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. That's whether you're an existing or aspiring property investor, you want to get into your first home, or you're just interested in the property market. Andrew Nicol and Ed McKnight host the podcast. Andrew is the Managing Partner of Opes Partners and a prolific investor himself. Ed is an economist. Both Stuff and Juno Investment Magazine have previously published his analyses. https://www.opespartners.co.nz/investment/property-investment
One bad property decision… could cost you $750,000.In this episode, Ed and Andrew break down the 7 biggest warning signs that you're about to buy the wrong property – including a real story of a buyer who overpaid at the peak and got stuck when the market turned. You'll learn: The 7 red flags that signal a bad investment before you buy Why chasing a “bargain” or a booming market can backfire The costly mistakes ... like skipping due diligence or misunderstanding what you're buying The key takeaway? Most bad property deals don't look bad at first. They feel excited, logical, even “safe.” But if you ignore the fundamentals, one wrong purchase can set you back years.And here is the 23 Step Checklist to use before you commit to any property – whether you're an investor buying a new build, purchasing an existing rental, or even buying your first home. If a property can't pass these checks, walk away.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
They started with a first home in Auckland… and turned it into something much bigger.In this Case Study Sunday, Jess and Rob share how they built a three-property portfolio – including buying a discounted plaster home and constructing a second dwelling in their own backyard. You'll learn: Three properties, a backyard build, and a plaster home bought at a discount What they'd do differently if they could start it all again How they launched a new business to boost their cashflow The key takeaway? Building a portfolio isn't always a straight line. With the right mindset, practical skills, and a willingness to adapt, you can keep progressing... even when lending gets tight.And if you want to support Jess and Rob's new business, check out Auckland Pre-Purchase Inspections if you need a building inspection.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
Does farmland actually outperform houses… or is that just something farmers tell themselves?In this episode, Ed and Andrew break down how fast New Zealand farmland really goes up in value, and whether it stacks up against residential property over the long term. You'll learn: How has farmland performed over time Why the last decade has been a “lost decade” for farm prices How some farmers are using their cows as leverage to invest in propertyFarmland can grow wealth, but it's not as consistent as many people think. Whether your wealth is tied up in land or property, diversification and realistic expectations matter more than chasing past performance.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
Not all banks treat property investors the same… and choosing the wrong one could stop your next deal.In this episode, Ed and Andrew sit down with one of New Zealand's top mortgage advisers to rank the major banks in 2026 – based on how easy they are to get lending from, and which ones actually work best for investors. You'll learn: Which banks are “rolling out the red carpet” – and which are harder to get deals across the line with How bank policies differ (and why some are better suited to investors) The biggest mistake investors make when choosing a bank The key takeaway? There's no “best bank” – only the best bank for your situation. For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
This might be the riskiest investment Ed has ever made… and it's not property.In this episode, Ed shares why he invested in a musical – how the deal works, what could go wrong, and the very real chance he could lose it all. You'll learn: How investing in a musical actually works — and why it's completely different to property The real risk (it all comes down to ticket sales) and why the odds are brutal What this experience teaches about diversification, emotion, and risk toleranceNot all investments are created equal. Sometimes investing isn't just about returns – it's about understanding the risks you're taking… and whether you can live with them.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
In this special bonus episode, you'll hear the audio from the recent Property Live webinar where we looked at "5 houses in 5 years: How many can I actually buy?"In this podcast you'll learn:How many properties can you buy?How the bank decides whether to give you moneyAnd the free tool that tells you what to do nextDon't forget to create your free Opes+ account and Wealth Plan here.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
The property market looks flat… but that's hiding what's really going on.In this episode, Ed and Andrew break down the latest data to show where house prices are actually rising, where they haven't recovered yet, and which areas have fully recovered from the downturn. You'll learn: The regions where prices are up... including areas that have grown 20% since the bottom Why some investors are already back in profit… while others are still underwater The major city that has just fully recovered to its previous peakThe key takeaway? The national average tells you almost nothing. If you want to understand what's really happening, you need to look beneath the surface.Click the link to try out The Market Mover tool.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
Bitcoin, gold, shares, property… what would you actually invest in right now?In this episode, Ed and Andrew react to Andrew's viral “skip or invest” takes – breaking down 9 different investments and explaining the reasoning behind each call. You'll learn: Which investments would Andrew skip Where he'd still put money today The big differences between assets like gold (store of wealth) vs true investmentsThere's no one-size-fits-all answer. What Andrew would invest in depends on his goals, experience, and risk tolerance – and yours might be completely different. Don't forget to create your free Opes+ account and Wealth Plan here.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
How do you actually analyse a property deal… in just 15 minutes?In this episode, Ed and Andrew walk through the exact 23-step checklist our team uses to assess every property, and why even deals that look great on paper can still fail. You'll learn: The 23-step framework used to assess any investment property Why you should start with the numbers, not the property A real example of a deal that looked solid… but still failed A good investment isn't just about yield or growth – it has to stack up across the board. Miss one key detail... then a “good deal” can quickly turn into a bad one.In this episode we mention the Area Analyser tool and the 23 Step Checklist to use before you commit to any property – whether you're an investor buying a new build, purchasing an existing rental, or even buying your first home. If a property can't pass these checks, walk away.
