Property Developer Podcast

Losing $150,000 in a failed property investment could put you off development for good. For Daniel Rayner, it became a reason to learn the process and take on projects himself.
In this episode, I sit down with Daniel, founder of Somerset Developments in South East Queensland, to explore his journey from corporate employment to completing his first land subdivision and building a pipeline of projects.

After losing money in a Melbourne townhouse development and then losing his corporate job, Daniel faced a decision about what to do next. He sought guidance from experienced developers, focused on land subdivisions and partnered with an investor to get his first project underway—a one-into-four lot subdivision in Bellmere.

One piece of advice he received helped change his approach:
“Don’t just limit yourself to what you can afford.”

We discuss how joint venture partnerships opened up opportunities, what Daniel learned from his first project, and how he balances thorough research with the confidence to act.

Daniel also shares his approach to finding sites off-market, the challenges of a steep 17-acre Sunshine Coast property, and his goal of delivering 1,000 residential lots before he turns 40.

Whether you’re working towards your first development or looking to grow your business, there are plenty of practical lessons in this conversation.
In this episode we discuss

Losing $150,000 in a townhouse development and the lessons Daniel took from it.
Moving from corporate employment into property development.
Finding experienced developers willing to share their knowledge.
Choosing a niche rather than jumping between development strategies.
Getting his first one-into-four lot subdivision underway in Bellmere.
Why the renovation consumed most of his time while the subdivision generated the profit.
Finding joint venture partners and establishing clear agreements.
Communicating with investors before they have to ask for updates.
Distinguishing sensible caution from fear of taking action.
Allowing enough margin to absorb unexpected costs.
Sending 600 letters to landowners and receiving around 30 responses.
Working through more than 50 layouts for a challenging Sunshine Coast site.
Managing multiple projects, consultants and civil contractors.
Sharing his journey publicly and pursuing a goal of 1,000 lots before 40.

Top 5 takeaways from this episode
1. Find someone further along the journey
Speaking with experienced developers helped Daniel move from learning about property to doing his first deal. Their guidance covered site selection, feasibility and funding, while also giving him the confidence to commit. His advice is to start with a small, specific request for their time.
2. Focus your effort where the value is
Daniel estimates that the renovation on his first project took 90% of his time, while the subdivision generated all the profit. That experience helped him identify where to focus his business and why repeating a clear development strategy can be more useful than chasing different opportunities.
3. Build partnerships around clear expectations
Joint ventures helped Daniel pursue projects beyond his personal funding capacity. He explains the importance of discussing responsibilities, risk appetite and difficult scenarios before committing—and documenting those arrangements with legal input. Once a project is underway, he aims to communicate early and often.
4. Understand the downside before pursuing the upside
Daniel assesses whether a project works under a more conservative development outcome before chasing additional yield. He also looks for enough margin to withstand surprises. His stormwater investigations on the Sunshine Coast site are a reminder that the full extent of a constraint may only emerge through detailed work.
5. Research prepares you to act
Daniel’s letter campaign created conversations and opportunities, but his first project ultimately came onto the open market. The work he had already done assessing similar sites helped him recognise the opportunity and move quickly. Research builds judgement—but eventually, a developer has to make a decision.
About Daniel Rayner
Daniel Rayner is the founder of Somerset Developments, focusing on land subdivisions in South East Queensland, particularly Moreton Bay and the Sunshine Coast.

His background includes video production, virtual reality, and sales and marketing for a German technology company. After losing his corporate job, he moved into development, completing his first four-lot subdivision through a joint venture partnership.

At the time of recording, Daniel had titled four lots and had another 28 in the pipeline across five projects. He shares the numbers, decisions, mistakes and day-to-day realities of his journey on TikTok, with a long-term goal of delivering 1,000 residential lots before turning 40.
Next Stage – Private Property Development Mentoring
Ready to put your knowledge into action or work out your next move?

Next Stage is my private, one-to-one mentoring program for people preparing for their first development, assessing their next opportunity or progressing an existing project.

We work on your actual projects, decisions and challenges—helping you define what to look for, test feasibility assumptions, prepare for funding, strengthen your team and identify your next priorities.

With weekly conversations and support between sessions, the aim is to help you make better decisions, maintain momentum and become a more confident, capable developer.

