Suburb Data with Damien & Jeremy

In episode 65, Damien and Jeremy look at some of the most common mistakes investors make when searching for top suburbs. They explain why excessive filtering can eliminate strong markets, why filters should be reserved for genuine personal constraints such as budget, risk or required yield, and why sorting by DSR is more useful than trying to manually build the perfect checklist. The episode also covers the problems with manually analysing trends, adding extra data points without understanding how they interact, and double counting metrics that may already be included in DSR 3. Damien and Jeremy explain how investors can simplify the process by focusing on their own non negotiable constraints, sorting markets by overall strength, checking statistical reliability and then confirming that surrounding suburbs show similar conditions. The takeaway is simple. Avoid analysis paralysis and do not over engineer the search. The more you try to do yourself, the more likely you will pick inferior suburbs. Research is easier than you think because the DSR has already done all the heavy lifting for you. Episode Highlights: 00:00 - Introduction 00:52 - What’s the biggest mistake with filters? 02:15 - Why can too many filters be detrimental? 04:50 - Do investors need to manually analyse trends with DSR 3? 06:49 - What’s wrong with using manually addressed thresholds? 07:42 - What about adding other data points? 09:42 - Why can’t investors combine their favourite metrics? 11:46 - So what makes the DSR different from a manual checklist? 12:34 - What’s the simplest way to shortlist? ============================================================= Got questions or feedback? Email us: PODCAST (AT) SUBURBDATA.COM.AU ============================================================= Viewer Favourites 👉 Q&A with Jeremy Sheppard: Entering/Exiting Markets, Buyers Agents, Suburb Selection and More - https://youtu.be/nrxq5l2MIuw 👉 How to Analyse a Property Market - https://youtu.be/TMgvL07LzXs 👉 DSR Success Rate - https://youtu.be/tSBtiD1BLqo 👉 Demand to Supply Ratio Tutorials - https://www.youtube.com/playlist?list=PLWD8h9iMOyGi7zCG37dRhAxXows2SZw7- ============================================================= DISCLAIMER: Please be aware that the content presented in this video is for general informational purposes only and does not constitute financial advice. • The information provided is not tailored to your individual circumstances, and we do not consider your specific financial situation. • It is strongly recommended to consult with a qualified financial advisor or professional before making any financial decisions based on the content of this video, as we have neither offered nor provided legal, financial, or taxation advice to the Listener, Reader, or Viewer. • We do not hold an Australian Financial Services Licence as defined by section 9 of the Corporations Act 2001 (Cth) and are not authorised to provide financial services. • Any actions taken by viewers based on the information in this video are at their own risk.

Episode 33 challenges the common claim that there is an ideal mix of renters and owner occupiers within a suburb. Damien and Jeremy examine ABS census data across thousands of suburbs and explain why renter proportion is better understood as a supply indicator rather than a demand indicator. The historical data shows no middle range where suburbs consistently perform best. In fact, lower renter proportions were associated with stronger five year capital growth, while renter proportion showed little meaningful relationship with yield and only a weak, inconsistent relationship with vacancy rates. The takeaway is simple. A low proportion of renters is not a sign of weak demand, it is a sign of low supply. And anyway, investors should not eliminate suburbs from consideration using an arbitrary threshold for a single metric. Episode Highlights: 00:00 - Introduction 02:14 - Brandolini’s Law 03:43 - What are renters & owner occupiers? 04:14 - What is the tenant-to-owner mix? 04:53 - Where does the data come from? 06:04 - Supply & demand of rental properties 07:24 - Why owners bought here 08:34 - Ideal scenario for investors 10:35 - Proportion of renters vs growth 14:50 - Proportion of renters vs yield 16:00 - Proportion of renters vs vacancy 18:36 - Conclusion ============================================================= Got questions or feedback? Email us: PODCAST (AT) SUBURBDATA.COM.AU ============================================================= Viewer Favourites 👉 Q&A with Jeremy Sheppard: Entering/Exiting Markets, Buyers Agents, Suburb Selection and More - https://youtu.be/nrxq5l2MIuw 👉 How to Analyse a Property Market - https://youtu.be/TMgvL07LzXs 👉 DSR Success Rate - https://youtu.be/tSBtiD1BLqo 👉 Demand to Supply Ratio Tutorials - https://www.youtube.com/playlist?list=PLWD8h9iMOyGi7zCG37dRhAxXows2SZw7- ============================================================= DISCLAIMER: Please be aware that the content presented in this video is for general informational purposes only and does not constitute financial advice. • The information provided is not tailored to your individual circumstances, and we do not consider your specific financial situation. • It is strongly recommended to consult with a qualified financial advisor or professional before making any financial decisions based on the content of this video, as we have neither offered nor provided legal, financial, or taxation advice to the Listener, Reader, or Viewer. • We do not hold an Australian Financial Services Licence as defined by section 9 of the Corporations Act 2001 (Cth) and are not authorised to provide financial services. • Any actions taken by viewers based on the information in this video are at their own risk.