He turned $550k into $830k in 9 months… then bought a $1.4M lifestyle block before turning 30.In this Case Study Sunday, Jacob shares how he and his partner built significant equity early – and the big decision he's facing now: flip houses or build a long-term rental portfolio? You'll learn: How they bought a $1.4M property while still in their 20s The real trade-offs between flipping vs buying rentals A simple way to decide which strategy actually fits your situation The “best” strategy isn't the one that sounds exciting – it's the one you can realistically execute. Whether it's flipping or building a portfolio, your time, risk tolerance, and stage of life matter just as much as the numbers.Don't forget to create your free Opes+ account and Wealth Plan here.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
The rental market looked flat last year… but under the surface, things are starting to shift.In this episode, Ed and Andrew break down the latest rental data to show where rents are rising, where they're falling, and where tenant demand is quietly building across New Zealand. You'll learn: The regions where rents are increasing Why the rents in this region dropped 6%, even as demand rises What happens when searches go up, and listings go down The key takeaway? The rental market isn't moving in one direction. It's not a full recovery yet… but it's definitely one to watch.Don't forget to try our Tenant Tool and see what the data says about what tenants are actually looking for.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
Thousands of dollars… paid for “lifetime” coaching. Then the company shuts down overnight.In this episode, Ed and Andrew break down what happened when a property investment company abruptly closed – and what it means for investors who thought they were signing up for support that would last decades. You'll learn: What to do if you paid for “lifetime” coaching... and it suddenly disappears Why “lifetime” promises often mean the lifetime of the company, not you Your real options – from Disputes Tribunal claims to Commerce Commission complaintsThe key takeaway? If a promise sounds too good to be true, it probably is.Don't forget to create your free Opes+ account and Wealth Plan here.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
The Reserve Bank is forecasting inflation could hit 4.2%… so why didn't they raise the Official Cash Rate?In this episode, Ed and Andrew unpack the latest OCR announcement and why the headline number doesn't tell the full story. From global geopolitics to behind-the-scenes bank pricing, there's more going on than meets the eye. You'll learn: What Trump's ceasefire could mean for oil prices – and why that impacts inflation forecasts Why the Reserve Bank held rates, even with inflation expected to rise The “secret” bank discounts that mean you might not be paying what's advertised The key takeaway? Not all inflation is created equal – and not all of it is permanent. And while headline mortgage rates are creeping up, what borrowers actually pay often tells a different story.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
Yesterday, we talked about what happens when you miss a mortgage repayment. Today, let's talk about how to avoid getting into that situation in the first place – by choosing the right mortgage broker.In this episode, Ed and Andrew break down the top mortgage brokers in New Zealand, what makes each one different, and why using the right adviser can dramatically improve your chances of getting (and keeping) a good loan. You'll learn: The 10 mortgage brokers across NZ What a mortgage broker actually does How much does a mortgage broker really costThe key takeaway? Get the right advice early, and you're far less likely to end up in a position where the bank starts calling.Don't forget to create your free Opes+ account and Wealth Plan here.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
Miss one mortgage payment… what actually happens next?In this episode, Ed and Andrew walk through the exact step-by-step process banks follow when you stop paying your mortgage – from the first missed payment all the way to a mortgagee sale. You'll learn: The 7-step process banks follow How long does it really take before a home is sold Why one default could put your entire property portfolio at riskThe key takeaway? Missing one payment isn't the end of the world – but ignoring it is. The earlier you act, the more options you have. And in tomorrow's episode, we'll talk about how choosing the right mortgage broker can help you set things up properly from the start.Don't forget to create your free Opes+ account and Wealth Plan here.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
Which Auckland suburbs are actually worth investing in right now… and which ones should you avoid?In this episode, Ed and Andrew rank 15 Auckland suburbs from best to worst using real data ... and some of the results might surprise (or annoy) you. You'll learn: The top-tier suburbs (S & A) investors should be looking at right now The common traits of high-performing areas – and why some expensive suburbs rank poorly When a “bad” suburb could still be a great investment with the right propertyThe key takeaway? It's not about picking the “best” suburb, it's actually about knowing where to start looking. Great investors don't chase hype or prestige… they follow the numbers, spot emerging areas, and find the right deal within them.Don't forget to create your free Opes+ account and Wealth Plan here.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
