What happens when a city goes from being “uninvestable” to a national hotspot almost overnight?

In this episode, Perth-based buyer’s agent Matthew Hughes joins Veronica to unpack what’s driving the WA property surge—and what investors are getting wrong. With boots-on-the-ground insight, he shares why affordability alone is a flawed strategy, how investor FOMO is distorting the market, and why timing and fundamentals still matter.

While many are chasing quick wins, Matthew and Veronica challenge the hype. They dig into the risks of borderless buying, the pitfalls of relying solely on data, and why buying cheap doesn’t always mean buying smart. For investors chasing long-term outperformance, this conversation is packed with insights on due diligence, owner-occupier demand, and how to avoid the traps of short-term sugar hits.

Whether you’re investing in Perth or watching from the East Coast, this episode is a must-listen for anyone serious about sustainable growth. Hit play now and learn how to think long-term in a market driven by short-term noise.

 

 

 

Episode Highlights:
Welcome [00:00]
Perth Property Market Overview [00:59]
Current State of the Perth Market [01:28]
Impact of Investors and Local Buyers [03:11]
Challenges for Local Buyer's Agents [05:51]
Market Trends and Investment Strategies [07:33]
Common Mistakes by Investors [08:49]
Impact of Market Cycles on Investors [15:25]
Role of Lending Advice in Investment Strategies [38:11]
Due Diligence and Risk Management [42:35]
Property Market Trends and Future Outlook [49:05]

 

 

 

About our Guest:

Matthew Hughes is the Managing Director and Senior Buyer's Agent at Capital Property Advisory (CPA), Perth’s highest-rated buyer’s agency and development consultancy. With over 20 years of experience in property investment and development, Matthew has a deep passion for wealth creation through strategic property acquisition. He began investing at 19 and has since dedicated over a decade exclusively to working with buyers, guiding clients with unbiased, research-backed advice tailored to their individual goals. Matthew is a Qualified Property Investment Adviser (QPIA®), a licensed real estate and business agent, and a respected leader in the industry, recently winning the 2025 National Property Investment Adviser of the Year award from the Property Investment Professionals of Australia (PIPA). He also serves on the PIPA Board of Directors, advocating for ethical standards and investor education across Australia\

 

 

Connect with Matthew:
LinkedIn: https://www.linkedin.com/in/matthewhughesqpia/

 

 

 

Resources:
Visit our website: https://www.theelephantintheroom.com.au
Visit our website https://www.theelephantintheroom.com.au
If you have any questions or would like to be featured on our show, contact us at:
The Elephant in the Room Property Podcast - questions@theelephantintheroom.com.au
Looking for a Sydney Buyers Agent? https://www.gooddeeds.com.au
Work with Veronica: https://www.veronicamorgan.com.au
Looking for a Mortgage Broker? https://www.alcove.au
Work with Chris: chrisbates@alcove.au

Enjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!

 
Subscribe on YouTube: https://www.youtube.com/@theelephantintheroom-podcast
Subscribe on Apple Podcasts: https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719
Subscribe on Spotify: https://open.spotify.com/show/3Ge1626dgnmK0RyKPcXjP0?si=26cde394fa854765

If you enjoyed today’s podcast, don’t forget to subscribe, rate, and share the show! There’s more to come, so we hope to have you along with us on this journey!

 