Find out more: https://www.propertydevelopertraining.com/mentoring
Property Developer Training
If you’re still learning the fundamentals, my Property Developer Training program covers the process of running a small-scale development—from finding a site and assessing feasibility to managing consultants and navigating construction.
Head over to https://www.propertydevelopertraining.com to learn more.

Property Developer Quiz
Not sure where you stand with your development knowledge? Take the free Property Developer Quiz to identify your strengths and areas to work on.

Take the quiz: https://www.propertydevelopertraining.com/quiz
Free Book – Become a Million Dollar Property Developer
Learn how I delivered a 20-townhouse project on my first development, including the lessons, challenges and strategies from the journey.

Download your free digital copy: https://www.propertydevelopertraining.com/digital_book
Connect with the Property Developer Podcast
YouTube – https://www.youtube.com/@propertydeveloperpodcast196

Facebook – https://www.facebook.com/propertydeveloperpodcast

Instagram – https://www.instagram.com/property_developer_podcast/

LinkedIn – https://www.linkedin.com/company/property-developer-podcast
Episode links
Somerset Developments – https://www.somersetdevelopments.com.au

Find Daniel on TikTok by searching The Land Schnipper.

If you're a property developer, one of the most important relationships you'll ever have is with your builder. Yet surprisingly few developers ever get the chance to hear how builders actually think.

In this episode, I sit down with Steve Robson, Director of Hickory Homes, to explore property development from the builder's perspective. Steve started his career as a carpenter before establishing Hickory Homes, where he specialises in custom homes, difficult sites and high-quality residential construction. Having also completed his own duplex developments, Steve understands the challenges from both sides of the table.
"The cheapest quote isn't always the cheapest project."
Together we discuss the practical realities of building in today's market, why construction costs have escalated so dramatically, what developers often misunderstand about builders, and how stronger builder–developer relationships can save both time and money.

Whether you're planning your first duplex or your tenth townhouse development, this episode is packed with practical insights that could improve your next project.
In this episode we discuss:

Why developers should engage a builder much earlier in the design process.
How involving a builder before detailed documentation can save significant redesign costs.
The biggest mistakes developers make before construction even begins.
Why builders dislike giving simple "$ per square metre" estimates.
What actually goes into preparing an accurate building quote.
Why two builders can legitimately produce very different prices for the same project.
The impact of rising construction costs on builders and developers.
Design decisions that quietly add tens of thousands of dollars to a build budget, including steelwork, cantilevers and complex roof designs.
Fixed-price contracts versus cost-plus contracts.
Managing variations and why timing matters.
How to choose the right builder - not just the cheapest builder.
The importance of communication, trust and building long-term relationships.
Steve's lessons from completing his own duplex developments.
Whether joint ventures between builders and developers can create better outcomes.

Top 5 takeaways from this episode
1. Engage your builder early

One of Steve's strongest messages is to involve a builder once you have preliminary plans - not after you've spent thousands on engineering and consultant reports. Early input can improve buildability, simplify construction and avoid expensive redesigns later.

2. Don't compare builders on $/m²

Every project is different. Site conditions, specifications, structural complexity and finishes all influence price, making square metre rates a poor comparison tool.

3. Great builders help shape the design

Builders don't simply construct what's on the plans. Their experience can identify costly design features, simplify construction and improve project feasibility before construction starts.

4. The cheapest quote isn't always the cheapest project

A low tender may hide unrealistic provisional sums or create a reliance on variations later. Steve explains why understanding the whole proposal is more important than simply comparing price.

5. Building is a relationship business

A construction project lasts many months, sometimes years. Choosing a builder you trust, who communicates well and shares your values, often has a far greater impact than saving a few thousand dollars at contract signing.
About Steve Robson
Steve Robson is the Director of Hickory Homes, a Melbourne-based custom home builder specialising in weatherboard homes, challenging sites and high-quality residential construction. After beginning his career as a carpenter, Steve established Hickory Homes and has since built a reputation for craftsmanship, honest communication and strong client relationships. Alongside building for clients, he has also completed his own duplex developments, giving him valuable insight into the challenges developers face.
Property Developer Training
If you’re ready to take control of your development journey, my Property Developer Training will help you build the skills and confidence to run a small-scale project from start to finish. It covers everything from finding a site and running your numbers to managing consultants and navigating construction. You’ll learn the frameworks I use on my own projects — and the mistakes I wish I’d avoided.

