Podcasts by Category
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.
- 2679 - I Rang Tenants Who Hadn’t Paid Rent (In The Field Friday)
When a tenant falls behind on rent, most landlords assume the worst. But after sitting in on rent arrears calls, the real reason was usually much simpler: money management, not no money.
In this In The Field episode, Ed sits in with a property manager as she chases missed rent.
You’ll learn:
The most common reason tenants fall behind on rent in NZHow payment plans and mediated orders actually workWhy going nuclear on the first call is usually the wrong moveThe takeaway? A missed rent payment doesn’t make someone a bad tenant. How you handle it decides what happens next.
For more from Opes Partners:
Stay ahead of the NZ property market Instagram TikTokThu, 05 Nov 2026 - 17min - 2678 - How Property Nearly Ended Their Marriage (3 Real NZ Stories)
A US researcher looked at more than 4,500 couples. Arguments about money were the top predictor of divorce, even after accounting for income, debt and net worth.
And here in NZ, 1 in 5 people say money has caused problems in their relationship.
In this episode, Ed and Andrew look at why property puts so much pressure on couples.
You’ll learn:
3 real stories where money pushed relationships to breaking pointWhy property hits harder than other financial decisionsHow to talk to your partner about money when the market is downThe lesson? Property is a joint decision. That includes the hard bits ... and owning your share of them.
For more from Opes Partners:
Stay ahead of the NZ property market Instagram TikTokWed, 04 Nov 2026 - 15min - 2677 - 5 Habits Property Investors Have That Normal People Don’t
We made a video about investing on the average salary. And people were angry.
So this time, Ed and Andrew are asking a different question: what is being “normal” actually costing you?
In this episode, they walk through 5 things investors do that normal people don’t.
You’ll learn:
Why waiting to be noticed is costing you more than you thinkWhat happens to a pay rise in a normal household vs an investor’sThe goal-setting study where 76% of people got at least halfway to their goals (and what they did differently)The lesson? Normal isn’t free. You just pay for it later.
For more from Opes Partners:
Stay ahead of the NZ property market Instagram TikTokTue, 03 Nov 2026 - 15min - 2676 - “I Know You’re Right. I’m Doing It Anyway.” Why Even Smart Investors Make Dumb Decisions
An eye surgeon with three Auckland rentals sat down with a financial adviser. The numbers said growth; he wanted yield anyway. “I know you’re right. But I still want a yield property.”
In this episode, Ed and Andrew walk through the mental traps that catch even the smartest investors.
You’ll learn:
Why do even SMART property investors make dumb decisions 3 biases investors always fall into How to break the habit and break the biasThe takeaway? Every one of these is easier to spot in someone else’s portfolio than in your own.
For more from Opes Partners:
Stay ahead of the NZ property market Instagram TikTokMon, 02 Nov 2026 - 19min - 2675 - Everything New and Coming Soon to Christchurch in 2027
After 15 years and $683 million, the new Te Kaha stadium has finally opened. But everyone already knows about that.
So, what about the projects reshaping Christchurch that nobody's talking about?
In this episode, Ed and Andrew count down the developments coming to Christchurch in 2027, ranked by what they cost.
You'll learn:
The new riverside path and the 600-hectare old red-zone land around itThe $130m downtown precinct of apartments, shops, and lanewaysThe one that was meant to be finished by 2027, and was delayed againThe lesson? Tracking what's actually getting built is one of the first things to check before you buy ... and almost nobody does it.
For more from Opes Partners:
Stay ahead of the NZ property market Instagram TikTokSun, 01 Nov 2026 - 14min - 2674 - He Owns 13 Properties At 80. But Now He's Selling Up. Here's Why [Case Study]
Peter Lewis has been investing for 35 years, owns 13 tenancies, and until recently had never sold a single one. Now, at 80, he’s starting to sell down – slowly, over the next decade, on his own terms.
In this Case Study Sunday, Peter shares how he’s turning a lifetime of property into an income, and how he decides what to keep.
You’ll learn:
How to turn your properties into an income for the rest of your lifeWhy this investor has started to sell down his portfolio after 35 yearsHow he’s deciding which properties to keepThe lesson? It took him 20 years to build real momentum ... because in property, the quick wins are about as rare as winning Lotto.
For more from Opes Partners:
Stay ahead of the NZ property market Instagram TikTokSat, 31 Oct 2026 - 21min - 2673 - He Bought In The WORST Area In NZ. Here’s What Happened
Back in 2021, we called Levin the most overvalued town in the country. A listener gone unconditional on a $930k house there. Today, he's down around $150,000, and he asked a fair question: would we change our answer now?
In this episode, Ed and Andrew re-run Levin through five tests to see if it's finally a buy.
You'll learn:
Whether Levin is genuinely cheap now, or just getting cheaperWhy it's still overvalued after four years of falling pricesThe small-town risk that most buyers never checkThe lesson? This was never really about Levin. He paid 1.8x the average house in town... and the "overflow town" has nothing overflowing into it right now.
For more from Opes Partners:
Stay ahead of the NZ property market Instagram TikTokFri, 30 Oct 2026 - 16min - 2672 - Never Buy A Property Off The Plans Without Checking This
Last time I walked through open homes. But what about when you’re buying something that doesn’t exist yet ... just dirt, a fence, and a sign with a picture on it?
So I visited three developments at three different stages to find out what you’re actually looking at.
In this In The Field episode, Ed shows you how to inspect a new build before it’s built.
You’ll learn:
Never buy a property off the plans without checking this Come with me as I go in the field looking at a development site The crucial features that property developers always missThe takeaway? Buying off the plans doesn’t mean buying blind. You just have to know what to look at.
For more from Opes Partners:
Stay ahead of the NZ property market Instagram TikTokThu, 29 Oct 2026 - 18min - 2671 - BREAKING: The Reserve Bank Just Surprised Everyone
The Reserve Bank just surprised everyone, leaving the Official Cash Rate (OCR) unchanged at 2.75%.
In this episode, Ed and Andrew share why the Reserve Bank broke with expectations and where the OCR could go next.
You’ll learn:
What the Reserve Bank decided to do with the Official Cash Rate Where interest rates could go next When the next hike could comeSign up to Ed’s monthly Property Market Newsletter hear
For more from Opes Partners:
Stay ahead of the NZ property market Instagram TikTokWed, 28 Oct 2026 - 16min - 2670 - 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 spot everyone else’s.
You’ll learn:
Is your property adviser biased? The hidden incentive behind every piece of property advice How to work out whose advice you can actually trustThe takeaway? You don’t need advice with no bias ... that doesn’t exist. You need advice where the bias is out in the open.
For more from Opes Partners:
Stay ahead of the NZ property marketInstagramTikTokTue, 27 Oct 2026 - 18min - 2669 - "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, legally get drug-growing tenants out The $91,000 bill a landlord got just a few weeks ago And what the tenants were REALLY doing in thereThe takeaway? You can’t always prevent it, but you can make sure your insurance will actually pay when it matters.
For more from Opes Partners:
Stay ahead of the NZ property marketInstagramTikTokMon, 26 Oct 2026 - 12min - 2668 - 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 costs, region by region, and why buildings actually appreciate.
You'll learn:
What a build really costs (and the 20–30% most people forget to add on top)Why it costs about 50% more to build here than in AustraliaWhy your building gains value over time, and what insurers and valuers proveThe lesson? Replacement cost is the floor under house prices ... as building gets more expensive, so does the home you already own.
