The Property Academy Podcast
by Opes Partners
The Property Academy Podcast is a daily show that gives you insight, analysis and strategies for how to get the most out of the NZ property market. It's hosted by Ed and Andrew from Opes Partners.Ok, now for the legal bit. The Property Academy Podcast is for your general information. It’s not financial advice. So the hosts aren’t telling you what to do with your own money. We’ve made every effort to make sure the information is accurate. But we occasionally get the odd fact wrong. Make sure you do your own research or talk to a financial adviser before making any investment decisions.
Episodes
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Every Property Adviser Is Biased. Including Us.
Everyone who gives you property advice gets paid somehow, including us. So, why are we telling you this? Because sunlight is the best disinfectant ... and once you can see the incentives, you can judge the advice. In this episode, Ed and Andrew lay their own incentives bare, then show you how to...
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"My Tenants Were Growing Drugs In My Rental. Here’s What Happened Next"
In July, police found 17 West Auckland properties being used as grow houses. So, what do you actually do if it happens to you? And can you even see it coming? In this episode, Ed and Andrew break down the real rules, the insurance traps, and the warning signs. You’ll learn: How do you actually,...
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The Real Cost of Building a Home (NZ vs Australia)
The national average to build a standalone house is about $3,236 a square metre – roughly $576,000 before land. But that's only half the story. And there's a myth worth busting: that the land goes up while the building goes down. In this episode, Ed and Andrew break down what building really…
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She Bought 3 Rentals On A Nurse’s Single Income [Case Study]
Caro walked out of her divorce with four kids, $14 a week in child support, and the belief that she’d have to do this on her own. Seventeen years later, she’s 61, single, and has just bought her third investment property. In this Case Study Sunday, Caro shares how she built a portfolio from…
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What Labour’s Capital Gains Tax Would Actually Cost You
Labour wants a 28% tax on the profit when you sell an investment property. So we built a spreadsheet ... not to argue whether it’s fair, just to answer one question. If you buy a property, what does the bill actually look like? In this episode, Ed and Andrew run the numbers on a 28% CGT in plain...
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The Question You MUST Ask At Every Open Home [In The Field]
I usually buy off-market, so I’d never really done the open-home circuit as an investor. So one afternoon I went to three in a row to see what actually happens. A messy layout, a big price drop, and a do-up the vendors wanted $1 million for. Here’s what I found. In this In The Field episode, Ed...
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Why Your Money Disappears (And The Fix That Actually Works)
A woman had it all figured out: good income, mortgage-free, the trust paid off the house. So where’s the money she used to put on the mortgage going? “Honestly, we just spend it.” In this episode, Ed and Andrew explain why even high earners can’t find money to invest and the one fix that reliably...
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7 Major Projects That Will Change Auckland Forever!
Around 600,000 more people are set to call Auckland home... like half the South Island upping sticks and moving to the big smoke. So, where do we put them all, and what does that mean for where you buy? In this episode, Ed and Andrew map out the $50 billion of infrastructure reshaping the city,...
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What Banks Are Actually Checking In 2027
Remember 2022, when banks combed your statements and declined you for too many flat whites? That's over. So, what do banks actually check now, and what have they stopped caring about? In this episode, Ed and Andrew break down how banks really assess a mortgage application in 2027. You'll learn…
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Can House Prices Really Keep Doubling Every 10 Years?
In 1962, the average Kiwi house cost about $7,000. By 2021, it was $895,000 – seven doublings.But not one of them took exactly ten years. So can prices really keep doubling as everyone says? In this episode, Ed and Andrew walk the whole 60-year ladder, then argue whether the pattern can continue....
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She Sold Her Dream Home To Build 7 Townhouses. Now She Rents [Case Study Sunday]
Charlotte and her husband were on their honeymoon when they signed up for a central Wellington apartment. It hasn't gone to plan. So, what's it really like when some of your property bets win, and others sink? In this Case Study Sunday, Charlotte shares an honest journey – the wins, the losses…
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New vs Old House: Which Makes More Money?
One house was built when Kiwis still got paid in pounds and shillings. The other isn't even finished ... the builders are still on site. And they cost the same: $700k. So, which one's the better investment? In this episode, Ed and Andrew score a new build against an existing one across seven...