In episode 63, Damien and Jeremy examine the major costs involved in buying and holding an investment property and ask which expenses actually have the greatest impact on the final result. They discuss stamp duty, buyer’s agents, conveyancing, building and pest inspections, property management, insurance, repairs and maintenance, before focusing on the potential value of good research and data. The episode also explores why even a small improvement in capital growth can outweigh the cost of research many times over, and why investors should understand their strategy, cash flow, risk and holding costs before committing to a purchase. Using Docklands as an example, Damien and Jeremy show how a quick data check can reveal warning signs that may not be obvious from yield or marketing material alone. The takeaway is simple. Investors should not cut corners on the research that helps them understand the asset, the market and the risks before they buy. Shared Link - https://research.suburbdata.com.au/shared/9CE6DAF5326E7167F4C175D8B6C7849D Episode Highlights: 00:00 - Introduction 00:55 - Where does the money go? 05:54 - A moderate difference can compound quickly 09:45 - What should you understand before buying? 11:43 - A fair challenge 13:37 - Example: Docklands units 14:57 - Key takeaways ============================================================= Got questions or feedback? Email us: PODCAST (AT) SUBURBDATA.COM.AU ============================================================= Viewer Favourites 👉 Q&A with Jeremy Sheppard: Entering/Exiting Markets, Buyers Agents, Suburb Selection and More - https://youtu.be/nrxq5l2MIuw 👉 How to Analyse a Property Market - https://youtu.be/TMgvL07LzXs 👉 DSR Success Rate - https://youtu.be/tSBtiD1BLqo 👉 Demand to Supply Ratio Tutorials - https://www.youtube.com/playlist?list=PLWD8h9iMOyGi7zCG37dRhAxXows2SZw7- ============================================================= DISCLAIMER: Please be aware that the content presented in this video is for general informational purposes only and does not constitute financial advice. • The information provided is not tailored to your individual circumstances, and we do not consider your specific financial situation. • It is strongly recommended to consult with a qualified financial advisor or professional before making any financial decisions based on the content of this video, as we have neither offered nor provided legal, financial, or taxation advice to the Listener, Reader, or Viewer. • We do not hold an Australian Financial Services Licence as defined by section 9 of the Corporations Act 2001 (Cth) and are not authorised to provide financial services. • Any actions taken by viewers based on the information in this video are at their own risk.