For more from Opes Partners:
Stay ahead of the NZ property marketInstagramTikTokSun, 25 Oct 2026 - 17min - 2667 - 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 scratch on a nurse’s income.
You’ll learn:
How a nurse on a single income bought three investment properties on her ownHow she learned that a man is not a financial planWhat five straight years of getting turned down by the bank taught her to changeThe lesson? She’s the first to say she had energy on her side ... but it was years of grinding, studying all night and renting to get ahead that actually changed her life.
Want to share your story on Case Study Sunday? Send us a message, email ed@opespartners.co.nz
For more from Opes Partners:
Sign up for the weekly Private Property newsletterInstagramTikTokSat, 24 Oct 2026 - 24min - 2666 - 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 English.
You’ll learn:
What actually happens if Labour’s capital gains tax comes in The bill you’d actually receive, and can you legally minimise itHow it changes which property you buyThe lesson? A CGT wouldn’t kill the maths, but it changes the game most for anyone planning to switch from growth to yield at retirement.
For more from Opes Partners:
Stay ahead of the NZ property marketInstagramTikTokFri, 23 Oct 2026 - 17min - 2665 - 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 takes you along to three Auckland open homes and shows you how to read one like an investor.
You’ll learn:
The questions to always ask an agentWhat can go wrong when you invest in a townhouse What happened when Ed rang the agents back after the auctionThe takeaway? An open home isn’t about the staging. It’s about the questions you ask after you leave.
For more from Opes Partners:
Stay ahead of the NZ property marketInstagramTikTokThu, 22 Oct 2026 - 24min - 2664 - 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 works. You’ll learn:
Why your money gets absorbed, not wastedThe “commitment device” that forces you to save without willpowerWhy a mortgage top-up is temporary and what it can turn intoThe takeaway? The hardest part of investing isn’t the maths. It’s removing your own ability to change your mind.
For more from Opes Partners:
Stay ahead of the NZ property marketInstagramTikTokWed, 21 Oct 2026 - 13min - 2663 - 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, decade by decade.You'll learn:
Why Auckland needs the equivalent of 100 new suburbsHow new trains, motorways and busways lift house prices around themWhich projects are near-certain, and which might never happenThe lesson? Follow the roads and rail, but know the timing. The price boost tends to arrive a year or two before a project opens, not at the time of the announcement.
For more from Opes Partners:
Stay ahead of the NZ property marketInstagramTikTokTue, 20 Oct 2026 - 21min - 2662 - 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:
Why banks no longer scrape your spending line by line Whether a messy few months will actually sink your applicationHow credit cards, Afterpay, and the stress-test rate affect your borrowingThe surprising takeaway? Most people are far more mortgage-ready than they think.
Try out our Can I afford an investment property in 2026?calculator.
For more from Opes Partners:
Stay ahead of the NZ property marketInstagramTikTokMon, 19 Oct 2026 - 14min - 2661 - 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.
You'll learn:
How long each of the seven doublings actually tookThe case for it continuing and againstThe number that surprised us, even measuring from the bottom of a downturnThe lesson? Growth is the lever you control least. The two you do control: buy earlier, and buy more.
Check out our NZ House Price doubling calculator for yourself.
For more from Opes Partners:
Stay ahead of the NZ property marketInstagramTikTokSun, 18 Oct 2026 - 23min - 2660 - 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, and the sacrifice in between.
You'll learn:
How she bought her first home with her twin sister at 25Why did they sell the home they loved to fund a seven-townhouse developmentThe truth about topping up rentals when the market turns against youThe lesson? Property can make you money or cost you money, depending on when you buy ... and Charlotte's refreshingly honest about living both.
For more from Opes Partners:
Stay ahead of the NZ property marketInstagramTikTokSat, 17 Oct 2026 - 20min - 2659 - 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 rounds.
You'll learn:
Where existing wins and where new builds win Whether there's really a "drive-it-off-the-lot" effect on capital growthThe round that decides the whole thingIt's closer than the online die-hards admit ... but on the numbers, one of them edges it 4–3.
For more from Opes Partners:
Stay ahead of the NZ property marketInstagramTikTokFri, 16 Oct 2026 - 21min - 2658 - 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 minutes someone's in your rental.
You'll learn:
What a property manager actually looks forHow a good PM handles a messy or difficult tenantWhat the inspection report doesn't show youThe takeaway? There's a lot more to protecting your rental than the photos in your report.
For more from Opes Partners:
Stay ahead of the NZ property marketInstagramTikTokThu, 15 Oct 2026 - 23min - 2657 - 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 for landlords The $194 a week tax cut that could be coming for property investors Will it actually come in, and how do you get it?The lesson? It could change the numbers for anyone starting out. But it’s a proposal, not law, so don’t bank on it yet.
For more from Opes Partners:
Stay ahead of the NZ property marketInstagramTikTokWed, 14 Oct 2026 - 14min - 2656 - 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 wealth.
You'll learn:
The seven property types that quietly destroy value The traps that make them so hard to sellWhat all seven have in commonThe lesson? It's not that these houses are bad. It's that they shrink the pool of people who can buy them off you... and that's what kills the price.
For more from Opes Partners:
Stay ahead of the NZ property marketInstagramTikTokTue, 13 Oct 2026 - 14min - 2655 - "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 how long it takes to pay for itselfThe one rule that decides whether it's worth itWhy it rarely stacks up on a rental as an income play, but can still be worth itThe verdict? Great in your own home. On a rental, it fills vacancies... not your pockets.
For more from Opes Partners:
Stay ahead of the NZ property marketInstagramTikTokMon, 12 Oct 2026 - 16min - 2654 - 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 learn:
What a 1.75% land tax would cost you each yearWhy it could push house prices down 10-15%Who benefits and who's hurt mostIt's a proposal, not law ... and TOP isn't in Parliament yet. But with the party near the threshold, it's worth understanding before 7 November.
For more from Opes Partners:
Sign up for the weekly Private Property newsletterInstagramTikTokSun, 11 Oct 2026 - 17min - 2653 - 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 the lessons behind it.
You'll learn:
How these investors arrived in NZ with 2 suitcases and, 7 years later, flipped 29 housesHow much did they lose on their first developmentTheir next chapter of property investingThe lesson? The numbers look great from the outside. What you don't see is the years spent living in the dust ... and the one deal that set everything up.
Want to share your story on Case Study Sunday? Send us a message, email ed@opespartners.co.nz
For more from Opes Partners:
Sign up for the weekly Private Property newsletterInstagramTikTokSat, 10 Oct 2026 - 23min - 2652 - 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 wait" question to the test.
You'll learn:
How much extra you could have made by buying five years soonerWhy you can never pick which five years will matter most What a famous study says about timing the marketThe lesson? You can't time it perfectly. But the earlier you're in, the longer you're in... and today is the earliest you'll ever be able to buy from here on.
And check out the Private Property newsletterthat Andrew mentioned.
For more from Opes Partners:
Sign up for the weekly Private Property newsletterInstagramTikTokFri, 09 Oct 2026 - 16min - 2651 - 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 looks (and sounds) likeThe tactics we saw real bidders useThe four numbers you should walk into the auction room withSo what keeps you calm when it's your turn to bid? Knowing the rules of the room ... and your numbers.
