting due diligence through to finance, construction, and settlement - fits into a structured process that reduces risk and increases profitability. Along the way, they share real examples, strategic insights, and the pitfalls that can trip up both beginners and experienced developers. Links Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/ Episode Highlights 00:55 – Introduction to the 9-step property development process.03:25 – Why Bob created the 9-step framework and how steps can overlap.07:56 – Step 1: Finding a site that meets all necessary criteria.08:40 – Step 2: Conducting thorough due diligence, including zoning and services.10:18 – Step 3: Running a feasibility study to ensure the project stacks up.15:01 – Step 4: Securing finance, including understanding two stages of funding.17:00 – Step 5: Acquiring the site—contracts, options, and when each is used.18:36 – Step 6: Managing the construction process and builder contracts.19:54 – Step 7: Marketing strategies, involving agents early for best results.26:59 – Step 8: Settlement and realising project profits.29:00 – Common mistakes new developers make—incorrect feasibilities.31:42 – Underestimating timelines and process steps.34:07 – The importance of following the process to avoid costly missteps.36:32 – How process knowledge supports joint ventures and financing.38:52 – Closing thoughts on mastering all steps for successful outcomes.  See omnystudio.com/listener for privacy information.

Introduction Choosing the right builder can make or break your development—both financially and emotionally. This episode shares the lessons we’ve learned from working with builders across dozens of projects, including the good, the bad, and the completely avoidable. We break down what makes a great builder, how to find one, and what red flags to look for before signing a contract. From communication styles to contract timelines, referrals to builders going broke mid-project, this episode unpacks the realities developers need to be ready for. Links Register for the Masterclass: https://bit.ly/45kCg0e Chat to Hilary about the current investment opportunity we have: https://bit.ly/41tSFhC Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: https://bit.ly/4fyZWm  Episode Highlights [09:10] How to find a good builder: referrals from trusted sources[10:45] Traits of a great builder: communication, flexibility, and going beyond the contract[12:15] Practical example: removing $35K of stonework that didn’t impact value[14:40] Builders referred by multiple consultants—how to spot reliable patterns[15:30] Value management in builder meetings: how smart builders save you money[16:40] Should you accept late tenders? Bob’s take from experience[17:55] Why builder introductions from your team (architect, planner, marketer) matter[18:30] When things go wrong: builder disputes and legal fallout[19:45] Builders going broke mid-project—how to manage and recover[21:00] Why new builders often won’t take over partially finished jobs[22:30] The hidden costs of delays: interest, time lost, and reduced profit[23:15] The risk of character shifts: personal issues that can affect builder reliability[24:40] Hilary’s reno stories: when hiring family goes wrong[29:40] Business lesson: short-term operators don’t survive in the long run[30:30] Final advice: if you’re good, word gets around—referrals do the heavy liftingSee omnystudio.com/listener for privacy information.

Getting development approvals right can make or break your property project—yet it's where many developers stumble. This episode breaks down the approval maze, from development applications (DAs) to building approvals (BAs), so you know exactly what you're getting into. We'll guide you through the key players you need on your team, when to bring them on board, and how to sequence everything properly. Plus, we'll reveal the most common bottlenecks that derail projects and how to avoid them. We cover everything from straightforward subdivisions to complex multi-story developments, giving you the insider knowledge to navigate approvals with confidence. First-time developers and seasoned pros expanding their portfolio will both walk away with practical knowledge to master the approval process. Links Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/ Episode Highlights [03:45] Overview of the council approval process discussed in the episode[04:50] Two core approvals explained: development (DA) and building (BA)[05:20] Sub-permits that may be required: demolition, drainage, construction certificate[06:00] Three key consultants for a small subdivision: surveyor, town planner, civil engineer[06:45] Difference between a splitter and a two-lot subdivision[08:10] What makes a good town planner—and why council relationships matter[09:45] How to assess a planner’s experience with a specific council[11:15] Understanding the difference between a surveyor and a consulting surveyor[14:10] Typical DA timeframes—from 3 months to over 12 months depending on location[15:50] How consultant teams grow with project complexity (duplex, townhouses, apartments)[17:55] Consultants added at the building approval stage, including structural and hydraulic engineers[19:30] The certifier’s role in coordinating all documents for building approval[21:50] Consultant interdependencies and the impact of delays[22:15] Building code reports and certifier responsibilities[23:50] Role of the interior designer in selecting finishes and fittings[27:15] Estimated timeframes for building approvals based on project type[28:30] Fast-tracking: starting BA work before DA is formally issued[31:10] Final advice: manage consultant timelines and prep documents before settlementSee omnystudio.com/listener for privacy information.