Episode 32 looks at information overload and why the answer is not to ignore data, but to focus on the right data. Damien and Jeremy explain how analysis paralysis often comes from uncertainty, poor quality information and conflicting marketing rather than simply having too much information. They discuss how investors can judge the source of the information, understand whether there is a vested interest, and focus on data that genuinely relates to supply and demand. The episode also covers some practical ways to reduce risk, including favouring established property, being cautious with oversupplied unit markets and large areas of vacant land, avoiding small single industry towns and being wary of markets that may be near the end of a strong growth run. The takeaway is simple. More information is not the problem. The real challenge is knowing which information matters, filtering out the noise and using reliable data to make better decisions with confidence. Episode Highlights: 00:00 - Introduction 01:42 - Too much info 02:19 - Curing analysis paralysis 03:23 - How to identify good information 03:36 - Biased advisors 06:26 - How you filter information 08:22 - How you interpret information 09:21 - How to avoid disaster 19:40 - Summary ============================================================= Got questions or feedback? Email us: PODCAST (AT) SUBURBDATA.COM.AU ============================================================= Viewer Favourites 👉 Q&A with Jeremy Sheppard: Entering/Exiting Markets, Buyers Agents, Suburb Selection and More - https://youtu.be/nrxq5l2MIuw 👉 How to Analyse a Property Market - https://youtu.be/TMgvL07LzXs 👉 DSR Success Rate - https://youtu.be/tSBtiD1BLqo 👉 Demand to Supply Ratio Tutorials - https://www.youtube.com/playlist?list=PLWD8h9iMOyGi7zCG37dRhAxXows2SZw7- ============================================================= DISCLAIMER: Please be aware that the content presented in this video is for general informational purposes only and does not constitute financial advice. • The information provided is not tailored to your individual circumstances, and we do not consider your specific financial situation. • It is strongly recommended to consult with a qualified financial advisor or professional before making any financial decisions based on the content of this video, as we have neither offered nor provided legal, financial, or taxation advice to the Listener, Reader, or Viewer. • We do not hold an Australian Financial Services Licence as defined by section 9 of the Corporations Act 2001 (Cth) and are not authorised to provide financial services. • Any actions taken by viewers based on the information in this video are at their own risk.

In episode 64, Damien and Jeremy break down the October market data and examine how Australian property conditions are changing across both houses and units. They look at the impact of higher interest rates, recent tax changes, rising stock on market and longer days on market, with Brisbane and Perth showing some of the clearest signs of cooling after strong recent growth. The episode also compares market cycle timing across the capitals, highlights why Melbourne, Sydney and Canberra may offer longer term opportunities, and explains why Darwin continues to stand out on several demand and affordability metrics. Damien and Jeremy also discuss why units are currently holding up better than houses in some markets, why investors need to be more selective than in recent years, and why past growth should not be used on its own as a forecast for the next cycle. The takeaway is simple. Some markets are cooling, but not all opportunities have disappeared. Investors need to focus on current supply and demand, price point, time horizon and the individual market rather than broad national headlines. ============================================================= Got questions or feedback? Email us: PODCAST (AT) SUBURBDATA.COM.AU ============================================================= Viewer Favourites 👉 Q&A with Jeremy Sheppard: Entering/Exiting Markets, Buyers Agents, Suburb Selection and More - https://youtu.be/nrxq5l2MIuw 👉 How to Analyse a Property Market - https://youtu.be/TMgvL07LzXs 👉 DSR Success Rate - https://youtu.be/tSBtiD1BLqo 👉 Demand to Supply Ratio Tutorials - https://www.youtube.com/playlist?list=PLWD8h9iMOyGi7zCG37dRhAxXows2SZw7- ============================================================= DISCLAIMER: Please be aware that the content presented in this video is for general informational purposes only and does not constitute financial advice. • The information provided is not tailored to your individual circumstances, and we do not consider your specific financial situation. • It is strongly recommended to consult with a qualified financial advisor or professional before making any financial decisions based on the content of this video, as we have neither offered nor provided legal, financial, or taxation advice to the Listener, Reader, or Viewer. • We do not hold an Australian Financial Services Licence as defined by section 9 of the Corporations Act 2001 (Cth) and are not authorised to provide financial services. • Any actions taken by viewers based on the information in this video are at their own risk.