For more from Opes Partners:
Sign up for the weekly Private Property newsletterInstagramTikTokThu, 08 Oct 2026 - 27min - 2650 - 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 what it says about Auckland's future.
You'll learn:
Is this the new future for AucklandWhy couldn't the council require more car parksIs this a problem waiting to happenThe real question isn't whether 78 parks are enough. It's whether we'd rather house those 322 families in Morningside ... or an hour away in Pokeno.
For more from Opes Partners:
Sign up for the weekly Private Property newsletterInstagramTikTokWed, 07 Oct 2026 - 12min - 2649 - 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 retirement to the shortfall she's facing.
You'll learn:
A live demo where we create a wealth plan for a listener on the show How much money will she need to create her ideal money life What actually happens when you create a wealth plan with Opes PartnersThe lesson? Almost nobody knows their number... even people who already own property. Once you do, you've got choices.
Start your path to financial freedom with a detailed Wealth Plan for $0
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Sign up for the weekly Private Property newsletterInstagramTikTokTue, 06 Oct 2026 - 20min - 2648 - 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:
The difference between a low price and real value (and why it matters)The hidden reasons one house is cheaper than the one down the roadThe one question that tells you if a discount is actually a discountThe lesson? A discount is only a discount if you can remove the reason for it. Otherwise, it's just the price.
For more from Opes Partners:
Sign up for the weekly Private Property newsletterInstagramTikTokMon, 05 Oct 2026 - 19min - 2647 - 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.
You'll learn:
The three tests that reveal a risky market: returns, timing, and buildingWhere a term deposit currently beats the rental yieldThe pattern linking most of these townsA great long-term track record doesn't make it a great time to buy. Sometimes the history and the moment point in opposite directions.
For more from Opes Partners:
Sign up for the weekly Private Property newsletterInstagramTikTokSun, 04 Oct 2026 - 15min - 2646 - "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 learn:
The property valuer who got hustled on her first purchaseWhat a property valuer sees that the rest of us missWhy did this investor deliberately pause building her portfolioThe lesson? Even the pros get emotional and biased about their own property... which is exactly why she says to get an independent valuation before you buy or sell.
Want to share your story on Case Study Sunday? Send us a message, email ed@opespartners.co.nz
For more from Opes Partners:
Sign up for the weekly Private Property newsletterInstagramTikTokSat, 03 Oct 2026 - 20min - 2645 - 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 of mind.
You'll learn:
Why financial peace matters more than freedom right nowThe research shows that money worries can cost you 13 IQ pointsSix practical ways to get financial peace, whatever your incomeFinancial peace isn't about how much you have. It's knowing where your money's going, instead of wondering where it went.
Let us know your thoughts by leaving us a voice message on the Property Academy Hotline
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Sign up for the weekly Private Property newsletterInstagramTikTokFri, 02 Oct 2026 - 17min - 2644 - 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 home loans (no, fixed vs. floating doesn't count).
You'll learn:
The one question that tells you which loan you're really looking atHow offset and revolving credit work, and which suits which personThe reducing loan that could save you meaningful interestThe lesson? The interest rate gets all the attention, but the structure of your loan can matter just as much.
For more from Opes Partners:
Sign up for the weekly Private Property newsletterInstagramTikTokThu, 01 Oct 2026 - 19min - 2643 - 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 coming.
You'll learn:
Should you give up on your Airbnb? Real listener’s scenario … and what he should do What he'd have to sacrifice if he changed course nowThe lesson? The GST decision isn't a formality at the time of purchase. It's a strategic decision.
For more from Opes Partners:
Sign up for the weekly Private Property newsletterInstagramTikTokWed, 30 Sep 2026 - 17min - 2642 - 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 learn:
The traps hiding at each stage of wealthWhy being too scared of debt can leave a million dollars doing nothingWhy you retire on cash flow, not capital growthThe lesson? Every trap is caused by what worked at the previous stage. Knowing what's coming is how you avoid it.
Want to book a free session with one of our Financial Advisers, then just click here
Let us know your thoughts by leaving us a voice message on the Property Academy Hotline
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Sign up for the weekly Private Property newsletterInstagramTikTokTue, 29 Sep 2026 - 20min - 2641 - 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 around 8,000 auctions.
You'll learn:
The mistakes bidders make at auctionWhat auctioneers can and can't legally doWhether the usual auction tricks and tips still workThe lesson? Most people walk into an auction not knowing the rules of the game. Learn them, and you walk in with the upper hand.
For more from Opes Partners:
Sign up for the weekly Private Property newsletterInstagramTikTokMon, 28 Sep 2026 - 24min - 2640 - 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 quietly drag your capacity down.
You'll learn:
Why can the bank lend you $80k less in six monthsHow clearing a $10k student loan added $225k of borrowing powerThe unused credit card could be costing you a depositIf the bank says no, it's often not a no forever. Sometimes it's just a number waiting to be moved.
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Sign up for the weekly Private Property newsletterInstagramTikTokSun, 27 Sep 2026 - 18min - 2639 - 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 wall after wall and refusing to give up.
You'll learn:
Why the bank turned them down … and how they changed their mind What it REALLY takes to save your way to a deposit How these investors are building towards $100k of passive incomeThe lesson? Sometimes you do everything right and still get knocked back. Getting there anyway is the whole story.
Want to share your story on Case Study Sunday? Send us a message, email ed@opespartners.co.nz
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Sign up for the weekly Private Property newsletterInstagramTikTokSat, 26 Sep 2026 - 21min - 2638 - 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 numbers behind former meth houses.
You'll learn:
What the science says about meth smoked vs cookedWhy meth stays on a LIM forever, and how it gets there in the first placeWhat a former meth house really costs you (hint: it's not the clean-up)A cleaned meth house can be perfectly safe to live in. Whether it's a bargain or a trap comes down to the numbers.
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Sign up for the weekly Private Property newsletterInstagramTikTokFri, 25 Sep 2026 - 14min - 2637 - 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 biggest interior design mistakes … and what each one costs The renovations that add value and the ones that just cost you money How bold and brave should investors be when choosing what to paint the wallsThe numbers matter... but so does the feeling. Get the design right, and it shows up in the price.
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Sign up for the weekly Private Property newsletterInstagramTikTokThu, 24 Sep 2026 - 26min - 2636 - 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 the fastest-recovering markets, and reveal the North/South divide splitting the country.
You'll learn:
The markets leading the recoveryWhy seven North Island towns just hit fresh record lowsHow to tell a real boom from a small-town flukeThe lesson? Stop reading the national number. And a boom tells you what already happened, not what happens next.
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Sign up for the weekly Private Property newsletterInstagramTikTokWed, 23 Sep 2026 - 14min - 2635 - 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 search.
You'll learn:
What the new AI searches can do that the old filters couldn'tWhether they can handle the numbers that matter to investors, like yieldWhich one actually worked, and which kept falling overAI can do the basics. But when it comes to the numbers that make a deal, there's still a big gap.
Let us know your thoughts by leaving us a voice message on the Property Academy Hotline
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Sign up for the weekly Private Property newsletterInstagramTikTokTue, 22 Sep 2026 - 16min - 2634 - 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 way to stress-test any property before you buy.
You'll learn:
The five things to checkThe renovation that missed its target price by $180kWhy the goal isn't "does it look great," but "could I survive this"If you stress-test hard enough, no property is perfect. The real question is whether you could get through the rough patches.