At one point, his mortgage repayments were equal to his entire weekly income… and he still made it work.In this Case Study Sunday, Mitchell shares how he built, sold, and reinvested his way through tough cashflow years.You'll learn: How Mitchell turned a $500k house build into an $850k sale What it's like when your mortgage equals 100% of your income Why is he now shifting strategy The key takeaway? You don't need a perfect start – but you do need to adapt, learn from mistakes, and build a strategy that actually works for your life.Don't forget to create your free Opes+ account and Wealth Plan here.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
Most Kiwis think property should “pay for itself”… but what if it doesn't?In this episode, Ed and Andrew break down what negative gearing actually means, why many properties cost you money each week, and whether that still makes them a good investment. You'll learn: What negative gearing really is – and why most investors misunderstand it The 6 key reasons your rent might not cover your costs (even if the deal looks good) How you can still make money from a property that loses cash each weekThe big idea? Negative gearing isn't good or bad, it's just part of the trade-offs in property investing. Don't forget to create your free Opes+ account and Wealth Plan here.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
Finding a tenant isn't hard… finding a good tenant is.In this episode, Ed and Andrew walk through the exact 5-step process used by professional property managers to find, screen, and select reliable tenants ... without gatekeeping anything. You'll learn:The 5-step system to attract and choose quality tenantsThe red flags and screening tools that most DIY landlords missWhat you can and can't legally ask tenants in New ZealandThis episode breaks down a practical, step-by-step approach so you can avoid bad tenants, protect your property, and make smarter decisions, whether you self-manage or use a property manager.Don't forget to create your free Opes+ account and Wealth Plan here.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
Want to know what actually works in house flipping in 2026 – from someone who's been doing it since 1999?In this episode, Ed and Andrew sit down with Steve Goodey to break down the flipping strategies that still stack up, the mistakes that kill your margin, and why this is not a beginner strategy.You'll learn:How to flip houses in 2026 The strategies that still work (and the ones that don't) The one rule this investor lives by after 27 years of trading property.The big theme of this episode: protect your margin, stay disciplined, and don't let lifestyle creep eat the wealth you worked so hard to create.Don't forget to create your free Opes+ account and Wealth Plan here.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
Most people think retirement spending is a straight line… but it's not.In this episode, Ed and Andrew break down the three stages of retirement – the Go-Go, Slow-Go, and No-Go years – and why understanding this simple framework could dramatically change how much you actually need to retire. You'll learn:The 3 stages of retirement Why retirees typically spend 15–40% less over time ... and what NZ data showsHow this one insight could reduce your required retirement savings by over $200kThe big idea? You don't spend the same amount forever ... but you still need a plan that reflects reality, not a straight line.Don't forget to create your free Opes+ account and Wealth Plan here.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
Two investors. Same property. Same numbers. One pays $0 in tax… the other pays $3,400 a year. What's the difference?In this episode, Ed and Andrew break down what property investors in New Zealand can actually claim as tax deductions, and how missing just a few key items could cost you thousands. You'll learn:The most commonly claimed deductions How a simple document could save you up to $16,500 in tax over timeWhat you can't claim ... including the costly mistakes investors often makeThis episode breaks it down simply so you can stop overpaying taxes and make sure your property is working as efficiently as it should.Don't forget to create your free Opes+ account and Wealth Plan here.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
Do house prices actually change when there's an election… or is that just something investors tell themselves?In this episode, Ed breaks down what really happens in the property market around elections ... and the results might surprise you. You'll learn:Why property sales typically drop by ~10% before an election What actually happens to house prices (hint: it's not what most people think)What it means for property investorsThe key insight? Elections don't really move house prices… but they do change behaviour. The opportunity isn't about timing the election result – it's about acting while everyone else is sitting on their hands.Don't forget to create your free Opes+ account and Wealth Plan here.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