In episode 62, Damien and Jeremy answer listener questions covering infrastructure, units versus houses, land to asset ratio, cheap versus expensive markets and the role of broader economic forces in property growth. They examine areas around Western Sydney Airport, including Austral and surrounding suburbs, and explain why major infrastructure alone does not guarantee stronger capital growth when future housing supply remains significant. The episode also looks at why units in markets such as Perth and Townsville have delivered strong growth despite having lower land value, and why no single metric should be used in isolation. Damien and Jeremy compare stronger markets with different property types, discuss how investment timeframes can influence the choice between houses, townhouses and units, and explain why cheaper markets can be more resilient during downturns without always outperforming. The takeaway is simple. Investors need to consider strategy, affordability, supply and demand, and multiple data points rather than relying on one property feature or market narrative. Austral - https://research.suburbdata.com.au/shared/1B1F20DA98301A1C57EB3DDD5E7DC2D8 Perth SUA - https://research.suburbdata.com.au/shared/171A5E52ACD107C7C86B9228737E12E3 Townsville SUA - https://research.suburbdata.com.au/shared/EBA8E4D91895085D311D1A271DEA9EBB Episode Highlights: 00:00 - Introduction 00:37 - Question 01 12:18 - Question 02 19:11 - Question 03 24:52 - Question 04 26:05 - Question 05 ============================================================= Got questions or feedback? Email us: PODCAST (AT) SUBURBDATA.COM.AU ============================================================= Viewer Favourites 👉 Q&A with Jeremy Sheppard: Entering/Exiting Markets, Buyers Agents, Suburb Selection and More - https://youtu.be/nrxq5l2MIuw 👉 How to Analyse a Property Market - https://youtu.be/TMgvL07LzXs 👉 DSR Success Rate - https://youtu.be/tSBtiD1BLqo 👉 Demand to Supply Ratio Tutorials - https://www.youtube.com/playlist?list=PLWD8h9iMOyGi7zCG37dRhAxXows2SZw7- ============================================================= DISCLAIMER: Please be aware that the content presented in this video is for general informational purposes only and does not constitute financial advice. • The information provided is not tailored to your individual circumstances, and we do not consider your specific financial situation. • It is strongly recommended to consult with a qualified financial advisor or professional before making any financial decisions based on the content of this video, as we have neither offered nor provided legal, financial, or taxation advice to the Listener, Reader, or Viewer. • We do not hold an Australian Financial Services Licence as defined by section 9 of the Corporations Act 2001 (Cth) and are not authorised to provide financial services. • Any actions taken by viewers based on the information in this video are at their own risk.

UPDATE: This episode doesn't cover the 2026 Federal Budget changes to capital gains tax and negative gearing. These are now law and start 1 July 2027. See "What's changed" below.   Episode 31 challenges the old advice to buy property and never sell. Jeremy and Damien explain why capital growth usually arrives in short bursts rather than consistently over decades, and why holding an underperforming property can create a significant opportunity cost. The episode breaks down the real decision investors need to make by comparing the expected growth they could miss by staying put against the cost of selling and reallocating their equity into a stronger market. Using historical examples across Sydney, the Sunshine Coast, Perth and Hobart, they show how the growth difference between markets can sometimes be large enough to outweigh capital gains tax, stamp duty, selling costs and the effort involved in buying again. They also explain why this strategy is not suitable for every investor, particularly where the tax liability is already very high. The takeaway is simple. Never sell is not a rule. Investors should reassess their portfolio and consider selling when the expected opportunity cost comfortably exceeds the cost of moving their equity elsewhere. Episode Highlights: 00:00 - Introduction 01:13 - The big discovery: Growth cycles 02:40 - Opportunity cost 03:35 - Exit cost 05:24 - Capital gains tax 09:04 - Re-entry costs 12:00 - Past example 1: Sydney vs Sunshine Coast 13:18 - Past example 2: Sydney vs Sunshine Coast 17:02 - Past example 3: Perth vs Sunshine Coast 19:26 - Past example 4: Perth vs Sunshine Coast 21:01 - Past example 5: Perth vs Sydney 23:29 - Past example 5: Perth vs Hobart 27:12 - Past example 6: Brisbane vs Hobart 27:57 - Why sell, draw on equity instead? 