Let us know your thoughts by leaving us a voice message on the Property Academy Hotline
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Sign up for the weekly Private Property newsletterInstagramTikTokMon, 21 Sep 2026 - 14min - 2633 - 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 yieldsWhy do the big cities consistently have the lowest yieldsThe catch with high-yield small towns, and why gross yield can misleadA high yield isn't the whole story. This episode shows you the trade-off, plus a free tool to see where your own property ranks.
And you can check out the Rental Yield Percentile Calculator here
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Sign up for the weekly Private Property newsletterInstagramTikTokSun, 20 Sep 2026 - 17min - 2632 - 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 overseas.
You'll learn:
How this investor turned one property into fiveThe challenges she faced when she turned herself into a property developerHer biggest regret from investing in propertyThe lesson? Fortune favours the bold... and the patient. Sarah's story is a reminder that the real money in property is made over the long term.
Want to share your story on Case Study Sunday? Send us a message, email ed@opespartners.co.nz
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Sign up for the weekly Private Property newsletterInstagramTikTokSat, 19 Sep 2026 - 24min - 2631 - 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 moneyThe research-backed power of silence in a negotiationWhether you should ever bid your absolute maximumThe agent isn't your enemy, but they're not your friend either. Knowing the rules is how you keep the upper hand.
Let us know your thoughts by leaving us a voice message on the Property Academy Hotline
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Sign up for the weekly Private Property newsletterInstagramTikTokFri, 18 Sep 2026 - 15min - 2630 - 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 Kiwi is worth in their 30s, 40s, 50s and beyondWhy whatever you build by 60 is roughly what you retire onHow a single good asset can move you two decades up the tableThe honest takeaway? You're probably less behind than you think, but the early decades matter most.
Let us know your thoughts by leaving us a voice message on the Property Academy Hotline
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Sign up for the weekly Private Property newsletterInstagramTikTokThu, 17 Sep 2026 - 18min - 2629 - 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: Does it open new land?
You'll learn:
Which projects actually unlock new suburbs, and which just ease trafficWhat the research says infrastructure really does to nearby pricesThe Picton cautionary tale about buying into the infrastructure storyFollow the roads and rail... but only when they actually create new places to build.
Let us know your thoughts by leaving us a voice message on the Property Academy Hotline
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Sign up for the weekly Private Property newsletterInstagramTikTokWed, 16 Sep 2026 - 17min - 2628 - 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 cashflowWhy the "worse" properties can produce around 14x more free cashWhen to leverage to build wealth, and when to pay down for incomeLeverage builds wealth, but it doesn't pay you. Knowing when to switch is the whole retirement plan.
Let us know your thoughts by leaving us a voice message on the Property Academy Hotline
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Sign up for the weekly Private Property newsletterInstagramTikTokTue, 15 Sep 2026 - 14min - 2627 - 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 it's slipping away.
You'll learn:
Whether housing is actually more affordable than usual right nowThe places getting better fastest, and the ones slipping awayWhy "more affordable" doesn't always mean "affordable"Affordability isn't just a snapshot. It can be a signal of where prices could go next.
Let us know your thoughts by leaving us a voice message on the Property Academy Hotline
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Sign up for the weekly Private Property newsletterInstagramTikTokMon, 14 Sep 2026 - 12min - 2626 - 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 through a new tool to reveal what it really takes.
You'll learn:
How much do you actually need to retire in 2026How to tell if you've already saved too muchThe one screen that shows you your entire financial lifeThe years you can best enjoy your money are often the ones people spend working. Knowing your number is how you get them back.
Let us know your thoughts by leaving us a voice message on the Property Academy Hotline
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Sign up for the weekly Private Property newsletterInstagramTikTokSun, 13 Sep 2026 - 21min - 2625 - 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.
You'll learn:
How this property accountant built a portfolio of 30 properties The biggest wins and toughest lessons from 3 decades of investing The one thing every property investor should knowPeter's edge wasn't a secret strategy. It was buying well, paying down hard, and doing it consistently for 30 years.
Want to share your story on Case Study Sunday? Send us a message, email ed@opespartners.co.nz
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Sign up for the weekly Private Property newsletterInstagramTikTokSat, 12 Sep 2026 - 20min - 2624 - "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, and work through what each one really takes.
You'll learn:
The real, specific goals Kiwis haveWhy standard retirement calculators don't work for property investorsWhat it actually takes to fund the life you want"Financial freedom" is vague. The clearer your goal, the easier it is to build a plan that gets you there.
Let us know your thoughts by leaving us a voice message on the Property Academy Hotline
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Sign up for the weekly Private Property newsletterInstagramTikTokFri, 11 Sep 2026 - 15min - 2623 - 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 reasons this couple wanted to renovate What the returns really look like over 15 years for each strategyThe questions to ask before you pick up a hammerRenovating can work brilliantly... but only when the numbers and your time actually stack up.
Let us know your thoughts by leaving us a voice message on the Property Academy Hotline
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Sign up for the weekly Private Property newsletterInstagramTikTokThu, 10 Sep 2026 - 18min - 2622 - 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 invoice at a time.
You'll learn:
The upfront fees most buyers forgetThe money you can spend on houses you never even buyWhat it really costs to get a property rentable, and what to budgetThe deposit is only the start. Knowing the true cost is what keeps you out of trouble.
Let us know your thoughts by leaving us a voice message on the Property Academy Hotline
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Sign up for the weekly Private Property newsletterInstagramTikTokWed, 09 Sep 2026 - 14min - 2621 - 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% deposit changes the mathsWho actually benefits from the higher income cap, and who it won't helpHow many extra first home buyers could this policy createA lower deposit gets more people in the door. But borrowing 96% of a home's value comes with real risks worth understanding first.
Let us know your thoughts by leaving us a voice message on the Property Academy Hotline
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Sign up for the weekly Private Property newsletterInstagramTikTokTue, 08 Sep 2026 - 16min - 2620 - This Will Change How You See A Downturn Forever | Never Waste A Market Dip
"Never let a good crisis go to waste." So what do the best investors actually do when the market falls? In a downturn, mindset is everything.
In this episode, Ed and Andrew share stories about investors who didn't waste a dip, and the lessons for property.
You'll learn:
Never waste a market dip – the 3 stories smart investors live by The manic business partner who knocks on your door every single day When the real buying window REALLY appears (it’s not in the crash)The market's quote on your house is only an opinion. What you do with it is the choice that matters.
Let us know your thoughts by leaving us a voice message on the Property Academy Hotline
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Sign up for the weekly Private Property newsletterInstagramTikTokMon, 07 Sep 2026 - 12min - 2619 - If You Have $600K To Invest In NZ, Listen to THIS
One investor got $80,000 knocked off a new build this week... and that's far from the only discount floating around the market right now. So if you had $600,000 to invest, where would you put it?
In this episode, Ed and Andrew break down the price drops happening across the market, why developers are cutting, and where the real opportunities are.
You'll learn:
The real developer discounts are happening right now The three reasons developers are cutting pricesWhy the quiet run-up to the election could be a buyer's windowThe real question isn't whether prices are dropping. It's whether you buy the rising market at full price... or the flat market at a discount.