Mindset can make or break your success in property development. In this episode, we’re diving into what it really takes to stay grounded, focused, and solution-oriented when the pressure hits. From Bob’s $1 million court battle to student stories of procrastination and analysis paralysis, we talk openly about what can derail your journey—and how to stay mentally strong through the ups and downs. We also share practical tools to build resilience and confidence, so you can keep momentum when things don’t go to plan. Links Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/ Episode Highlights [00:39] Bob’s $300 fishing fail and why maintenance matters[03:45] Why development is like a highway—fast stretches and speed bumps[06:30] Bob’s early days in corporate and managing imposter feelings[08:15] Taking on a 67-storey project with no prior corporate experience[10:20] Mentorship and mindset shifts that kept Bob on track[14:20] Stick to the plan, but allow for smart flexibility[17:45] A costly retirement village appeal and how Bob kept going[21:30] Five years of inaction can cost millions—why regret is a poor plan[24:30] Overcoming paralysis by analysis and micro-managing tendencies[27:40] Managing fear by breaking tasks into wins[30:00] Where confidence comes from—and why trial-and-error won’t cut it[32:50] Hilary’s practical tools to build a resilient mindset[38:20] Traits of successful developers: positivity, discipline, self-investment[39:59] The power of starting, even when things aren’t perfectly lined upSee omnystudio.com/listener for privacy information.

Property investing and property development are two very different strategies—each with their own strengths, challenges, and outcomes. In this episode, we’re walking through the key differences between the two, sharing stories from our own journey and what we’ve seen across the industry. We unpack what’s involved in each approach, how to know which one suits your current situation, and why combining both can be a powerful way to build wealth. Whether you’re looking for cashflow, long-term growth, or a mix of both, this episode will help you think more clearly about your next step. Links Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/ Episode Highlights [01:20] Bob’s advice: stop procrastinating and make a decision[02:40] Hilary’s industrial project story: pulling the trigger changes everything[04:00] Aussies love property—but what kind of strategy suits you?[05:10] Why long-term growth is the backbone of investing[07:30] How many properties do you need to retire?[09:10] Easier finance and lower barriers with investment[10:40] The catch: limited control and slower growth[12:00] Vacancy rates and management headaches[13:50] The WA property crash and what to learn from it[15:00] Balancing capital growth and rental yield[16:30] What happens when you hit the serviceability wall[18:00] Property investing as a starter strategy[19:05] Pros of development: higher margins and faster returns[20:15] Built-in buffers and more control over the outcome[22:05] The creative and exciting side of development[24:00] Joint ventures—develop without your own capital[25:30] Risk factors and the importance of proper education[27:45] Why feasibility matters more than ever[30:30] The best of both worlds: develop and hold[34:00] How to use development to build a portfolio faster[36:00] The magic formula: pay cost price, not retail[39:00] What's faster—saving $250k or developing it? 🏠🏠🏠 Check out all the episodes - https://bit.ly/3ZDe2fZ  🔑 Exclusive Property Mastermind Mentoring - https://bit.ly/4ieAu6B 🔑 Property Mastermind Courses: 👉 Getting Started in Property Development - https://bit.ly/4iwTI7E👉 The Ultimate Property Development Bundle - https://bit.ly/3OH4VVy  Property Mastermind Events: 👉 The 3-Day Live Workshop - https://bit.ly/3ZnBe0j👉 Full Event Schedule - https://bit.ly/4g0inzD  Connect with us: 👉 Property Developer Secrets & Hacks on Facebook - https://bit.ly/49r6kJo👉 Facebook Page - https://bit.ly/3D2eH1S👉 Instagram - https://bit.ly/3D1a7AP👉 YouTube - https://bit.ly/3Vp4ToGSee omnystudio.com/listener for privacy information.

Councils can fast-track your project or drain your cashflow—sometimes in the same week. In this episode we unpack how to navigate council planning schemes, relaxations, objections and the politics that so often dictate approval. Learn practical tactics for pre-lodgement meetings, choosing the right town planner, negotiating setbacks and density, and budgeting for inevitable delays. Whether you’re preparing your first DA or refining a multi-site play, the discussion lays out clear, experience-tested steps to keep your timeline—and interest costs—under control. Links Attend the 3 Day Workshop on the Gold Coast: https://bit.ly/3UmDhjo  Chat to Hilary about the current investment opportunity we have: https://link.propertymastermind.com.au/book-a-call Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F Head on over to our website to find out more about our workshop and education options: Our Website Connect with handovers.com: https://handovers.com/ Episode Highlights [00:21] Why every council’s planning scheme is different[01:50] The birthday tip: ask before you buy (applies to DA submissions too)[03:34] Town planners, architects and surveyors—getting the team sequence right[06:48] From printed zoning books to online portals: tech that sped up due diligence[09:15] What councils look for when a DA lands on the desk[10:46] Density relaxations: spotting changes 18 months before they hit the code[13:13] Rear-boundary setback wins and how to justify them[15:45] The real cost of slow approvals—interest, holding costs and missed windows[17:30] Fast-track programs (CDC, RISK-SMART, SEALSMART) explained[20:27] Objectors vs. planning law: when to push back and when to listen[22:40] Political interference: mayors, media and election-season grandstanding[25:55] Maternity leave surprises—what happens when your file sits idle[28:18] Identifying anti-development councils before you buy[30:42] Traits of a town planner who will fight (not fold)[33:26] Negotiation mindset: professional, persistent, evidence-based[38:29] Long settlements as an insurance policy against council delays[40:10] Upcoming masterclass and three-day workshop invitationsSee omnystudio.com/listener for privacy information.