32:44 - We are not licensed 35:02 - Why "experts" say never sell 39:01 - When should investors sell? ============================================================= Got questions or feedback? Email us: PODCAST (AT) SUBURBDATA.COM.AU ============================================================= Viewer Favourites 👉 Q&A with Jeremy Sheppard: Entering/Exiting Markets, Buyers Agents, Suburb Selection and More - https://youtu.be/nrxq5l2MIuw 👉 How to Analyse a Property Market - https://youtu.be/TMgvL07LzXs 👉 DSR Success Rate - https://youtu.be/tSBtiD1BLqo 👉 Demand to Supply Ratio Tutorials - https://www.youtube.com/playlist?list=PLWD8h9iMOyGi7zCG37dRhAxXows2SZw7- ============================================================= DISCLAIMER: Please be aware that the content presented in this video is for general informational purposes only and does not constitute financial advice. • The information provided is not tailored to your individual circumstances, and we do not consider your specific financial situation. • It is strongly recommended to consult with a qualified financial advisor or professional before making any financial decisions based on the content of this video, as we have neither offered nor provided legal, financial, or taxation advice to the Listener, Reader, or Viewer. • We do not hold an Australian Financial Services Licence as defined by section 9 of the Corporations Act 2001 (Cth) and are not authorised to provide financial services. • Any actions taken by viewers based on the information in this video are at their own risk.

Episode 30 challenges the old property investing rule of “location, location, location” and argues that timing matters far more. Using decades of historical growth data across Sydney, Melbourne, Brisbane and Perth, Jeremy and Damien show how leadership repeatedly changes between markets, with some cities booming while others stagnate or even decline over the same period. Over the long term, growth rates tend to converge, but over shorter periods the differences can be enormous and create major opportunity costs for investors who enter the wrong market at the wrong time. The episode also explains why investors should continue reassessing their portfolios rather than assuming a good location will outperform forever. The takeaway is simple. A location is not permanently good or bad. What matters most is identifying where demand is exceeding supply now and getting the timing right.   Episode Highlights: 00:00 - Introduction 00:58 - Time levels out 02:49 - Major cities: 5-year growth race 04:35 - Major cities: Second 5-year growth race 05:00 - Major cities: Third 5-year growth race 06:33 - 2005-2010 changes 07:31 - 2010-2015 changes 08:09 - Summary: Every city 10:02 - Major cities: Full history 11:47 - What it means? 13:34 - Best long-term growth 17:30 - Conclusion   ============================================================= Got questions or feedback? Email us: PODCAST (AT) SUBURBDATA.COM.AU ============================================================= Viewer Favourites 👉 Q&A with Jeremy Sheppard: Entering/Exiting Markets, Buyers Agents, Suburb Selection and More - https://youtu.be/nrxq5l2MIuw 👉 How to Analyse a Property Market - https://youtu.be/TMgvL07LzXs 👉 DSR Success Rate - https://youtu.be/tSBtiD1BLqo 👉 Demand to Supply Ratio Tutorials - https://www.youtube.com/playlist?list=PLWD8h9iMOyGi7zCG37dRhAxXows2SZw7- ============================================================= DISCLAIMER: Please be aware that the content presented in this video is for general informational purposes only and does not constitute financial advice. • The information provided is not tailored to your individual circumstances, and we do not consider your specific financial situation. • It is strongly recommended to consult with a qualified financial advisor or professional before making any financial decisions based on the content of this video, as we have neither offered nor provided legal, financial, or taxation advice to the Listener, Reader, or Viewer. • We do not hold an Australian Financial Services Licence as defined by section 9 of the Corporations Act 2001 (Cth) and are not authorised to provide financial services. • Any actions taken by viewers based on the information in this video are at their own risk.