Let us know your thoughts by leaving us a voice message
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Sign up for the weekly Private Property newsletterInstagramTikTokSun, 06 Sep 2026 - 21min - 2618 - He Saved $1,000 A Week. Now He Owns 2 Properties At 28 [Case Study]
Luke moved to New Zealand from Australia, and by 21, he'd bought his first home. So, how did he do it... and why did he then go three months without a bathroom?
In this Case Study Sunday, Luke shares how he went from a $7-an-hour apprentice to a homeowner and investor.
You'll learn:
How he saved hard and got past a "no" from the bank to buy at 21What he learned watching his dad build a four-property portfolioWhy did he renovate his first home but buy a new build as his rentalFor Luke, the lesson was simple: take the risk while you're young, and get the right help.
Want to share your story on Case Study Sunday? Send us a message, email ed@opespartners.co.nz
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Sign up for the weekly Private Property newsletterInstagramTikTokSat, 05 Sep 2026 - 21min - 2617 - He's 80. He Doubled His Money In 6 Months. | Is Now A Good Time To Buy?
It's easy to look back and spot the perfect time to buy. But read the headlines from back then, and you'd have found every reason not to.
So, why does the "perfect time" only ever look perfect in the rear-view mirror?
In this episode, Ed and Andrew revisit three moments that turned out to be brilliant times to buy... and how terrifying each one felt at the time.
You'll learn:
Why the best times to buy always looked like the worstThe doom headlines that surrounded 2019, 2012, and 2016What an 80-year-old listener learned about timingThere's never a good time to invest, just like there's never a good time to start a business or have kids. And that's exactly the point.
Let us know your thoughts by leaving us a voice message
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Sign up for the weekly Private Property newsletterInstagramTikTokFri, 04 Sep 2026 - 20min - 2616 - 5 NZ Housing Trends You Can't Ignore [2027 Forecast]
One line, right across the Cook Strait, sums up what's happening in the Kiwi housing market. So what's driving the split... and the other shifts quietly reshaping where we live?
In this episode, Ed and Andrew count down five housing trends every investor should have on their radar in 2026.
You'll learn:
Why the South Island is bouncing back while much of the North keeps fallingWhy do we need far more homes even without any population growthWhere the real growth is happening (hint: follow the roads)The market is quietly reorganising itself. The investors who spot it early are the ones who benefit.
Let us know your thoughts by leaving us a voice message on the Property Academy Hotline
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Sign up for the weekly Private Property newsletterInstagramTikTokThu, 03 Sep 2026 - 19min - 2615 - OCR Up: House Prices To Hit New Low, Reserve Bank Says
The Reserve Bank has moved the OCR again... and its forecast says house prices are about to dip to a new official low. So, is this the real bottom of the market, and when do prices finally recover?
In this episode, Ed and Andrew break down what the Reserve Bank did, what it means for mortgage rates, and where house prices go from here.
You'll learn:
What the Reserve Bank just did to the OCR, and whyWhere mortgage rates could head nextWhen house prices might finally recoverFor buyers, a new bottom could be an opportunity. Just remember, even the Reserve Bank's own forecasts can change in six weeks.
Let us know your thoughts by leaving us a voice message on the Property Academy Hotline
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Sign up for the weekly Private Property newsletterInstagramTikTokWed, 02 Sep 2026 - 18min - 2614 - They Had No Rent For A Year. How these Investors Survived. Landlord Insurance Explained
One burst pipe or one bad tenant can wipe out a year's worth of rent.So, what does landlord insurance actually cover?
In this episode, Ed and Andrew are joined by Simon Yarrell from Axico to break it down.
You'll learn:
The top five things landlords actually claim onThe things you think it covers, but it really doesn'tThe "excess trap" that can turn one incident into several separate excessesInsurance is for the sudden and unforeseen, not wear and tear. Knowing exactly what you're covered for is what saves you at claim time.
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Sign up for the weekly Private Property newsletterInstagramTikTokTue, 01 Sep 2026 - 24min - 2613 - The End Of Airbnb In NZ? Government's Shock Ruling Explained
A Christchurch couple asked their council if they could Airbnb their apartment. The council said yes... then took them to the Ministry. And the ruling could reshape how Airbnb works across New Zealand.
In this episode, Ed and Andrew unpack the MBIE determination that reclassified one apartment, and what it means for every short-term rental.
You'll learn:
Why an Airbnb can now be legally treated like a motel or hostelThe novel legal strategy councils are using to crack downWhat's actually happening on the ground, and how far it could spreadIt's one ruling, one apartment, one city. But it's a sign the net around Airbnb is tightening.
Let us know your thoughts by leaving us a voice message on the Property Academy hotline
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Sign up for the weekly Private Property newsletterInstagramTikTokMon, 31 Aug 2026 - 12min - 2612 - 8 Jaw-Dropping Money Stats of the Average Kiwi
How much does the average New Zealander earn, owe, and actually have saved? The real numbers are more sobering than you'd think.
In this episode, Ed and Andrew run through the numbers on income, debt, savings and KiwiSaver ... and what each one means for you.
You'll learn:
8 jaw-dropping money stats about the average Kiwi Whether you're ahead of the pack … or behind the average Kiwi The money moves you can make todayThe numbers are confronting. But knowing where the average sits is the first step to getting ahead of it.
And click here to see who is on the Opes Top 10 financial advisers in NZlist .
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Sign up for the weekly Private Property newsletterInstagramTikTokSun, 30 Aug 2026 - 19min - 2611 - Case Study: "We Bought a Business With Our Houses. Now Our Business Is Buying Us More Property"
Liivi turned one house into a rental, then used both to buy a business... and now she's using the business to fund even more property. So how far can you take the "one asset buys the next" strategy?
In this Case Study Sunday revisit, Liivi catches us up on the boring business she bought and the risky move her broker warned against.
You'll learn:
How she bought a business using her property equity, with no cash up frontWhy did she deliberately choose a "boring" business The high-risk move she made against her broker's adviceLiivi's story shows the power of using one asset to buy the next... but as Andrew warns, always remember the risks of something going wrong.
Want to share your story on Case Study Sunday? Send us a message, email ed@opespartners.co.nz
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Sign up for the weekly Private Property newsletterInstagramTikTokSat, 29 Aug 2026 - 27min - 2610 - Biggest Housing Downturn in 60 Years. Is This Permanent?
Every downturn brings the same claim: the old rules don't apply, and the market has permanently changed. So how do you tell a normal cycle from a genuine structural shift?
In this episode, Ed and Andrew tackle a listener's question about whether NZ property is broken... or just in a deep part of the cycle.
You'll learn:
The difference between a cyclical downturn and a permanent, structural changeWhat 800 years of financial-crisis data says about "this time is different"Three simple tests to judge whether a market has really shiftedMarkets always feel permanently broken at the bottom. Whether this one truly is... that's the question worth testing.
Let us know your thoughts by leaving us a voice message
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Sign up for the weekly Private Property newsletterInstagramTikTokFri, 28 Aug 2026 - 21min - 2609 - Will The 2026 Election Move House Prices? What 11 Elections Tell Us
With the election on 7 November, plenty of Kiwis are wondering whether to hold off on buying or selling. So does an election actually move the housing market, and who does it affect?
In this episode, Ed and Andrew dig into the data on what really happens to prices, sales, and listings around an election.
You'll learn:
Whether elections actually change house pricesWhy sales dip before an election, and what that means for buyersHow big of an impact heading to the polls really makesThe election barely moves prices. But for buyers, that quiet window before November could be an opportunity.