They bought in a “rough” street no one else wanted… got burgled… had a tenant deliberately flood their rental… and faced a cancer diagnosis — all while building a property portfolio.In this Case Study Sunday, Broc and Abi from Whangārei share how they kept going through some of the toughest setbacks, and what they've learned along the way. You'll learn:How this couple built a property portfolio anyway How a cancer diagnosis reshaped their approach to money, risk, and priorities How buying in a “rough” street became a cashflow-positive winThis episode is a raw look at what real investing looks like when life doesn't go to plan ... and why sticking with the long game can still pay off.Don't forget to create your free Opes+ account and Wealth Plan here.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
Not all property developers are created equal… and when the market gets tough, some start cutting corners.In this episode, Ed and Andrew reveal the real red flags they've seen from developers – from misleading numbers to legal grey areas – and how investors can protect themselves when buying off the plans. You'll learn: The 6 biggest red flags that should make you walk away from a developer The sales tactics that cross the line How to protect yourself legally and financially before signing a deal Most developers are doing the right thing… but the small number who aren't can cost you tens (or hundreds) of thousands. Don't forget to create your free Opes+ account and Wealth Plan here.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
“What properties are you actually offering right now?”In this episode, Ed and Andrew pull back the curtain and give a rare behind-the-scenes look at real deals currently on the Opes stock list.You'll learn:What properties are we investing in right nowThe highest-yielding property our team could stand behind The properties that sold out in under 20 hoursThe key takeaway? The best deals don't sit around … so knowing what to look for (and acting quickly) is what separates average investors from great ones.Make sure to subscribe to the She Owns This podcast or listen on Spotify or Apple podcasts
What do property investors really think… but never say out loud?In this crossover episode, Ed and Andrew sit down with Nefe and Stevie from the new 'She Owns This' podcast to spill the tea on the uncomfortable truths, tough conversations, and behind-the-scenes realities of working with property investors. You'll learn:The “confessions” property investors and advisers don't usually share publiclyThe hardest conversations advisers have to have The tough truths most investors need to hear (but don't want to)This episode pulls back the curtain on what really happens behind closed doors. It's honest, a bit uncomfortable, and exactly the kind of conversation more investors need to hear.Make sure to subscribe to the She Owns This podcast or listen on Spotify or Apple podcasts
If you've got $600,000 to invest… should you buy a property or a business?In this episode, Ed and Andrew break down the real numbers behind both options – from deposits and interest rates to returns, risk and repayment timeframes – so you can decide which path fits your goals.You'll learn:How to decide whether to buy a property or a business Which makes you earn more money The strategy that the wealthiest people secretly useThe conclusion? It's not property versus business. The smartest investors build income through business and then lock in long-term wealth through property – using each for what it does best.Don't forget to create your free Opes+ account and Wealth Plan here.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
Most Kiwis think the goal is simple: buy a house, pay it off, and you'll be financially secure. But that strategy can leave many people “Broke Rich.” You'll learn:The #1 money mistake many Kiwis make The three traps that turn homeowners into “Broke Rich”What you can do instead to build wealth that actually supports your lifestyleEd and Andrew break down why many Kiwis end up asset-rich but cash-poor ... and how using equity to build income-producing investments can create far more flexibility later in life.Don't forget to create your free Opes+ account and Wealth Plan here.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
Is $100k enough to retire? What about $250k, $500k… or even $1 million?In this episode, Ed and Andrew run the numbers on what different retirement balances actually buy you – assuming a mortgage-free couple both receiving NZ Super.You'll learn:What lifestyle $100k, $250k, $500k and $1M can realistically fund in retirementThe three spending stages of retirementThe single factor that changes the maths more than anything elseThe biggest variable isn't your KiwiSaver balance, it's whether you own your home outright. That one factor can make or break your retirement maths.Don't forget to create your free Opes+ account and Wealth Plan here.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