New Course: Building Blueprint – Navigating Construction During Turbulent Times
Included with Property Developer Training is a brand new course, Building Blueprint, designed to help you understand construction contracts, avoid common pitfalls, and manage your builder relationships through uncertain market conditions. If you want to strengthen your construction knowledge, this course will give you a major advantage.
Head over to https://www.propertydevelopertraining.com to learn more.

Property Developer Quiz
Not sure if you’re ready to take on a development?Take the free Property Developer Quiz and find out where you stand. Whether you’re new to the space or already working through your first project, the quiz will help you identify your strengths and uncover any gaps in your knowledge.
Take the quiz at: https://www.propertydevelopertraining.com/quiz

Free Book – Become a Million Dollar Property Developer
Want to know how I delivered a 20-townhouse project on my first development? Grab a free digital copy of my book, Become a Million Dollar Property Developer, where I share my journey, the lessons learned, and the strategies you can apply to your own projects.
Download it here: https://www.propertydevelopertraining.com/digital_book

Social Connection
YouTube – Watch all episodes and follow my project updates: https://www.youtube.com/@propertydeveloperpodcast196Facebook – See what’s happening on site and behind the scenes: https://www.facebook.com/propertydeveloperpodcastInstagram – Short videos, site updates, and development tips: https://www.instagram.com/property_developer_podcast/LinkedIn – Connect with me professionally: https://www.linkedin.com/company/property-developer-podcast




Links
Hickory Homes - https://www.instagram.com/hh_hickoryhomes/

Planning approvals have long been one of the biggest frustrations facing property developers.
Lengthy delays. Endless requests for information. Different planners interpreting the same rules in different ways. For many developers, obtaining a planning permit can feel like a lottery rather than a predictable process.
But is that finally starting to change?
In this episode of the Property Developer Podcast, we speak with Anthony Puma from Prestige Plans about Victoria's recent planning reforms and why they could represent one of the biggest changes to property development in years.
Anthony has worked on hundreds of development applications and has seen first-hand the challenges developers face when dealing with councils, planning departments and constantly evolving regulations.
One of the most fascinating parts of our discussion centres on two almost identical development applications submitted to the same council on neighbouring sites that received completely different responses.
We discuss:


Why planning approvals have become so difficult
The biggest frustrations developers face when dealing with councils
How recent planning reforms are changing approval timeframes
The removal of planning subjectivity and why it matters
What developers should include in a design brief
Common mistakes when assessing development sites
The importance of site orientation and design efficiency
Why simple developments are often outperforming more complex projects
How developers can improve feasibility in today's market
Anthony's advice for developers looking to scale their business

"We've done projects in the same street, with the same client and the same floorplans, and had completely different results."
If you've ever been frustrated by the planning process, struggled with design decisions, or wondered how the latest planning reforms may impact your next project, this episode is packed with practical insights that could save you time, money and frustration.
Property Developer Training
If you’re ready to take control of your development journey, my Property Developer Training will help you build the skills and confidence to run a small-scale project from start to finish. It covers everything from finding a site and running your numbers to managing consultants and navigating construction. You’ll learn the frameworks I use on my own projects — and the mistakes I wish I’d avoided.

New Course: Building Blueprint – Navigating Construction During Turbulent Times
Included with Property Developer Training is a brand new course, Building Blueprint, designed to help you understand construction contracts, avoid common pitfalls, and manage your builder relationships through uncertain market conditions. If you want to strengthen your construction knowledge, this course will give you a major advantage.
Head over to https://www.propertydevelopertraining.com to learn more.

Property Developer Quiz
Not sure if you’re ready to take on a development?Take the free Property Developer Quiz and find out where you stand. Whether you’re new to the space or already working through your first project, the quiz will help you identify your strengths and uncover any gaps in your knowledge.
Take the quiz at: https://www.propertydevelopertraining.com/quiz

Free Book – Become a Million Dollar Property Developer
Want to know how I delivered a 20-townhouse project on my first development? Grab a free digital copy of my book, Become a Million Dollar Property Developer, where I share my journey, the lessons learned, and the strategies you can apply to your own projects.
Download it here: https://www.propertydevelopertraining.com/digital_book

Social Connection
YouTube – Watch all episodes and follow my project updates: https://www.youtube.com/@propertydeveloperpodcast196Facebook – See what’s happening on site and behind the scenes: https://www.facebook.com/propertydeveloperpodcastInstagram – Short videos, site updates, and development tips: https://www.instagram.com/property_developer_podcast/LinkedIn – Connect with me professionally: https://www.linkedin.com/company/property-developer-podcast




