November 8, 2025 • 11 mins
- 00:16 – The intensity of FOMO in the market has eased
- 01:40 – Warning: If you’re borrowing 95% for your loan repayments
- 04:00 – Only 20% of properties include video
- 04:19 – What type of properties are going off in this market
- 04:45 – Why you should not hold an auction on December 20
- 06:09 – Why non-registered buyers keep asking this question
- 06:45 – The blueprint for auction regulations in NSW
- 07:42 – The December advantage
- 08:16 – Black Belt 2026
My Clearance Rate: 9/10 SOLD
Mark as Played
Transcript
Episode Transcript
Available transcripts are automatically generated. Complete accuracy is not guaranteed.
SPEAKER_00 (00:00):
But I'm warning any person that's borrowing 95%
needs to understand that they'resigning up for a big loan
repayment, not for this year,not for next year, for quite a
long time.
We've come to a bit of a realitycheck.
There was high levels of fear ofmissing out over the last month.
(00:23):
And I'm not saying that it'sstill not there, but it's not
there in the last week at thesame intensity, because the
narrative of interest rates haschanged significantly.
We were led to believe that wewere going to have a rate cut on
Melbourne Cup Day.
That did not happen.
And what's also interesting isthat the commentary that the
(00:45):
Reserve Bank gave when theyannounced there was no rate cut
on Tuesday was that thereprobably won't be a rate cut for
some time.
And when you interview bankers,not Uber drivers, plumbers, or
librarians who all have anopinion, but bankers who are the
most senior people in theinstitutions, they're actually
(01:07):
saying that most likely a ratecut no sooner than the middle of
next year.
This is not a bad thing becauseI was seeing a little bit of a
frenzy happening.
(01:28):
And that's been fueled by theamount of buyers that are taking
advantage of the 5% depositscheme that allows you to borrow
95%.
But I'm warning any personthat's borrowing 95% needs to
understand that they're signingup for a big loan repayment, not
(01:50):
for this year, not for nextyear, for quite a long time.
And you don't want to fall intothe trap that a lot of the 95%
borrowers did back in 2007.
Back in 2007, I've got to tellyou, watch the movie The Big
Short.
If you've got a bit of sparetime over the next week, watch
(02:12):
the movie Big Short.
And it is all about whatactually happened when you lend
irresponsibly.
And I'm not saying we're lendingirresponsibly here, but I
believe that borrowing 95% on aprincipal place of residence is
(02:34):
high risk if you don't haveamazing income.
Because when rates do go up, andthey will, they will go up,
you're gonna be in a position ofhaving 95% loan at a higher loan
repayment than now.
So what I'm saying is getcomfortable with your current
(02:58):
position because you don't wantto be in a situation in the
years to come where rates go up,loan repayments go up
uncontrollably high, and thenpeople are stuck.
And I'm gonna tell you, um, JohnDoris saying next rate cut may
actually up, not down.
Well, look, I don't believeanything anymore.
I don't believe anything anymorebecause ten days ago they said
(03:21):
that there was gonna be a ratecut on Melbourne Cup.
Now, five days after that, justfive days after that, oh no,
that's not happening becauseinflation came in.
October 29 was the date thatthey released inflation numbers,
and they came in at higher thanthe two to three percent
bandwidth.
Now I've got to tell you, justaccept it.
Interest rates going up, down isjust gonna be an ongoing thing.
(03:44):
Oh, they're gonna say, oh, wegot the inflation numbers.
What's the data saying?
No one knows.
No one knows.
So what you do is you do notmake a decision based on
interest rates.
You make a decision based onyour life.
That's what you do.
Now, I've got to also say toyou, I find it really
interesting that only 20% ofproperties have videos.
(04:09):
This was confirmed to meyesterday by realestate.com on
their portal.
That's got to change.
We are a video first industrynow, 20% of properties.
But today's auction results,nine out of ten.
What's going off cheapest,what's sort of a little bit hit
and miss, a little bit bipolarif you like, the dearer ones.