How do you build a 4-property portfolio by your late 30s… when you started with a lifestyle block and made a bunch of it up as you went?In this Case Study Sunday, Ed and Andrew sit down with Adam and Nicole from Ashburton, to unpack how they went from their first home build to three rentals, and the money mindset shift that changed how they play the game.You'll learn:What they'd do differently if they could start investing againHow they used bank pre-approval + a tiny Ashburton market to buy a rentalThe key mindset changeIf you've been trying to do everything yourself – or you're torn between “pay off the mortgage fast” and “buy the next property” – this episode will help you see how real investors balance both.Don't forget to create your free Opes+ account and Wealth Plan here.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
Most people think non-bank lenders are just the “last resort.” But some of their loan products are surprisingly creative ... and can unlock deals that banks simply won't touch.In this episode, Ed and Andrew break down some of the most interesting non-bank loan products available to Kiwi borrowers today.You'll learn:The 5 most creative non-bank loan products and who they're actually designed forWhat non-bank lending really costs How these loans help investors, developers, and self-employed borrowers This episode explores the tools banks don't offer, and explains when they might actually make sense for property investors.Don't forget to create your free Opes+ account and Wealth Plan here.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
What actually breaks in a rental, and what does it really cost?In this episode, Ed and Andrew walk through a rental property room by room to show what landlords actually end up fixing ... and the real NZ dollar figures behind it.You'll learn:The most common things that break in kitchens, bathrooms, bedrooms and outsideHow much maintenance really costsWhy some years cost nothing, and others cost $8,000The key takeaway? Maintenance isn't constant ... it's lumpy. The smart move is to budget for it every year so the surprises don't derail your returns.Don't forget to create your free Opes+ account and Wealth Plan here.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
War in the Middle East might feel far away ... but it could still affect the interest rate on your mortgage.In this episode, Ed and Andrew break down what the conflict involving Iran means for global oil prices, inflation, and the future of interest rates in New Zealand. You'll learn:How the Iranian war impacts the cost of your mortgage Could interest rates really rise How high the price of petrol could goThis episode explains how the ripple effect could influence the OCR, mortgage rates, and whether fixing your loan for longer terms might start to make more sense.Don't forget to create your free Opes+ account and Wealth Plan here.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
Property investors get called everything from “parasites” to “rent thieves.” But what do landlords actually contribute to New Zealand's economy?In this episode, Ed and Andrew interview Matt Ball from the NZ Property Investors Federation about new research that quantifies the real economic impact of property investors across the country. You'll learn:How much do property investors really contribute to the NZ economy How landlord spending on maintenance and new builds supports more than 126k jobs across the countryWhy property investment creates a “ripple effect” that touches almost every industryWhether you love property investors or hate them, this episode digs into the real data behind their economic impact ... and it challenges the common idea that landlords simply collect rent without contributing anything.Don't forget to create your free Opes+ account and Wealth Plan here.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
How old is too old to buy a property?In this episode, Ed and Andrew break down what banks really think about age, and why turning 60 (or even 70) doesn't automatically mean you're out of the game.You'll learn:Why age isn't the real issue What it looks like for both buying your own home and an investment property Real scenarios showing what older Kiwis would need to get approvedThe short answer? Your 50s are absolutely not too late. Your early 60s can still work with the right structure. Late 60s and beyond gets harder ... but for the right borrower with a clear repayment strategy, it's not impossible.Don't forget to create your free Opes+ account and Wealth Plan here.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
House prices are down 16% from the peak ... and even further once you adjust for inflation.So… is something broken?In this episode, Ed and Andrew unpack what's really going on in the NZ property market, and why a flat market isn't as unusual (or as scary) as it feels.You'll learn:Why flat property markets typically last 4 to 5 years between boomsHow affordability is quietly improving while prices go nowhereHow investors can still build wealth ... even if prices only rise with inflationAnd here's the key: even if prices only track inflation, leverage and debt reduction can still deliver strong returns. A flat headline doesn't mean a flat outcome – especially when you understand how the numbers actually work.Don't forget to create your free Opes+ account and Wealth Plan here.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