See you on the inside,

Veronica & Chris

What happens when a city goes from being &ldquo;uninvestable&rdquo; to a national hotspot almost overnight?
In this episode, Perth-based buyer&rsquo;s agent Matthew Hughes joins Veronica to unpack what&rsquo;s driving the WA property surge&mdash;and what investors are getting wrong. With boots-on-the-ground insight, he shares why affordability alone is a flawed strategy, how investor FOMO is distorting the market, and why timing and fundamentals still matter.
While many are chasing quick wins, Matthew and Veronica challenge the hype. They dig into the risks of borderless buying, the pitfalls of relying solely on data, and why buying cheap doesn&rsquo;t always mean buying smart. For investors chasing long-term outperformance, this conversation is packed with insights on due diligence, owner-occupier demand, and how to avoid the traps of short-term sugar hits.
Whether you&rsquo;re investing in Perth or watching from the East Coast, this episode is a must-listen for anyone serious about sustainable growth. Hit play now and learn how to think long-term in a market driven by short-term noise.
&nbsp;
&nbsp;
&nbsp;
Episode Highlights:
<ul>
<li>Welcome [00:00]</li>
<li aria-level="1">Perth Property Market Overview [00:59]</li>
<li aria-level="1">Current State of the Perth Market [01:28]</li>
<li aria-level="1">Impact of Investors and Local Buyers [03:11]</li>
<li aria-level="1">Challenges for Local Buyer's Agents [05:51]</li>
<li aria-level="1">Market Trends and Investment Strategies [07:33]</li>
<li aria-level="1">Common Mistakes by Investors [08:49]</li>
<li aria-level="1">Impact of Market Cycles on Investors [15:25]</li>
<li aria-level="1">Role of Lending Advice in Investment Strategies [38:11]</li>
<li aria-level="1">Due Diligence and Risk Management [42:35]</li>
<li aria-level="1">Property Market Trends and Future Outlook [49:05]</li>
</ul>
&nbsp;
&nbsp;
&nbsp;
About our Guest:
Matthew Hughes is the Managing Director and Senior Buyer's Agent at Capital Property Advisory (CPA), Perth&rsquo;s highest-rated buyer&rsquo;s agency and development consultancy. With over 20 years of experience in property investment and development, Matthew has a deep passion for wealth creation through strategic property acquisition. He began investing at 19 and has since dedicated over a decade exclusively to working with buyers, guiding clients with unbiased, research-backed advice tailored to their individual goals. Matthew is a Qualified Property Investment Adviser (QPIA&reg;), a licensed real estate and business agent, and a respected leader in the industry, recently winning the 2025 National Property Investment Adviser of the Year award from the Property Investment Professionals of Australia (PIPA). He also serves on the PIPA Board of Directors, advocating for ethical standards and investor education across Australia\
&nbsp;
&nbsp;
Connect with Matthew:
<ul>
<li aria-level="1">LinkedIn: <a href="https://www.linkedin.com/in/matthewhughesqpia/">https://www.linkedin.com/in/matthewhughesqpia/</a></li>
</ul>
&nbsp;
&nbsp;
&nbsp;
Resources:
<ul>
<li aria-level="1">Visit our website: https://www.theelephantintheroom.com.au</li>
<li aria-level="1">Visit our website <a href="https://www.theelephantintheroom.com.au">https://www.theelephantintheroom.com.au</a></li>
<li aria-level="1">If you have any questions or would like to be featured on our show, contact us at:</li>
<ul>
<li aria-level="2">The Elephant in the Room Property Podcast - <a href="mailto:questions@theelephantintheroom.com.au">questions@theelephantintheroom.com.au</a></li>
</ul>
<li aria-level="1">Looking for a Sydney Buyers Agent? <a href="http://www.gooddeeds.com.au/">https://www.gooddeeds.com.au</a></li>
<li aria-level="1">Work with Veronica: <a href="http://www.veronicamorgan.com.au">https://www.veronicamorgan.com.au</a></li>
<li aria-level="1">Looking for a Mortgage Broker? <a href="https://www.alcove.au">https://www.alcove.au</a></li>
<li aria-level="1">Work with Chris: <a href="mailto:chrisbates@alcove.au">chrisbates@alcove.au</a></li>
</ul>
Enjoyed the podcast? Don't miss out on what's yet to come! Hit that subscription button, spread the word, and join us for more insightful discussions in real estate. Your journey starts now!
&nbsp;
<ul>
<li aria-level="1">Subscribe on YouTube: <a href="https://www.youtube.com/@theelephantintheroom-podcast">https://www.youtube.com/@theelephantintheroom-podcast</a></li>
<li aria-level="1">Subscribe on Apple Podcasts: <a href="https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719">https://podcasts.apple.com/ph/podcast/the-elephant-in-the-room-property-podcast/id1384822719</a></li>
<li aria-level="1">Subscribe on Spotify: <a href="https://open.spotify.com/show/3Ge1626dgnmK0RyKPcXjP0?si=26cde394fa854765">https://open.spotify.com/show/3Ge1626dgnmK0RyKPcXjP0?si=26cde394fa854765</a></li>
</ul>
If you enjoyed today&rsquo;s podcast, don&rsquo;t forget to subscribe, rate, and share the show! There&rsquo;s more to come, so we hope to have you along with us on this journey!
&nbsp;
See you on the inside,
Veronica &amp; Chris

Who's really in control when you buy a property?

The Elephant In The Room is where the things that no one wants to talk about, actually get talked about.  

Veronica Morgan, real estate agent, buyers agent and co-host of Foxtel’s Location Location Location Australia & Chris Bates, financial planner, mortgage broker and wealth coach have joined forces to find out what’s really going on in the world of real estate.

Veronica and Chris talk to property owners and buyers every day in their respective lines of business. They’ve observed a wide spectrum of confidence in people’s decision making ability when buying and selling property, often to the detriment of the individuals concerned. They are both fascinated by consumer behaviour and together they’re going to uncover who’s really making the decisions when you buy a property.

In each episode they get into the psyche of buyers, agents, auctioneers and other industry experts to learn the truth about how buyers are influenced and why they do the things they do. In every episode you’ll learn from the mistakes of a “property dumbo” as well as Chris & Veronica’s “elephant rider bootcamp” training session.

The plan? This property podcast has been created to help us all make better property decisions!

We talk about the things no one wants to talk about in the Property Market