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What REALLY Happens In A Rental Inspection [In The Field Friday]
I own five rental properties, and I've never once inspected one myself. You just get a report, a few photos, maybe a line saying it's fine. So, I spent a morning shadowing a property manager on three real inspections. In this episode, Ed and Andrew take you inside what actually happens in the 20...
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BREAKING: $197 A Week Back In Landlords’ Pockets From This Tax Change
There’s a proposal on the table that would hand loss-making landlords a tax refund. So, who’d actually benefit, who’d miss out, and will it even happen? In this episode, Ed and Andrew break down the push to unwind ring-fencing in plain English. You’ll learn: The major new policy just announced…
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7 Homes That Are Practically Worthless Now
Some houses look like a bargain... until you try to sell them. One home in this episode was bought for $375,000 and later resold for just $35,000. So, which properties are almost impossible to shift, and why? In this episode, Ed and Andrew count down seven types of homes that can wreck your…
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"I Put Solar On My House. Was It Worth It?" (Numbers Breakdown)
One Kiwi put solar on her house 18 months ago... now her power company pays her, and in summer her bill runs negative. So, does solar actually pay off, and does any of it work on a rental? In this episode, Ed and Andrew run the real numbers on home solar. You'll learn: What solar costs now, and…
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This New Law Will Change Property Prices Forever
One party is proposing to tax the land under your house – around $23,000 a year on a typical section, whether you sell or not. So, what would it actually do to house prices, and who wins and loses? In this episode, Ed and Andrew give a fair, unbiased breakdown of TOP's proposed land tax. You'll...
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From 2 Suitcases To 29 Flips In 7 Years (Case Study)
Matt and his wife landed in Whanganui from Australia with two suitcases, $30,000, and a couple of credit cards ... no job, no furniture, no one they knew. Seven years on, they've flipped 29 houses. So how did they do it? In this Case Study Sunday, Matt Perks shares the deals, the sacrifices, and...
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He Bought At The Worst Possible Moment. Every Year. For 20 Years
We built a tool that's the next best thing to a time machine: put in your birth month and where you live, and it shows what you'd have made if you'd bought earlier. So, does buying earlier always win? Not always... and that's exactly the problem. In this episode, Ed and Andrew put the "wealth vs...
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The Truth About Buying a House at Auction (In The Field Friday)
We record this show in a studio every day. This week, we sat in an Auckland auction room for two hours. So what's it really like to be in the room when the hammer comes down? In this episode, Ed and Andrew take you inside a real auction afternoon, and you'll learn: What an auction room actually...
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322 Apartments With Just 78 Car Parks. Is This The Future Of Auckland?
A developer is building 322 apartments in Morningside ... with just 78 car parks. That's one for every four homes. The locals fear chaos. The developer says the tenants simply won't own cars. So who's right? In this episode, Ed and Andrew dig into the Morningside build-to-rent development and…
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She's A Teacher With 2 Properties By 31. Can She Retire?
Jenna is 31 and already owns two properties... but like most people, she has no idea what she's actually on track for.So, we built her a full Wealth Plan, live, and revealed the number she'd never seen. In this episode, Ed and Andrew build Jenna's plan from scratch, from her perfect day in...
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Is The Cheaper House Always The Better Buy? Cheap vs Good
We all know more expensive food is usually better. But with houses, most of us don't have that instinct. So, how do you tell the difference between a low price and a genuinely cheap one? In this episode, Ed and Andrew break down why the cheaper house isn't always the better deal. You'll learn…
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The 5 WORST Places To Buy Property In 2027
Everyone tells you where to buy. Almost nobody tells you where not to. So, we ran three tests across the country to find the five worst places to buy property in 2026. In this episode, Ed and Andrew count down five markets to be wary of, and the surprising thing most of them have in common.…
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"I Got Hustled Buying My First Home. So I Spent 6 Years Doing THIS" [Case Study]
Eve values property for a living. But on her very first purchase, years before she qualified, she got played. So, what does a valuer see now that the rest of us miss? In this Case Study Sunday, Eve shares her journey from marketing to property valuer, and from first-home buyer to investor. You'll...