She lost her first deposit. Fought a builder. Held land for 12 years. And still came back to property investing. In this Case Study Sunday episode, Sheryn joins the show from rural Greece to share the raw, honest story behind her investing journey and why she's now taking a mini-retirement in her 40s.You'll learn:The one major move that changed her money life How she's started her mini-retirement in her 40's The one true love in this investor's lifeThis is a grounded, honest look at resilience, reinvention, and what happens when you decide your time is worth more than just another pay cheque.Don't forget to create your free Opes+ account and Wealth Plan here.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
How many houses can you actually buy?In this episode, Ed and Andrew run three real-life scenarios through a bank-style modelling tool to show what's genuinely possible ... and why most people either underestimate or overestimate their borrowing power.You'll learn:How many properties could an average Kiwi couple realistically buy over 15 years3 scenarios that show how big these Kiwis could grow their property portfolio How to figure out how many properties you could potentially buyThe key takeaway? It's not guesswork. With the right modelling and realistic assumptions, you can see exactly how many properties you could buy, when you could buy them, and what needs to change to move faster.Don't forget to create your free Opes+ account and Wealth Plan here.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
Are home buyers secretly breaking the Reserve Bank's rules?In this episode, Ed fact-checks Andrew and dives into the data to reveal just how many Kiwis are legally borrowing outside the standard deposit and debt-to-income limits.You'll learn:How many first home buyers are purchasing with less than a 20% depositThe real percentage of borrowers going above the 6x and 7x debt-to-income “limits”How to grow your portfolio faster … by working around the rulesThe key takeaway? The Reserve Bank sets speed limits, not brick walls. If you don't quite fit the “standard” criteria, it doesn't automatically mean no ... but it does mean you need to understand how the rules actually work.Don't forget to create your free Opes+ account and Wealth Plan here.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
Non-banks used to feel like a last resort.Not anymore.In this episode, Ed and Andrew break down when property investors actually use non-bank lenders ... and why they're more relevant in 2026 than they've been in years.You'll learn:How investors still buy property when the bank says noWhy non-bank lenders are becoming more competitive againThe 5 real situations where using a non-bank can make senseThe key isn't avoiding non-banks altogether – it's understanding your exit strategy before you sign anything.Don't forget to create your free Opes+ account and Wealth Plan here.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
Is New Zealand actually the easiest country in the world to buy property?In this episode, Ed and Andrew compare NZ's property system to the UK, Australia, France, and the US – and uncover why buying here is surprisingly simple.You'll learn:Why NZ is one of the easiest countries in the world to buy propertyThe unusual way our tax and agent system worksThe one thing that's really, really hard about buying property hereBy comparison, NZ's system is streamlined and predictable. But “easy to buy” doesn't mean “easy to afford.” While the process is simple, house prices relative to incomes remain one of the biggest hurdles ... and that's where the real challenge lies.Don't forget to create your free Opes+ account and Wealth Plan here.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
Can you use a student loan to pay down your investment property?In this episode, Ed and Andrew unpack a clever question from a listener who wondered whether she could borrow at 0% and use it to reduce mortgage debt.You'll learn:Whether it's actually legal to use student loan living costs to pay down a mortgageHow this strategy works at different income levels Which parts of a student loan you can – and can't – redirect toward investment debtAnd the real question isn't “Is it allowed?” ... it's whether it meaningfully moves the needle for your long-term wealth plan.Click this link if you want to book a free Wealth Plan meetingDon't forget to create your free Opes+ account and Wealth Plan here.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
What level of property investor are you?In this episode, Ed and Andrew break down the 7 levels of property investment – from complete beginner to mega landlord – and help you figure out exactly where you are (and what it takes to move up).You'll learn:The 7 stages of property investing ... and which one you're currently atHow many Kiwis reach each level What's holding investors back at each stageEd and Andrew share how rare the higher levels actually are. and why you might not even need to climb that far to reach your version of financial freedom.Because here's the key: the goal isn't to collect properties. It's about reaching your destination and then letting time do the heavy lifting.Click this link if you want to book a free Wealth Plan meetingDon't forget to create your free Opes+ account and Wealth Plan here.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