(04:33):
Um and I have to say to you thatto me, we're gonna have a run
right through to the 13th ofDecember.
I probably will not be workingon the 20th of December, and I
would recommend if you're anowner that hasn't got your act
together, that you can't getyour property auctioned by the
13th or the 14th of December, donot auction towards the end of
(04:54):
this year.
I'm telling you, even if yourreal estate agent says do it on
the 20th, I don't think so.
I think most people are atWestfield, are at the beach, are
nursing hangovers from Christmasparties, are doing family stuff,
they're busy, and I think thatyou will have less buyers at
your property if you do it onthe 20th.
(05:16):
But I will say that do the smartthing, and if you're not doing
it on the 20th, do it, you know,launch very early in January
before everyone else launches.
You know what happens.
Like people are scrolling ontheir phone on Boxing Day.
They are just, you know, they'vehad their turkey, they've had a
few drinks on Christmas Day, uh,they're sitting back on the sofa
(05:39):
watching the Boxing Day cricket,and they're scrolling and
they're making new yeardecisions, and there are no
properties on the market then.
So if you're on there, even as avendor, as a soft launch, not
doing inspections, right?
I've got to tell you, you'regonna get eyeballs on your
property, and you've got tostand out to win out because it
(06:00):
is an attention game, and you'llget more attention where there
are less properties on themarket.
That's what I would be doing.
In addition to that, I've got tosay to you, I had a, you know, I
had a buyer today, he asked metwo, three times, is the
property on the market, right?
And he wasn't registered, right?
(06:21):
I asked him afterwards, and I,you know, when I'm leaving, I
said, Man, you asked me a fewtimes, I go, like, like, why are
you asking?
And he says, Oh, I was justcurious, right?
Um, isn't it weird?
You often get people that arethe loudest that actually are
the ones that actually donothing.
Happens all the time.
(06:41):
Anyway, Tene, a couple of otherthings before we finish off.
In the next week, to all theconsumers, buyers, sellers, and
real estate agents, I have puttogether a blueprint to auctions
in New South Wales, covering allthe rules and helping real
(07:02):
estate agents still runsuccessful auctions without
breaking the law.
I've given information to buyersand sellers to make sure that
they don't get manipulated inthe process.
I've basically put together thecall it the Idiot's Guide to
Auctions for Buyers, Sellers,and actually real estate agents.
(07:27):
I'm gonna put it up on my socialmedia.
It'll probably be ontompanos.com.au.
I think it's a seven-modulecourse that explains everything.
So, one other thing I want tolet you know before I finish off
here today, and that is ifyou're a buyer, take advantage
of December.
December is known as a monththat you can actually get
(07:49):
yourself a good opportunity.
There's residual stock, fatiguestock, people want to bring
closure to it.
There's a lot of listings,people want to go away Christmas
knowing that their property issold, so you're more likely to
get an offer accepted thatwouldn't get accepted before
December.
Your vendors that you'repitching offers to are probably
(08:11):
more motivated to take an offer.
So that's what I would be doing.
And I'm pleased to let you knowthat in my training and
education business, we arelaunching Black Belt 2026.
I have had a lot of real estateagents say, Tom, we want a
course that can help us beaccountable and get to one and
(08:36):
two million in fees.
And I studied the best formataround the world, and I've come
up with a system that's gonnacreate transformation.
It's gonna create change, andI'm so looking forward to it.
It involves us having everyquarter we go into lockdown in a
room, small group of people, andwe do that every quarter.
(08:58):
Every month you've got one of mycoaches that is gonna keep you
accountable with one-on-ones.
I will actually meet up with youvirtually once a month.
However, I'm only gonna have asmall group of people because
for me to be in a room with you,it needs to be a small group of
people.
So we're only doing one agentper postcode.
(09:21):
And I'm also letting you knowJohnny McGrath has been kind
enough to actually allow us todo a full one day, me and him in
the room, and you're gonna get atour of the best McGrath EBUs,
and that's on the 24th of March.