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Stop Chasing Financial Freedom – Do This Instead
We're all told to chase financial freedom. But for most people, that's 20 years away. Financial peace, on the other hand, could be six months away... and it's available at any income. In this episode, Ed and Andrew explain the difference between the two and the simple systems that buy you peace…
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The 7 Types of Mortgages – Which One Is Right For You?
Almost every Kiwi walks into a bank and gets the same 30-year table loan. It's the default... and for a lot of people, it's not the best fit. So, what are the other options, and which one should you actually have? In this episode, Ed and Andrew break down the seven genuinely different types of…
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Should I Give Up On My Airbnb? A Listener's $20,000 Decision
A listener left us a voice message... he's about to spend $20,000 furnishing a new Airbnb, and he's having second thoughts. So, should he take the punt or turn it into a long-term rental now? In this episode, Ed and Andrew model his exact decision and the GST trap most short-stay owners don't see...
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Every Financial Trap You'll Face As Your Wealth Grows
Every stage of building wealth has its own trap. And the thing that got you here is often the thing that stops you from going further. So, which one are you about to walk into? In this episode, Ed and Andrew map the traps at every stage, from your first $1,000 to $2.5 million in equity. You'll...
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Never Do This At An Auction – Confessions Of An Auctioneer
An auction is the only way to buy a house where you sign an unconditional contract, in public, in about four minutes. So, what's really going on in the room... and how do you avoid getting played? In this episode, Ed and Andrew sit down with Daniel Coulson – the CEO of Ray White NZ – who's called...
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How to Borrow More in 2027 (Broker Secrets)
This couple wanted to buy an investment property, but the bank said no. After a few tweaks with a mortgage adviser, they were approved to borrow $580,000 more. In this episode, Ed and Andrew share three real examples of Kiwis who unlocked more borrowing capacity... and the everyday things that...
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Blocked By Income, Then By Equity. How They Got Through [Case Study]
First, their income was too low to get the loan. They fixed it ... then the market fell, and suddenly their equity fell short, too. So, how did this couple finally cross the line into their first investment property? In this Case Study Sunday, Steve and Vicky share a 5-year journey of hitting…
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The Meth House Discount: How Long Can The Stigma Last?
A listener found a bargain: a house where meth was smoked, fully cleaned, and now testing safe. But everyone in town knows its history... and it's on the LIM. So does the stigma ever go? Or is it a "meth house" forever? In this episode, Ed and Andrew dig into the science, the stigma, and the real...
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Interior Designer Reveals The Renovations That Add Value (And The Ones That Just Cost You Money)
We talk about prices, yields, and interest rates constantly. But what someone pays often depends on how a place feels when they walk in. So, what design mistakes are quietly costing investors money? In this episode, Ed and Andrew are joined by interior designer Kelly Gammie. You'll learn: The 3...
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Where House Prices Are Booming Right Now (2026)
Five years ago, every NZ market stood on the same hilltop. Then prices fell into the valley together... and since then, they've gone in completely different directions. So, where are prices actually booming, and where are they still hitting record lows? In this episode, Ed and Andrew count down…
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The New Way To Buy A House In NZ?
Two of New Zealand's biggest property sites just launched AI search. Is this the new way to buy a house? We put them to the test to see if AI can actually find you a good investment. In this episode, Ed and Andrew try out the AI tools on TradeMe and realestate.co.nz, from yield hunting to image...
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If a Rental Doesn’t Pass This “Test,” Don’t Buy It
One Wellington flip had neighbours pointing boom boxes at it, dumping tyres, and breaking in to steal the appliances. None of that was in the spreadsheet. So, how do you know if a deal can survive when things go wrong? In this episode, Ed and Andrew share the "what if I'm wrong" test – a simple…
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Every NZ Town Ranked By Rental Yield (Worst To Best)
We analysed 57,114 rental properties... to find the highest and lowest rental returns. In this episode, Ed and Andrew count down the five highest-yielding areas, then rank every city from worst to best. You'll learn: The five areas with New Zealand's highest rental yields Why do the big cities...