What does it look like to invest in Shanghai, build New Zealand's largest IKEA parallel importing business… and then pivot into commercial property development across the country?In this Case Study Sunday episode, Sudhir shares his unusual journey through international property, entrepreneurship, and large-scale development.You'll learn:How Sudhir started investing in Shanghai back in 2007 How he built NZ's largest IKEA parallel importerWhy did he shift into residential and then commercial property developmentThis is a wide-ranging conversation about thinking bigger, taking calculated risks, and building multiple income streams – not just buying rentals, but creating businesses and developments that scale.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
Got all your properties with one bank? That could be a problem.In this episode, Ed and Andrew unpack cross-collateralisation – what it is, why banks love it, and the three biggest risks it creates for property investors.You'll learn:The 3 biggest risks of having all your properties secured with one bankWhat cross-collateralisation actually means (in plain English)Why property investors should cheat on their bankThey also explain split banking – why serious investors spread properties across multiple lenders – and how a dollar-for-dollar refinance can break the cross-security without increasing your loan.Click this link if you want to book a free Wealth Plan meetingDon't forget to create your free Opes+ account and Wealth Plan here.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
Will you need to work until 72… or can you make retirement cheaper than you think?In this episode, Ed and Andrew unpack the retirement debate – from calls to raise the NZ Super age to surprising data showing many retirees might not need as much as they believe.You'll learn:The 4 ways to make your retirement significantly cheaper (or more expensive)The data showing retirement spending often falls over timeHow property investors use these levers to retire years earlierOnce you understand these four levers, you might realise you don't need as much as you thought – or you could retire sooner than planned.Don't forget to create your free Opes+ account and Wealth Plan here.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
We bought a property together… and now we hate each other. It sounds dramatic, but it happens more often than you think.In this episode, Ed and Andrew unpack three real New Zealand cases where co-ownership went badly wrong — and the one document that could have prevented every single one.You'll learn:3 true stories of property partnerships that ended up in courtWhy doesn't the bank care who “stopped paying”The simple agreement that could save you years of stress If you're thinking about buying with a friend, sibling, partner, or even your in-laws – this episode is a must-listen before you sign anything.Because love is blind, but money isn't.Don't forget to create your free Opes+ account and Wealth Plan here.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
The government just made a massive housing U-turn. Auckland's theoretical housing capacity has been slashed by 400,000 homes, from 2 million down to 1.6 million.In this episode, Ed and Andrew break down what's actually going on behind the headline ... and what it really means for property investors.You'll learn:What the government's housing U-turn actually changesWhether Auckland was ever going to build 2 million homesThe real opportunities (and risks) hiding in the new zoning rulesWhile the headlines shout “U-turn”… the real story is far more nuanced.Click this link if you want to book a free Wealth Plan meetingDon't forget to create your free Opes+ account and Wealth Plan here.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
“16 reasons why it's all over for mum-and-dad property investors.”That was the headline. But is property investment actually dead?In this episode, Ed and Andrew unpack Tony Alexander's article, separate the headline from the reality, and dive into what the data really says about investors in 2026.You'll learn:The 16 headwinds facing everyday property investorsWhether Tony Alexander actually thinks property is “over”Who's really buying property right now The big shift? Property investing isn't disappearing ... it's becoming more professional. And for investors willing to treat it like a serious business instead of a hobby, the opportunity is still there.Check out Tony Alexander's 'Tony's View' newsletter that we mentioned in this episode.Don't forget to create your free Opes+ account and Wealth Plan here.For more from Opes Partners:Sign up for the weekly Private Property newsletterInstagramTikTok
Living overseas but want to invest in New Zealand property?In this episode, Ed and Andrew break down exactly how it works in 2026 – who can legally buy, how to structure it properly, and the biggest mistake overseas investors make.You'll learn:Who can (and can't) buy NZ property from overseasThe step-by-step process to invest from abroadThe #1 hurdle most overseas investors run into Investing from overseas is absolutely possible. But it's more complex than buying locally, and it pays to get the structure right from day one.Here are the links to our articles Top 5 property lawyers in New Zealand Top 10 mortgage brokers in New Zealand and to the Area AnalyserAnd click this link if you want to book a free Wealth Plan meeting
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