Inside My Conversation with Giovanna from The Lending Alliance: Strategy-Driven Property Investing
Reading Time: 4 minutes
When I sat down with Giovanna from The Lending Alliance, we weren’t there to talk theory - we talked real-world property decisions. What separates a solid investment from an average one? Why do smart investors focus on strategy, not hype? And which finance myths still trip people up in 2025?
Here’s a distilled version of our conversation - practical, no-fluff insights for anyone serious about growing a high-performing portfolio.
1. What Makes a Great Property Investment?
The truth? A great investment property isn’t about “feeling right” - it’s about performing when it counts.
Buy with broad appeal, not blind optimism
Most investors forget this: owner-occupiers make up nearly 70% of the buyer market. If your property only appeals to other investors, you’ve just cut your resale audience down dramatically. Dual occupancies might boost your yield, but when it’s time to sell, your buyer pool shrinks. That’s not a great exit strategy.
Match the market, not your personal taste
In every suburb, there’s a “norm” - and straying too far from it can hurt your returns. Take Corio in Geelong. The data shows 74% of freestanding homes are 3-bedders, and 50% are 3-bed, 2-bath. Try offloading a 5-bedroom house there and you’ll find rental demand thinner and resale harder.
Buy land that works
A rectangular or square block gives you flexibility, future options, and broader appeal. Awkward shapes - triangles, flagpoles, diamonds - look creative on paper but tend to be headaches in real life. Avoid them.
Dated interiors? That’s your opportunity
What turns off most buyers is exactly where the upside is. Tired carpet, old paint, ugly blinds - that’s where you create value. Cosmetic renos offer some of the best bang-for-buck opportunities. Spend $1, make $2? That’s the game.
Know your non-negotiables
Some things are deal-breakers, no matter how “good the deal” seems. I steer clear of:
High-voltage powerlines
Cemeteries
Major highways
Landfill sites
High-risk flood or bushfire zones
Even if the numbers stack up, long-term risk doesn’t.
Lifestyle wins in the long run
Properties near good schools, parks, cafés, shops, and transport consistently outperform. These lifestyle hooks aren’t just for tenants - they drive owner-occupier demand, and that’s where real capital growth comes from.
2. Let’s Talk Finance Myths
I spent 14 years in banking and insurance before moving into property full-time, and I’ve seen every finance myth in the book. Here are the ones that still need busting.
“Trust structures = unlimited borrowing”
Not quite. Trusts have their place, but most lenders still apply a 3% serviceability buffer to trust income. Unless your trust is financially self-sufficient, it won’t unlock endless leverage. It’s not a no - it’s a not-yet.
“Rates dropped, I can borrow way more now”
Yes, lower interest rates increase borrowing capacity - but not by much. A 0.25% drop typically gives you a 1.5% to 2.5% lift in capacity. The bigger shift is in market sentiment, not affordability. And no, that doesn’t mean every market takes off.
“I’ll build my portfolio fast using my SMSF”
This one’s tricky. Super funds have stricter rules, lower LVR limits (often 80% max), and zero flexibility for refinancing. You can’t pull equity out like you would in a standard loan structure. SMSFs are great for long plays - but they’re not the vehicle for rapid expansion.
3. The Data That Drives Every Decision
This is where good investing starts. Strategy isn’t built on guesses - it’s backed by data, timing, and a clear understanding of the market cycle.
Client goals come first, always
Some clients want equity in 12 months. Others are playing a 15-year game. That vision informs everything: the asset type, the market, the hold period, the financing structure.
Don’t chase hotspots - find growth cycles
“Hotspot” suburbs are usually nearing the end of their growth run. By the time you’re reading about them, they’ve often done 50-70% of their cycle. Instead, look for early signs: increasing demand, tightening vacancy, infrastructure projects, and stable employment.
Macro data sets the stage
Before I shortlist any suburb, I look at:
Population growth (internal migration = buyer demand; overseas migration = rental demand)
Employment trends and dominant industries
New building approvals (future supply = future pressure)
Government spending in the area
These indicators tell you whether growth is sustainable - or sugar-coated.
Local data gives precision
Zoom in to suburb level and you’ll see the short-term signals: rental vacancy trends, median days on market, price movement, yield pressure. But it’s not just about the numbers - it’s about the direction they’re moving. A low unemployment rate is great - unless it’s climbing.
Look for strength in numbers. Growth often travels in clusters. If one suburb is rising, chances are its neighbours are too.
Final Word
You don’t need the “perfect” property - you need a well-bought one. A property aligned to your strategy, backed by data, and flexible enough to perform in any market. That’s what delivers long-term results.
My chat with Giovanna was a reminder of how much clarity comes from asking better questions - about the asset, the finance, and the plan.
If you’re thinking about your next move and want more than just a “good deal,” I’d love to help you map it out.
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The information contained in this article is intended to be of a general nature only. It has been prepared without taking into account any individual objectives, financial situation or needs. Before acting on this information, Premier Buyers recommends that you consider whether it is appropriate for your circumstances and engage qualified professionals.