I will make sure that in thecomments below we have the link
(09:42):
that you can actually apply.
You can't enrol.
We need to approve you.
Well, I need to approve youbecause I'm only gonna have
people that are like-minded, gotgood ethics, and most
importantly, want to get topinnacle level where they are in
the top 1% of the industry.
(10:05):
Black Belt is now takingnominations for me to interview.
Please go to the link.
That's what you do.
And I've got to tell you, I'mgonna have another drink of this
because I've got to tell you,it's been an absolute scorcher
here.
Today it went up to uh 36, 37 inmy car.
And in fact, I was talking aboutthese water bottles, right, that
(10:28):
I see a lot of people carryingaround.
This is my daughter's one of mydaughter's water bottles, Frank
Green.
I just picked it up.
I've got to tell you, just go toBunnings or go to Wooly's.
Don't have to pay 70 bucks for atrendy water bottle that's got
his brand logo, this Frank guy,whoever he is, because I've got
to tell you, you know whathappened today?
(10:49):
I opened up this thing here,right?
And this thing came flying.
All these liquids came,saturated me.
And this also happened duringthe week on a flight from
Brisbane to Sydney on Wednesday.
So, you know what?
Your 65,$70 water bottle, youknow what?
Go to Bunnings, pay 15 bucks andget your normal water bottle.
(11:10):
Or this one here, here fromWoolies, 10 bucks, get a straw.
It's worked like gold for years.
I'm gonna give this water bottleback to my daughter, and I'm not
gonna take it back again.
She can keep her Frank Griefwater bottle.
But I'm warning any person that's borrowing 95%
needs to understand that they'resigning up for a big loan
repayment, not for this year,not for next year, for quite a
long time.
We've come to a bit of a realitycheck.
There was high levels of fear ofmissing out over the last month.
(00:23):
And I'm not saying that it'sstill not there, but it's not
there in the last week at thesame intensity, because the
narrative of interest rates haschanged significantly.
We were led to believe that wewere going to have a rate cut on
Melbourne Cup Day.
That did not happen.
And what's also interesting isthat the commentary that the
(00:45):
Reserve Bank gave when theyannounced there was no rate cut
on Tuesday was that thereprobably won't be a rate cut for
some time.
And when you interview bankers,not Uber drivers, plumbers, or
librarians who all have anopinion, but bankers who are the
most senior people in theinstitutions, they're actually
(01:07):
saying that most likely a ratecut no sooner than the middle of
next year.
This is not a bad thing becauseI was seeing a little bit of a
frenzy happening.
(01:28):
And that's been fueled by theamount of buyers that are taking
advantage of the 5% depositscheme that allows you to borrow
95%.
But I'm warning any personthat's borrowing 95% needs to
understand that they're signingup for a big loan repayment, not
(01:50):
for this year, not for nextyear, for quite a long time.
And you don't want to fall intothe trap that a lot of the 95%
borrowers did back in 2007.
Back in 2007, I've got to tellyou, watch the movie The Big
Short.
If you've got a bit of sparetime over the next week, watch
(02:12):
the movie Big Short.
And it is all about whatactually happened when you lend
irresponsibly.
And I'm not saying we're lendingirresponsibly here, but I
believe that borrowing 95% on aprincipal place of residence is
(02:34):
high risk if you don't haveamazing income.
Because when rates do go up, andthey will, they will go up,
you're gonna be in a position ofhaving 95% loan at a higher loan
repayment than now.
So what I'm saying is getcomfortable with your current
(02:58):
position because you don't wantto be in a situation in the
years to come where rates go up,loan repayments go up
uncontrollably high, and thenpeople are stuck.
And I'm gonna tell you, um, JohnDoris saying next rate cut may
actually up, not down.
Well, look, I don't believeanything anymore.
I don't believe anything anymorebecause ten days ago they said
(03:21):
that there was gonna be a ratecut on Melbourne Cup.
Now, five days after that, justfive days after that, oh no,
that's not happening becauseinflation came in.
