Why Most Property Investors Get It Wrong (Mike Mortlock Explains)

Property investing in 2026 is noisy. Hotspots. Data platforms. Social media “experts.” But what if most investors are focusing on the wrong things? In this episode of Future Proof Property, Dawn sits down with Mike Mortlock, one of Australia’s leading property analysts, to break down what actually matters when building long-term wealth. This is a deep dive into strategy over hype.

We cover: • Why chasing short-term growth can destroy long-term results • The shift in investor behaviour from 2025 to 2026 • Why affordability is driving market trends • The rise of townhouses, units, and changing asset preferences • The truth about depreciation and how it actually works • Why depreciation should never be your strategy • The dangers of herd mentality and “hotspot investing” • How buyer behaviour is changing in smaller markets • The real drivers of property prices (hint: it’s not just data) • Why strategy matters more than suburb selection

If you’re relying on spreadsheets, hype, or social proof to make decisions, this episode will challenge how you think. Because the real game isn’t short-term wins. It’s long-term performance.

00:00 Spending Culture & Financial Habits 00:13 Investor Impatience in 2026 00:32 Strategy vs Short-Term Gains 01:00 Meet Mike Mortlock 02:02 Where Investors Are Buying (2025 vs 2026) 03:32 Rise of Affordable Markets 04:16 Townhouses, Units & Changing Demand 05:45 Downsizers & Future Demand 07:49 Government Policy & CGT Debate 10:37 Housing Supply Crisis Explained 13:55 Migration & Market Pressure 15:01 Investors vs Government Narrative 18:21 Supply, Listings & Market Impact 19:11 Advice for Young Investors 22:03 Depreciation Explained Simply 24:41 Do You “Pay It Back”? (Myth Busted) 28:58 Property Age & Depreciation Rules

33:17 Can You Backdate Depreciation? 36:04 Why Depreciation Helps You Hold 38:29 House & Land Traps 40:24 Depreciation vs Investment Quality 42:08 Mike’s Investing Plans 43:08 The Problem With Chasing Growth 44:45 Investor Herd Mentality 47:06 Why Data Isn’t Enough 50:02 The Real Drivers of Growth 54:22 Owner Occupiers vs Investors 56:13 Strategy First, Property Second