Thu, 27 Aug 2026 - 15min - 2608 - Does Winter Make It Harder to Find a Tenant? 32 Years of Data Revealed
Every landlord "knows" winter is the worst time to find a tenant. So we counted every new tenancy over the last 32 years to see if it's actually true.
In this episode, Ed and Andrew put the winter rental myth to the test, with data and input from three of NZ's biggest property firms.
You'll learn:
When tenants actually move (and why mid-winter is busier than you'd think)The one month you genuinely should avoid re-lettingA simple lease trick to line up your next vacancy with the busy seasonWinter isn't the problem landlords think it is. As the data shows, it's more perception than reality.
Let us know your thoughts by leaving us a voice message
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Sign up for the weekly Private Property newsletterInstagramTikTokWed, 26 Aug 2026 - 14min - 2607 - 7 Things Landlords Miss Between Tenancies (And Pay For Later)
The gap between tenants feels like dead time. It's actually your most valuable few weeks as a landlord. So, what should you do before the next tenant moves in?
In this episode, Ed and Andrew run through seven jobs that get your rental let faster and with fewer headaches.
You'll learn:
The one job landlords skip mostThe chattel trap that can legally force you to replace an applianceWhen the gap between tenants is the right moment to rethink your property managerAn empty rental isn't lost time. Done right, it's about protecting your returns for years to come.
Book a meeting to start your path to financial freedom with a detailed financial plan for $0.
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Sign up for the weekly Private Property newsletterInstagramTikTokTue, 25 Aug 2026 - 14min - 2606 - The Worst Property Tax Changes Michael Yardney's Seen in 55 Years
Australia's government has just lobbed a major tax change at property investors... scrapping negative gearing and reshaping capital gains tax.So, is it still worth buying across the ditch, and should Australians be eyeing up New Zealand instead?
In this episode, Ed and Andrew are joined by Australian property legend Michael Yardney to unpack what it all means.
You'll learn:
What Australia's negative gearing and CGT changes actually do to investorsWhether Kiwis can (or should) buy Australian property right nowWhy Yardney sees this as a cyclical shift, not a structural oneThe tax rules have changed. But as Yardney puts it, tax was never the reason to invest... just the cream on top.
Click the liink to check out Metropole Property Strategists.
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Sign up for the weekly Private Property newsletterInstagramTikTokMon, 24 Aug 2026 - 27min - 2605 - How to spot a BAD house in 60 seconds
Most buyers fall in love with a house before they notice the warning signs. But some of the biggest red flags take about a minute to spot.
So, what should you look for the moment you walk in?
In this episode, Ed and Andrew count down the 7 signs you're looking at a bad house.
You'll learn:
How to spot a bad house in 60 seconds The 7 signs you're looking at a bad house The single biggest red flag in New Zealand propertySometimes you don't need to be a builder to spot a dud. You just need to know where to look.
Book a meeting to start your path to financial freedom with a detailed financial plan for $0.
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Sign up for the weekly Private Property newsletterInstagramTikTokSun, 23 Aug 2026 - 19min - 2604 - She Was Broke. Now She Owns 10 Rental Properties. This is What Jackie Did
Jackie didn't invest to get rich. She started out of a deep-seated fear of poverty, after a childhood that ran through 10 schools in four countries. So, how did that fear turn into a 10-property portfolio and NZ Landlord of the Year?
In this Case Study Sunday, Jackie shares how she went from being too poor to heat her flat at uni to a place of security.
You'll learn:
The strategies she used to build 10 propertiesWhy she "future-proofs" every home for climate changeWhat she did to win NZ Landlord of the YearFor Jackie, property was never about getting rich. It was about the things other people take for granted... like being there for her child after school.
Want to share your story on Case Study Sunday? Send us a message, email ed@opespartners.co.nz
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Sign up for the weekly Private Property newsletterInstagramTikTokSat, 22 Aug 2026 - 26min - 2603 - 4 Retirement Costs Property Investors Always Underestimate
We plan for the fun years of retirement. But the costs that really catch people out come later ... and they can run into six figures. So, what does growing old in New Zealand actually cost?
In this episode, Ed and Andrew price up the late-life expenses most people underestimate.
You'll learn:
The 4 hidden costs that can quietly eat your income in retirementHow much residential care runs, and when the government finally steps inWhat you can do now … to get ahead of the crippling costsThis isn't about scaring you. It's about building enough wealth that these costs never force you to sell the house.
And click the link if you'd like to book a meeting with one of the Opes Insurance team
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Sign up for the weekly Private Property newsletterInstagramTikTokFri, 21 Aug 2026 - 17min - 2602 - Property vs Shares vs Gold: 10-Year Returns Ranked (NZ Data)
Shares, property, gold or term deposits ... over the last 30 years, which one actually made you the most money?
In this episode, Ed and Andrew rank the best- and worst-performing asset classes over 10-, 20-, and 30-year periods. You'll learn:
Which asset class came out on top ... and how close property really wasThe currency trick that quietly inflated Kiwi share returnsWhy the "best" return depends on whether you value growth or consistencyThe highest returns came with the wildest rides. Which one wins depends on what you're really after.
Click the link to get your copy of the Asset Classes Methodology Cheat Sheet
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Sign up for the weekly Private Property newsletterInstagramTikTokThu, 20 Aug 2026 - 20min - 2601 - “The NZ Housing Game Is Over (It’s Not Coming Back)” – Or Is It?
One commentator says the New Zealand housing game is over. A listener asked us to put that claim to the test. So, is the great Kiwi property bet really finished ... or just paused?
In this episode, Ed and Andrew stage a five-round debate.
You'll learn:
Is the NZ housing game over? 5 strongest arguments for why the game is up 5 arguments for why it’s just getting started againOne side bets on 50 years of history. The other says this time is different. You decide who wins.
Book a meeting to start your path to financial freedom with a detailed financial plan for $0.
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Sign up for the weekly Private Property newsletterInstagramTikTokWed, 19 Aug 2026 - 16min - 2600 - Election 2026 - How it impacts House Prices
In this special bonus episode, you'll hear the audio from the recent Property Live webinar where we looked at "Election 2026 - How it impacts House Prices"
In this podcast you'll learn:
How elections REALLY impact the property marketEvery party's policy is rankedfrom smallest to biggest impactThe one thing that matters more than who winsBook a meeting to start your path to financial freedom with a detailed financial plan for $0.
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Sign up for the weekly Private Property newsletterInstagramTikTokTue, 18 Aug 2026 - 1h 20min - 2599 - Exposed: Every NZ Property's Secret File. Here's What's In Yours
The council has kept notes on your home since the day it was built ... every consent, every inspection, every pass and every fail. So we ordered the full files on our own properties to see what's really in there.
In this episode, Ed and Andrew open up the council "property file" and show you what's worth checking before you buy.
You'll learn:
What's in the file, and how it differs from a LIMWhether a "failed inspection" is actually something to worry aboutThe 3 things an expert says to check firstHundreds of documents sit behind every home. Knowing which few actually matter could save you a nasty surprise.
Book a meeting to start your path to financial freedom with a detailed financial plan for $0.