Links
Prestige Plans - Instagram: https://www.instagram.com/prestigeplans

Property development has always been a balancing act — but right now the scales feel especially heavy. Rising construction costs, messy feasibilities, shifting lender appetite, and a market still absorbing the post-COVID shock are making it harder than ever to get a project funded and delivered. If you’ve been feeling the squeeze, this episode will help you understand what’s really going on behind the scenes.
In this episode of the Property Developer Podcast, we speak with Zac Constantinou, who started his career delivering medium and high-density projects in Sydney before moving into the finance world where he now works on construction funding and private capital at Shore Financial. Having worked both on site and on the lending side, Zac offers a rare perspective on what makes a project viable — and what sinks it.
We cover a wide range of practical insights, including:



Why “buying well” is still the most important part of development


How private capital has stepped in as bank appetite has tightened


The differences between traditional funding and private lenders


What lenders now look for before backing a project


Common red flags with builders and consultants


The impact of cost blowouts and how to manage them


Why some Sydney markets are heating up again after recent planning reforms


The importance of clean feasibilities, strong documentation, and telling a clear lender story


How developers can position themselves for success in a tougher environment


“One of the biggest mistakes developers make is underestimating how even small cost or sales shifts can blow out a feasibility.”
Property Developer Training
If you’re ready to take control of your development journey, my Property Developer Training will help you build the skills and confidence to run a small-scale project from start to finish. It covers everything from finding a site and running your numbers to managing consultants and navigating construction. You’ll learn the frameworks I use on my own projects — and the mistakes I wish I’d avoided.

New Course: Building Blueprint – Navigating Construction During Turbulent Times
Included with Property Developer Training is a brand new course, Building Blueprint, designed to help you understand construction contracts, avoid common pitfalls, and manage your builder relationships through uncertain market conditions. If you want to strengthen your construction knowledge, this course will give you a major advantage.
Head over to https://www.propertydevelopertraining.com to learn more.

Property Developer Quiz
Not sure if you’re ready to take on a development?Take the free Property Developer Quiz and find out where you stand. Whether you’re new to the space or already working through your first project, the quiz will help you identify your strengths and uncover any gaps in your knowledge.
Take the quiz at: https://www.propertydevelopertraining.com/quiz

Free Book – Become a Million Dollar Property Developer
Want to know how I delivered a 20-townhouse project on my first development? Grab a free digital copy of my book, Become a Million Dollar Property Developer, where I share my journey, the lessons learned, and the strategies you can apply to your own projects.
Download it here: https://www.propertydevelopertraining.com/digital_book

Social Connection
YouTube – Watch all episodes and follow my project updates: https://www.youtube.com/@propertydeveloperpodcast196Facebook – See what’s happening on site and behind the scenes: https://www.facebook.com/propertydeveloperpodcastInstagram – Short videos, site updates, and development tips: https://www.instagram.com/property_developer_podcast/LinkedIn – Connect with me professionally: https://www.linkedin.com/company/property-developer-podcast




Links
Shore Financial – https://shorefinancial.com.au/

Property development in Australia is getting harder—and this episode unpacks why. Soaring costs, endless planning delays, contradictory government policies, and a risk-averse planning culture are pushing developers to the edge. If you're struggling to make your numbers work, you're not alone.
In this episode of the Property Developer Podcast, we explore what’s broken in the system and what needs to change. Our guest, Maxwell Shifman from Intrapac Property, shares blunt insights from the front lines of residential property development including:


Why planning systems are paralysed by zero-risk thinking
How rising construction and infrastructure costs are crushing feasibility
The myth of affordable apartments near train stations
Why government housing targets are set up to fail
How rezoning taxes and red tape are stalling supply
The real reason developers are shelving projects across Australia
Strategies for surviving and adapting in today’s tough market

"We tax housing like we want less of it—then wonder why no one’s building."
 