October 29 was the date thatthey released inflation numbers,
and they came in at higher thanthe two to three percent
bandwidth.
Now I've got to tell you, justaccept it.
Interest rates going up, down isjust gonna be an ongoing thing.
(03:44):
Oh, they're gonna say, oh, wegot the inflation numbers.
What's the data saying?
No one knows.
No one knows.
So what you do is you do notmake a decision based on
interest rates.
You make a decision based onyour life.
That's what you do.
Now, I've got to also say toyou, I find it really
interesting that only 20% ofproperties have videos.
(04:09):
This was confirmed to meyesterday by realestate.com on
their portal.
That's got to change.
We are a video first industrynow, 20% of properties.
But today's auction results,nine out of ten.
What's going off cheapest,what's sort of a little bit hit
and miss, a little bit bipolarif you like, the dearer ones.
(04:33):
Um and I have to say to you thatto me, we're gonna have a run
right through to the 13th ofDecember.
I probably will not be workingon the 20th of December, and I
would recommend if you're anowner that hasn't got your act
together, that you can't getyour property auctioned by the
13th or the 14th of December, donot auction towards the end of
(04:54):
this year.
I'm telling you, even if yourreal estate agent says do it on
the 20th, I don't think so.
I think most people are atWestfield, are at the beach, are
nursing hangovers from Christmasparties, are doing family stuff,
they're busy, and I think thatyou will have less buyers at
your property if you do it onthe 20th.
(05:16):
But I will say that do the smartthing, and if you're not doing
it on the 20th, do it, you know,launch very early in January
before everyone else launches.
You know what happens.
Like people are scrolling ontheir phone on Boxing Day.
They are just, you know, they'vehad their turkey, they've had a
few drinks on Christmas Day, uh,they're sitting back on the sofa
(05:39):
watching the Boxing Day cricket,and they're scrolling and
they're making new yeardecisions, and there are no
properties on the market then.
So if you're on there, even as avendor, as a soft launch, not
doing inspections, right?
I've got to tell you, you'regonna get eyeballs on your
property, and you've got tostand out to win out because it
(06:00):
is an attention game, and you'llget more attention where there
are less properties on themarket.
That's what I would be doing.
In addition to that, I've got tosay to you, I had a, you know, I
had a buyer today, he asked metwo, three times, is the
property on the market, right?
And he wasn't registered, right?
(06:21):
I asked him afterwards, and I,you know, when I'm leaving, I
said, Man, you asked me a fewtimes, I go, like, like, why are
you asking?
And he says, Oh, I was justcurious, right?
Um, isn't it weird?
You often get people that arethe loudest that actually are
the ones that actually donothing.
Happens all the time.
(06:41):
Anyway, Tene, a couple of otherthings before we finish off.
In the next week, to all theconsumers, buyers, sellers, and
real estate agents, I have puttogether a blueprint to auctions
in New South Wales, covering allthe rules and helping real
(07:02):
estate agents still runsuccessful auctions without
breaking the law.
I've given information to buyersand sellers to make sure that
they don't get manipulated inthe process.
I've basically put together thecall it the Idiot's Guide to
Auctions for Buyers, Sellers,and actually real estate agents.
(07:27):
I'm gonna put it up on my socialmedia.
It'll probably be ontompanos.com.au.
I think it's a seven-modulecourse that explains everything.
So, one other thing I want tolet you know before I finish off
here today, and that is ifyou're a buyer, take advantage
of December.
December is known as a monththat you can actually get
(07:49):
yourself a good opportunity.
There's residual stock, fatiguestock, people want to bring
closure to it.
There's a lot of listings,people want to go away Christmas
knowing that their property issold, so you're more likely to
get an offer accepted thatwouldn't get accepted before
December.
Your vendors that you'repitching offers to are probably
(08:11):
more motivated to take an offer.
So that's what I would be doing.
And I'm pleased to let you knowthat in my training and
education business, we arelaunching Black Belt 2026.