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Sign up for the weekly Private Property newsletterInstagramTikTokTue, 18 Aug 2026 - 14min - 2598 - Rich Dad, Poor Advice? What Robert Kiyosaki Got Right And Wrong
Rich Dad Poor Dad has sold over 32 million copies. BUT it's also been called thin on advice and full of dud predictions. So how much should you actually trust the world's best-selling money book?
In this episode, Ed and Andrew put Kiyosaki on trial.
You'll learn:
The best ideas from Rich Dad Poor Dad that still hold up todayWhere the author misses the markHow to separate the high value from the hypeKeep the lessons, ignore the Armageddon. This episode helps you tell the two apart.
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Sign up for the weekly Private Property newsletterInstagramTikTokMon, 17 Aug 2026 - 16min - 2597 - We Analysed 4,381 Retirement Plans. Here's What Kiwis Really Want
Property investors get painted as greedy speculators and would-be land barons. The data tells a very different story.
So, we analysed 4,381 real retirement plans to find out what Kiwis actually want when they invest.
In this episode, Ed and Andrew reveal the findings from the Opes Partners What Investors Want Report.
You'll learn:
The real reasons Kiwis invest How many properties do most investors actually need Why property fills the gap that Super and KiwiSaver leave behindKiwis don't invest to be the richest people in the graveyard. They invest to retire a bit early, see family, and stop stressing about money.
Download your copy of theWhat Investors Want report here.
Book a meeting to start your path to financial freedom with a detailed financial plan for $0.
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Sign up for the weekly Private Property newsletterInstagramTikTokSun, 16 Aug 2026 - 27min - 2596 - From $0 at 18 to 6 Rentals at 43 – Here's What He Did Differently
Rocky flew into Auckland alone at 18, knowing no one and not knowing what to expect. More than 20 years on, he's building a property portfolio designed to own itself. So how did he get here?
In this Case Study Sunday, Rocky shares his journey from Burger King and door-to-door sales to property development.
You'll learn:
How he bought land at 24 and built his first house right through the GFCWhy he sold three businesses to focus entirely on propertyHow he used one house to become a property developerFor Rocky, the lesson was simple: property is where his strengths are… and where he's building his future.
Want to share your story on Case Study Sunday? Send us a message, email ed@opespartners.co.nz
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Sign up for the weekly Private Property newsletterInstagramTikTokSat, 15 Aug 2026 - 21min - 2595 - The Mental Load of a Large Mortgage: 4 Ways To Kill The Fear
The numbers can stack up perfectly ... and a big mortgage can still weigh on you every single day. So, how do you stop the debt from running your life?
In this episode, Ed and Andrew tackle a listener's question about the mental side of carrying a large mortgage.
You'll learn:
The real stories of Kiwis who were petrified by debtThe 4 things that take the fear out of a big mortgageWhy being a little scared of debt can be a good thingYou don't beat mortgage stress by ignoring the number. You beat it with a buffer, a plan, and the right questions.
And here is the Instagram page link for Candas Barnes, the motivational content creator mentioned in this episode.
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Sign up for the weekly Private Property newsletterInstagramTikTokFri, 14 Aug 2026 - 20min - 2594 - Are Townhouses Crashing Auckland House Prices? [Based on Data]
Everyone seems to agree Auckland is drowning in townhouses... and that they're dragging the whole market down. But is that actually true, or is it a myth?
In this episode, Ed and Andrew are joined by Cotality's Head of Research, Nick Goodall, to test the claim against the data.
You'll learn:
Whether townhouses really fell harder than standalone houses in AucklandWho's actually buying townhouses (it's not just investors)What the latest building consent numbers say about the market aheadThe main takeaway? The data tells a clearer story than the anecdotes.
Make sure to check out the NZ Property Market podcast
Book a meeting to start your path to financial freedom with a detailed financial plan for $0.
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Sign up for the weekly Private Property newsletterInstagramTikTokThu, 13 Aug 2026 - 21min - 2593 - NZ's Next Growth Suburbs: Do House Prices Follow Big Macs And Supermarkets?
There's an old investor line: buy where McDonald's and the supermarkets go, because they've done the homework for you. But do house prices actually follow the big chains ... or is it the other way round?
In this episode, Ed and Andrew put the theory to the test, with answers straight from big chains.
You'll learn:
How much research do the big chains really do before they buildWhether a new store drives prices or just follows the growth that's already comingWhat the overseas studies actually say about living near a supermarketA new supermarket feels like a green light. But it might be confirming the growth, not creating it.
Book a meeting to start your path to financial freedom with a detailed financial plan for $0.
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Sign up for the weekly Private Property newsletterInstagramTikTokWed, 12 Aug 2026 - 14min - 2592 - The Right Property to Buy at Every Age (20s to 70s)
A 25-year-old and a 65-year-old shouldn't buy the same property. But some Kiwis never change their strategy as they get older. So what should you actually be buying at each stage of life?
In this episode, Ed and Andrew walk through the right property play for every decade, from your 20s to your 70s.
You'll learn:
Why your age and time horizon should shape what you buyThe shift from chasing growth to chasing cashflow, and when to make itThe decade where lifestyle creep quietly costs you the mostThese are guides, not rules ... but knowing your stage could change your very next purchase.
Book a meeting to start your path to financial freedom with a detailed financial plan for $0.
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Sign up for the weekly Private Property newsletterInstagramTikTokTue, 11 Aug 2026 - 13min - 2591 - The 3-Step Plan to Kill $59,000 of Debt in 9 Months
Being in debt isn't just a maths problem. It's an emotional one. So if the balances feel overwhelming, where do you actually start?
In this episode, Ed and Andrew unpack why debt is more emotional than logical, and the simple steps that actually get you out.
You'll learn:
Why shame keeps so many people stuck, and how to break itSnowball vs avalanche, and which one does the research say to start withWhere to find the best debt help in New Zealand, for freeYou can't fix a number you refuse to look at. Facing it is the hardest step ... and the one that changes everything.
Book a meeting to start your path to financial freedom with a detailed financial plan for $0.
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Sign up for the weekly Private Property newsletterInstagramTikTokMon, 10 Aug 2026 - 18min - 2590 - How I Would Invest on an AVERAGE NZ SALARY
Ronald Read pumped petrol and swept floors in small-town Vermont. He drove an old car and held his coat together with a safety pin. Nobody had a clue that when he died, he'd leave behind about US$8 million. So how would you do the same on an average Kiwi salary?
In this episode, Ed and Andrew map out exactly how they'd invest on a typical household income.
You'll learn:
How to face the truth about your moneyThe automatic system that decides where every dollar goesHow to invest across both shares and property, even on an average wageYou don't need a big income to build real wealth. You need a plan ... and the discipline to actually start.
And you can download your copy of the Opes Money On A Page spreadsheet here.
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Sign up for the weekly Private Property newsletterInstagramTikTokSun, 09 Aug 2026 - 24min - 2589 - He Started with $6,000. Now He Has 60+ Tenants (And Quit His Job!)
Kerry started back in 2006 with a $6,000 deposit pulled from a credit card. Today, he's aiming for 100 tenancies. So how do you scale that far ... and still keep it a lifestyle?
In this Case Study Sunday revisit, Kerry catches us up on his boarding houses, his latest projects, and the lifestyle it's all built to fund.