In episode 61, Damien and Jeremy examine whether interest rate cuts really drive property prices higher, or whether that idea is being overstated. Looking at decades of historical data, they compare the RBA cash rate with national capital growth and find that while lower rates can support borrowing capacity, confidence and buyer demand, the relationship with property growth is relatively weak and inconsistent. The discussion also explores why rate cuts cannot fix poor suburb selection, oversupply or weak local demand, and why investors should pay closer attention to fundamentals such as stock on market, days on market, vacancy rates, affordability and supply versus demand. The takeaway is simple. Rate cuts can help, but they do not override poor fundamentals. Strong investors follow the data rather than relying on the RBA to create growth. ============================================================= Got questions or feedback? Email us: PODCAST (AT) SUBURBDATA.COM.AU ============================================================= Viewer Favourites 👉 Q&A with Jeremy Sheppard: Entering/Exiting Markets, Buyers Agents, Suburb Selection and More - https://youtu.be/nrxq5l2MIuw 👉 How to Analyse a Property Market - https://youtu.be/TMgvL07LzXs 👉 DSR Success Rate - https://youtu.be/tSBtiD1BLqo 👉 Demand to Supply Ratio Tutorials - https://www.youtube.com/playlist?list=PLWD8h9iMOyGi7zCG37dRhAxXows2SZw7- ============================================================= DISCLAIMER: Please be aware that the content presented in this video is for general informational purposes only and does not constitute financial advice. • The information provided is not tailored to your individual circumstances, and we do not consider your specific financial situation. • It is strongly recommended to consult with a qualified financial advisor or professional before making any financial decisions based on the content of this video, as we have neither offered nor provided legal, financial, or taxation advice to the Listener, Reader, or Viewer. • We do not hold an Australian Financial Services Licence as defined by section 9 of the Corporations Act 2001 (Cth) and are not authorised to provide financial services. • Any actions taken by viewers based on the information in this video are at their own risk.

Shared Links Capital Cities: House Markets https://research.suburbdata.com.au/shared/E4EEB4E408BF72BD027E81281F4D7072 House Markets: 3-Month Change https://research.suburbdata.com.au/shared/18368BEBF2DE0D7CEFC933E898A51F39 Capital Cities: Units https://research.suburbdata.com.au/shared/8AD3311D6D2720C2B508158070359F9E Capital City Units: 3-Month Change https://research.suburbdata.com.au/shared/4ECE6E9ABB9CD240FEE80F985DDAA9E3 Got Questions or Feedback? Email us: PODCAST (AT) SUBURBDATA.COM.AU Viewer Favourites 👉 Q&A with Jeremy Sheppard: Entering/Exiting Markets, Buyers Agents, Suburb Selection and More https://youtu.be/nrxq5l2MIuw 👉 How to Analyse a Property Market https://youtu.be/TMgvL07LzXs 👉 DSR Success Rate https://youtu.be/tSBtiD1BLqo 👉 Demand to Supply Ratio Tutorials https://www.youtube.com/playlist?list=PLWD8h9iMOyGi7zCG37dRhAxXows2SZw7- ============================================================= DISCLAIMER Please be aware that the content presented in this podcast is for general informational purposes only and does not constitute financial advice. • The information provided is not tailored to your individual circumstances, and we do not consider your specific financial situation. • It is strongly recommended that you consult with a qualified financial adviser or professional before making any financial decisions based on the content of this podcast, as we have neither offered nor provided legal, financial or taxation advice to the Listener, Reader or Viewer. • We do not hold an Australian Financial Services Licence as defined by section 9 of the Corporations Act 2001 (Cth) and are not authorised to provide financial services. • Any actions taken by listeners or viewers based on the information presented are at their own risk.