I have had a lot of real estateagents say, Tom, we want a
course that can help us beaccountable and get to one and
(08:36):
two million in fees.
And I studied the best formataround the world, and I've come
up with a system that's gonnacreate transformation.
It's gonna create change, andI'm so looking forward to it.
It involves us having everyquarter we go into lockdown in a
room, small group of people, andwe do that every quarter.
(08:58):
Every month you've got one of mycoaches that is gonna keep you
accountable with one-on-ones.
I will actually meet up with youvirtually once a month.
However, I'm only gonna have asmall group of people because
for me to be in a room with you,it needs to be a small group of
people.
So we're only doing one agentper postcode.
(09:21):
And I'm also letting you knowJohnny McGrath has been kind
enough to actually allow us todo a full one day, me and him in
the room, and you're gonna get atour of the best McGrath EBUs,
and that's on the 24th of March.
I will make sure that in thecomments below we have the link
(09:42):
that you can actually apply.
You can't enrol.
We need to approve you.
Well, I need to approve youbecause I'm only gonna have
people that are like-minded, gotgood ethics, and most
importantly, want to get topinnacle level where they are in
the top 1% of the industry.
(10:05):
Black Belt is now takingnominations for me to interview.
Please go to the link.
That's what you do.
And I've got to tell you, I'mgonna have another drink of this
because I've got to tell you,it's been an absolute scorcher
here.
Today it went up to uh 36, 37 inmy car.
And in fact, I was talking aboutthese water bottles, right, that
(10:28):
I see a lot of people carryingaround.
This is my daughter's one of mydaughter's water bottles, Frank
Green.
I just picked it up.
I've got to tell you, just go toBunnings or go to Wooly's.
Don't have to pay 70 bucks for atrendy water bottle that's got
his brand logo, this Frank guy,whoever he is, because I've got
to tell you, you know whathappened today?
(10:49):
I opened up this thing here,right?
And this thing came flying.
All these liquids came,saturated me.
And this also happened duringthe week on a flight from
Brisbane to Sydney on Wednesday.
So, you know what?
Your 65,$70 water bottle, youknow what?
Go to Bunnings, pay 15 bucks andget your normal water bottle.
(11:10):
Or this one here, here fromWoolies, 10 bucks, get a straw.
It's worked like gold for years.
I'm gonna give this water bottleback to my daughter, and I'm not
gonna take it back again.
She can keep her Frank Griefwater bottle.
Popular Podcasts
Stuff You Should Know
If you've ever wanted to know about champagne, satanism, the Stonewall Uprising, chaos theory, LSD, El Nino, true crime and Rosa Parks, then look no further. Josh and Chuck have you covered.
Medal of Honor: Stories of Courage
Rewarded for bravery that goes above and beyond the call of duty, the Medal of Honor is the United States’ top military decoration. The stories we tell are about the heroes who have distinguished themselves by acts of heroism and courage that have saved lives. From Judith Resnik, the second woman in space, to Daniel Daly, one of only 19 people to have received the Medal of Honor twice, these are stories about those who have done the improbable and unexpected, who have sacrificed something in the name of something much bigger than themselves. Every Wednesday on Medal of Honor, uncover what their experiences tell us about the nature of sacrifice, why people put their lives in danger for others, and what happens after you’ve become a hero. Special thanks to series creator Dan McGinn, to the Congressional Medal of Honor Society and Adam Plumpton. Medal of Honor begins on May 28. Subscribe to Pushkin+ to hear ad-free episodes one week early. Find Pushkin+ on the Medal of Honor show page in Apple or at Pushkin.fm. Subscribe on Apple: apple.co/pushkin Subscribe on Pushkin: pushkin.fm/plus
Dateline NBC
Current and classic episodes, featuring compelling true-crime mysteries, powerful documentaries and in-depth investigations. Follow now to get the latest episodes of Dateline NBC completely free, or subscribe to Dateline Premium for ad-free listening and exclusive bonus content: DatelinePremium.com