You'll learn:
How this investor turned an abandoned doer-upper into a fully rented 9-bedroom place Why it took him 10 years to buy one houseHow he plans to get 100 sets of tenantsFor Kerry, the goal was never just more properties. It was the freedom they buy. Want to share your story on Case Study Sunday? Send us a message, email ed@opespartners.co.nz
Listen to the previous Case Study that Kerry joined us on from 2024 here
And if you are keen on joining the NZPIF 2026 Conference, check out the details here
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Sign up for the weekly Private Property newsletterInstagramTikTokSat, 08 Aug 2026 - 25min - 2588 - How to Invest in Property on One Income – 5 Real Kiwi Stories
When Oliver was 23, earning about $60k, he bought a $728,000 first home in Tauranga ... on his own. The catch? The mortgage, rates and insurance nearly ate his whole salary.
So, can you really invest in property on one income?
In this episode, Ed and Andrew share real Kiwi case studies of solo buyers and exactly what it takes to make it work.
You'll learn:
How much income do you actually need to buy on your ownWhy the deposit, not the mortgage, is the real hurdleThe risks of going solo, and how to stack the deck in your favourAbout 40% of Kiwis aren't in a relationship ... and plenty of them are still buying. Here's how they do it.
Book a meeting to start your path to financial freedom with a detailed financial plan for $0.
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Sign up for the weekly Private Property newsletterInstagramTikTokFri, 07 Aug 2026 - 12min - 2587 - Why High Earners Stay Broke – 3 Traps Kiwis Must Avoid
From the outside, he had it all: a clifftop Mission Bay mansion, sports cars, cocktails in the spa. Then his company collapsed ... and it turned out the house was rented and he owned almost nothing.
So how do people earn so much, yet end up with so little?
In this episode, Ed and Andrew unpack the high-income illusion. You'll learn:
Why income and wealth are two completely different thingsThe 3 traps high earners fall intoA simple formula to check if your net worth is where it should beA big salary can just fund a fancier version of broke. Knowing the difference is what actually makes you rich.
Book a meeting to start your path to financial freedom with a detailed financial plan for $0.
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Sign up for the weekly Private Property newsletterInstagramTikTokThu, 06 Aug 2026 - 16min - 2586 - How Far Would You Go to Save $100k? The 5 Levels of Savings
Kate dumpster-dives for dinner, washes her clothes in the shower, and hasn't bought new clothes in eight years. She also paid off her apartment in nine months. How far would you go never to need a pay cheque again?
In this episode, Ed and Andrew climb a ladder of saving ... and show what each one does to how soon you could stop working.
You'll learn:
The savings rate that decides whether freedom is decades or years awayThe 5 levels of saving, from cutting a coffee to changing your postcodeThe real people who retired decades early, and the risks they tookThe higher you climb the ladder, the sooner you're free. The only question is how far you're actually willing to go.
Book a meeting to start your path to financial freedom with a detailed financial plan for $0.
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Sign up for the weekly Private Property newsletterInstagramTikTokWed, 05 Aug 2026 - 21min - 2585 - The Rental Market Just Flipped – Tenant Demand Up 16%
For two years, finding a tenant has been brutal... some property managers have called it the hardest market they've ever seen. But the numbers are quietly shifting, and most investors haven't noticed yet.
In this episode, Ed and Andrew dig into the data showing the rental market is finally turning in landlords' favour.
You'll learn:
The rental market just flipped. Here's what changed. What landlords haven't realised yet … but soon will. How long does it really take to find a good tenant?The tide is turning for landlords. The investors who spot it first are the ones who benefit.
Book a meeting to start your path to financial freedom with a detailed financial plan for $0.
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Sign up for the weekly Private Property newsletterInstagramTikTokTue, 04 Aug 2026 - 15min - 2584 - Do Commercial Properties Go Up In Value? 20 Years Of Data Revealed
We always say commercial property is about income, not growth. But does it actually go up in value as a house does?
In this episode, Ed and Andrew dig into what really drives commercial property values and how the growth stacks up against residential.
You'll learn:
Whether commercial property grows in value, and by how much over 20 yearsWhy is a commercial building priced completely differently from a houseThe two levers that push a commercial property's value upThe answer splits sharply by sector and city ... and some of the "safe" ones actually went backwards.
Book a meeting to start your path to financial freedom with a detailed financial plan for $0.
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Sign up for the weekly Private Property newsletterInstagramTikTokMon, 03 Aug 2026 - 15min - 2583 - When Will House Prices Go Up Again? (Latest Bank Forecasts)
Let's not sugar-coat it: New Zealand is in the longest housing downturn on record. So how much longer does it last, and when do prices actually turn?
In this episode, Ed and Andrew line up the forecasts from every major bank, the Reserve Bank and Treasury, and crunch what they really mean for your house price.
You'll learn:
Just how bad this downturn is compared to the ones you actually rememberWhat the banks, the Reserve Bank and Treasury predict, year by yearWhy house sales have recovered, but prices haven'tNobody knows the exact number. But every serious forecaster's line is pointing the same way ... and it's not the way the last four years went.
Book a meeting to start your path to financial freedom with a detailed financial plan for $0.
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Sign up for the weekly Private Property newsletterInstagramTikTokSun, 02 Aug 2026 - 17min - 2582 - He Bought 4 Rentals By 41 – But This Is Why He's Slowing Down
For his first decade investing, Dean threw everything at paying down debt. Now, at 41 with three kids, he's deliberately easing off. So what changed ... and how do you know when to stop grinding and start enjoying it?
In this Case Study Sunday, returning guest Dean shares how his mindset has shifted from chasing debt freedom to building net worth and living in the here and now.
You'll learn:
How he built four rentals by 41 How does he balance investing for the future vs living life now And his strategy to pay down debtAs a mate told him, if you always chase the light at the end of the tunnel, you just add another tunnel. Sometimes the real win is enjoying the now.
Want to share your story on Case Study Sunday? Send us a message, email ed@opespartners.co.nz
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Sign up for the weekly Private Property newsletterInstagramTikTokSat, 01 Aug 2026 - 20min - 2581 - 7 Side Hustles NZ Investors Use To Save A Deposit Faster
Most people wait for the perfect idea, the right gear, or a big audience before they start.
The truth? You can be earning on the side this week ... with nothing but your phone.
In this episode, Ed and Andrew break down the new rules of side hustles and seven ways to make extra cash you can start today.
You'll learn:
Why you should start with the customer, not the idea7 side hustles you can begin with almost zero setupThe get-rich-quick traps to ignoreThe hardest part was never the idea. It's starting ... and nobody's waiting for you to do it.
Book a meeting to start your path to financial freedom with a detailed financial plan for $0.
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Sign up for the weekly Private Property newsletterInstagramTikTokFri, 31 Jul 2026 - 20min - 2580 - The Riskiest Houses Are Making The Most Money (NZ)
Normally, more risk means a lower price. So, flood risk should be a permanent discount hanging over a home. But why are flood-prone properties quietly outgrowing the safe ones?
In this episode, Ed and Andrew dig into the Cotality data, and what it really means if you're tempted by a cheaper house with a catch.
You'll learn:
Why the riskiest homes are growing faster than the safe onesThe affordability trap driving buyers into flood zonesWhat flood risk could mean for your insurance and resale down the trackAffordability wins today. But as the data warns, risk shapes tomorrow.
Book a meeting to start your path to financial freedom with a detailed financial plan for $0.
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Sign up for the weekly Private Property newsletterInstagramTikTokThu, 30 Jul 2026 - 14min
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