Peter Kelly Property

Most people get the build right and the finance structure completely wrong. Get the loan structure wrong at the start, and you can find yourself stuck halfway through a build with no way forward. This video walks through exactly how a real dual occupancy project gets funded in 2026. A side-by-side build, two homes kept as rentals, all-in cost of two-point-three-seven million. Real numbers. No theo...

Most developers blame the builder when a project runs late. But the delay was usually locked in months before anyone stepped on site. In this episode of Inside Property Development, I sit down with Claire from our project management team who runs development projects day to day and deals with timelines, contractors and approvals constantly, to unpack what actually causes projects to run late, whic...

Most people spend thousands on the wrong type of education because they asked the wrong question first. There are four real paths into property development education. Most people only know three of them, and plenty pick the wrong one for where they actually are right now. This isn't a course review or a sales pitch. It's a plain-English breakdown of what each option does, what it can't...

One of our clients created three hundred and fifty thousand dollars of equity in eighteen months without earning a single extra dollar at work. Most Australians are taught that getting wealthy means earning more. Chase the promotion, switch to a higher-paying job, pick up a side hustle. But the higher your wage climbs, the harder the tax system works against you, and the more your lifestyle quietl...

Overnight, the investor who could afford a million-dollar property can now only stretch to eight hundred grand. The rules didn't just change. They redrew where investors are allowed to make money. The headlines are calling it a disaster. For the right kind of investor, it's the opposite. This is a plain-English breakdown of what the budget actually changed and where the smart money is movi...

Most people think a dual occupancy costs the land plus the build, and that single assumption is what gets them stuck halfway through. If you're planning your first dual occupancy and trying to work out whether you can actually afford it, watch this before you commit a dollar. The real question isn't what it costs to build. It's how much money you need access to before you start. The build is the b...

The formula your parents used to build wealth in this country no longer works. Asset prices have moved so far ahead of wages that the gap is now wider than at any point in modern history. And as holding costs climb and new taxes tighten, the people standing still are losing ground every single day without realising it. This video breaks down what's actually driving that gap, why buy and hold h...

Most beginners build their consultant team in the wrong order and it costs them months and thousands before they even break ground. In this episode of Inside Property Development, I sit down with Marcus from our project management team, someone who coordinates consultants across multiple live development projects every single day, to break down exactly who you need, when you need them, and what se...

Most developers write off these suburbs the moment they see the postcode, and that's exactly why the margins are still there. You don't need a premium postcode to make development work. You need a suburb where the entry price, planning process, and end values line up. My team and I have delivered hundreds of projects across Melbourne and regional Victoria. Some of the strongest returns cam...

Most people think subdividing a property is just slicing a block in half. The real process has dozens of moving parts, and getting one wrong can cost you months and thousands. In this episode of Inside Property Development, I sit down with Sasha from our project management team, who deals with subdivisions every single day, to break down exactly how the subdivision process works from start to fini...

One line in the 2026 Budget could add eighty thousand dollars to the tax bill on a single investment property. If you own an investment property, or you're about to buy one, the rules just shifted underneath you. Most people are panicking and assuming property investing in Australia is finished. It isn't. It's been redirected. Negative gearing has been gutted on existing property and t...

Most developers brace for the obvious variations. It's the third type, the one hiding in your own documentation, that quietly wipes out the margin. In this episode of Inside Property Development, I sit down with Sasha from our project management team to break down what construction variations actually are, why they wreck so many development budgets, and what experienced developers do to protect th...

The mistake that kills more developments than bad markets ever will doesn't show up in any feasibility study. Most developments don't come unstuck because the market turns. They come unstuck long before anyone pours a slab. After delivering over half a billion dollars' worth of projects, the patterns are impossible to ignore. Three avoidable mistakes keep showing up across first-timers and experie...

What's hiding under your development site can wipe out your margins before you've even poured a slab. The numbers stack up, the design works, the approvals come through. Then construction starts, and that's when the real surprises hit. In this episode of Inside Property Development, I sit down with Sashya from our project management team to unpack the site issues that catch developers...

Construction costs don't care what suburb you're in, and that one fact changes everything about where you should build. Most first-time developers pick the cheapest suburb they can find. Lower entry, less risk. But when your build costs barely change and your sale prices drop off a cliff, the "safe" option becomes the most dangerous one. After delivering more than half a billion dollars' worth of...

Signing the building contract feels like the finish line. It's actually when most developers lose control of their project. In this episode of Inside Property Development, I sit down with Marcus from our project management team to break down what really happens once a building contract is signed and why the work you do before signing decides whether your project runs smoothly or unravels twelv...

The thing that kills most development sites isn't the numbers, it's something you can spot before you even open a feasibility. Most people see a big block on realestate.com, get excited, and start spending money before they know if the site can actually work. In this video, I walk you through three random sites across three different councils completely blind, showing you exactly how he as...

Two blocks can look identical - but one makes money and the other bleeds it. The difference comes down to a handful of factors most people never check. In this episode of Inside Property Development, I sit down with Gav from our site acquisition team to break down what actually makes a development site valuable and why so many sites that look promising end up destroying margins once you dig in. Yo...

Most people who lose money in development don't get outplayed by the market. They get beaten by the site they chose to buy. I've watched first-timers walk away profitable because the site did the heavy lifting. And I've watched experienced developers get smashed because emotion drove the buy. Your planner, designer, builder and accountant are each brilliant at their piece. But none of...

Most development budgets don't blow up all at once, they leak slowly through costs you never saw coming. In this episode of Inside Property Development, I sit down with Claire, Head of Projects at Little Fish, who manages development projects every day and sees exactly where budgets fall apart. We break down the four costs beginners consistently underestimate, the two biggest blowouts that des...

Every costly subdivision mistake traces back to the same place: the decisions made before a builder ever steps on site. This is the most comprehensive subdivision guide available anywhere. I've taken my best subdivision content and built one complete walkthrough, from site selection and zoning through to title registration. Whether you already own a block or you're looking to buy one, this...

Two development projects can look almost identical on paper, but one makes a fortune and the other loses money. Here's what actually determines which way it goes. In this episode of Inside Property Development, I sit down with Marcus from our project management team, who works across dozens of developments and sees firsthand what separates the winners from the disasters. We break down the four...

Most people think property developers find profitable sites by scrolling realestate.com or waiting for something good to pop up. The developers who consistently find great sites aren't lucky. They've built systems, relationships, and habits that put them first in line before a property ever gets listed. I break down the four ways developers actually source profitable sites. From building a...

Most developers waste weeks analysing sites that experienced buyers reject in seconds. Here's exactly how they filter so fast. In this episode of Inside Property Development, I sit down with Gav, Head of Site Acquisitions at Little Fish, who reviews hundreds of development sites every week, to break down the exact process experienced developers use to instantly assess whether a property deal i...

The property strategy that built your parents' wealth now puts you six to eight percent behind before the market even moves. For decades, buying property and waiting was the surest path to wealth in Australia. But higher entry prices, tighter lending, and rising holding costs have quietly changed the equation for today's investors. I break down why buy and hold worked so well for the previous gene...