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From 1 Property To 5 – Here's How She Did It [Case Study]
Sarah bought a home-and-income in South Auckland back in 2006, and years later turned it into a five-townhouse development.So, how did she become a property developer, and what did it really take? In this Case Study Sunday, Sarah shares how she built a seven-property portfolio, even while living...
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Never Say These 5 Sentences To A Real Estate Agent
The selling agent doesn't work for you. So, what should you say and what should you never give away? In this episode, Ed and Andrew run through the five biggest mistakes buyers make in front of agents, and how to avoid them. You'll learn: Why telling the agent your budget or your "why" costs you...
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Average Net Worth By Age (NZ) – Are You Behind?
Am I behind? It's the question everyone wonders, and almost nobody can answer. So, we paid Stats NZ to crunch the net-worth-by-age data that no one else publishes. In this episode, Ed and Andrew reveal the median wealth at every age and what the numbers really mean. You'll learn: What the typical...
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NZ's 6 Biggest Infrastructure Projects – What They Do To House Prices
A new road or railway sounds like a green light for property prices. But not all infrastructure is equal. Some projects open up whole new suburbs. Others just smooth a commute. n this episode, Ed and Andrew run through New Zealand's biggest projects, testing each one against a simple question…
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5 Paid-Off Rentals vs. 15 with Mortgages: The Math Will Change How You Invest
One investor owns 15 rentals with mortgages. The other owns 5, mortgage-free. So, who's actually better off and by how much? In this episode, Ed and Andrew run the numbers on both, and the result surprises most people. You'll learn: Why 15 mortgaged rentals can barely pay any cashflow Why the...
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Why NZ's Cheapest Towns Are Getting Less Affordable
House prices are down. Interest rates are down. So housing must be affordable again, right? Not everywhere... and the picture is more surprising than you'd think. In this episode, Ed and Andrew compare every district against its long-term average to see where affordability is improving and where...
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How Much You ACTUALLY Need To Retire In 2026 [New Tool]
Most Kiwis have never seen their entire financial life on one screen. Wealth rises while they work, then draws down through retirement. So, how much do you actually need to retire in 2026, and could you already have saved too much? In this episode, Ed and Andrew run a real couple's numbers…
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From 0 To 30 Properties In 17 Years – How This Kiwi Accountant Did It
Most property accountants tell people what to do. Peter Taylor actually does it himself. Starting just after the GFC, he's built a portfolio of 19 residential and 10 commercial properties over three decades. In this episode, Ed and Andrew sit down with accountant Peter to hear how he did it.…
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"I Want My Wife To Retire When I Do" – How To Set Money Goals That Actually Work
We're all told to aim for "financial freedom." But what do Kiwis actually want when they get there? We asked 4,381 people, and their real goals are more specific... and more emotional than any calculator captures. In this episode, Ed and Andrew read out the retirement goals Kiwis actually set…
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Should I Renovate Houses Or Build New? [Real Numbers]
A couple with the skills and contacts to renovate is weighing it up against a simple build-and-hold. So which actually builds more wealth... and when does renovating stack up? In this episode, Ed and Andrew debate the numbers behind renovating versus building and holding. You'll learn: The four...
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Every Invoice I Paid Buying A House | The Hidden Costs Revealed
Everyone budgets for the deposit. It's the costs on top that catch buyers out. So I pulled out my actual receipts from buying a house, to show what you really spend before you earn a single dollar of rent. In this episode, Ed and Andrew walk through every hidden cost of buying a property, one...
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5% House Deposit: National's New Policy Explained
National wants to let more first home buyers in with just a 5% deposit and lift the income cap to $300,000. So, how would it actually work, and who does it help? In this episode, Ed and Andrew break down the proposed First Home Loan changes, the numbers, and the risks. You'll learn: How a 5%...
About this show
The Property Academy Podcast is a daily show that gives you insight, analysis and strategies for how to get the most out of the NZ property market. It's hosted by Ed and Andrew from Opes Partners.Ok, now for the legal bit. The Property Academy Podcast is for your general information. It’s not financial advice. So the hosts aren’t telling you what to do with your own money. We’ve made every effort to make sure the information is accurate. But we occasionally get the odd fact wrong. Make sure you do your own research or talk to a financial adviser before making any investment decisions.
Hosted by
Opes Partners