Property Development Training
Want to learn how to manage property development with confidence?
If you're ready to take control of your development journey, check out my Property Developer Training. This step-by-step course covers everything from finding a site to running feasibilities and successfully completing a small-scale development. You'll learn how to avoid the pitfalls I’ve faced and set yourself up for success.
New Course: Building Blueprint – Navigating Construction During Turbulent Times
To help you successfully navigate the construction phase of any project, I’ve added a brand new, standalone course included with the Property Developer Training called Building Blueprint: Tactics for Navigating Construction During Turbulent Times. This course dives deep into construction contracts, common building pitfalls, and how to mitigate risks during the construction phase.
So head over to propertydevelopertraining.com and take a look... I would love to see you on the inside...


Property Developer Quiz
Ready to find out if you’re ready to become a developer?
Take the free Property Developer Quiz and see where you stand. Whether you're just starting or already working on projects, this quiz will help you assess your readiness and point out any gaps in your development knowledge.
Take the free Property Developer Quiz (https://www.propertydevelopertraining.com/quiz) and get a sense of where you are at…
Free book - Discover the secrets of a Million Dollar Property Developer
Grab Your Free Book: "Become a Million Dollar Property Developer"
Want to know how I delivered a 20-townhouse project on my first development? Grab a free copy of my book, Become a Million Dollar Property Developer, where I share the lessons I learned—and how you can apply them to your own projects.
Grab a free copy of my popular book Become a Million Dollar Property Developer about my journey into property development at https://www.propertydevelopertraining.com/digital_book.
Social Connection
Youtube - catch up on all the episodes and my property project updates - https://www.youtube.com/@propertydeveloperpodcast196
Facebook - see what's happening on site, what I'm up to and more on Facebook – https://www.facebook.com/propertydeveloperpodcast
Instagram - check out my short videos about developing and my latest site updates on Instagram – https://www.instagram.com/property_developer_podcast/
LinkedIn - connect with me on LinkedIn – https://www.linkedin.com/company/property-developer-podcast
Links
Intrapac Property - https://intrapac.com.au/
Episode Transcript
Justin:
Let’s start with your background. How did you get into property development?

Maxwell:
So I’ve been in the property industry now for about 17 years. My father was a small developer in Melbourne’s Bayside area, so I was exposed to development early on. I did engineering and law at university, worked in construction law and then forensic safety engineering before joining Intrapac.

Justin:
And you’ve now been at Intrapac for over 15 years?

Maxwell:
Yeah, that’s right. Intrapac is a family business founded by David Payes. When I joined, we were mostly active in Victoria. We’ve since expanded across four states and now focus on masterplanned communities and medium-density housing.

Justin:
Tell us about the Darwin project—sounds like it’s been quite a journey.

Maxwell:
Yes, we acquired a 4200-lot site near Darwin about ten years ago. The planning process was incredibly slow—lots of rezoning challenges, infrastructure issues, and water reticulation delays. Even though the NT government’s regional growth plan identifies it as a key area, it’s been a tough road.

Justin:
That’s frustrating. Is that a unique case or reflective of broader issues?

Maxwell:
It’s broader. Across Australia, we see governments with ambitious housing targets, but planning and infrastructure bottlenecks make delivery near-impossible. We often get policy announcements without a pathway to execution.

Justin:
So is property development dead in Victoria?

Maxwell:
It’s not dead—but it’s on life support. Planning delays, the windfall gains tax, infrastructure contributions, and council red tape are strangling supply. Developers are stepping back from feasible projects.

Justin:
What about the government’s focus on apartments near stations?

Maxwell:
That’s a fantasy. Family-sized apartments are incredibly expensive to build and buy. It’s not what the market wants and not where affordability lies. Medium-density infill—like townhouses—is where we should focus.

Justin:
The Suburban Rail Loop is a big government initiative. Your thoughts?

Maxwell:
It’s a $50 billion black hole. The idea of value capture through rezoning is flawed. Much of the land around stations is already residential, so the tax won’t apply. Plus, the cost per dwelling created is astronomical—over $500k. It’s not viable.

Justin:
Why do you think developers are so demonised?

Maxwell:
There’s a huge perception issue. Developers are blamed for housing unaffordability, but we deliver 97% of housing. We’re over-regulated, over-taxed, and vilified in the media and by councils. Yet without us, there’s no new housing.

Justin:
What about the construction industry? Is that a major bottleneck too?

Maxwell:
Absolutely. We’ve seen a shift—labour shortages have overtaken materials as the biggest constraint. Government infrastructure projects are absorbing resources, and developers are being priced out. Apartment construction is down 30% on feasibility alone.

Justin:
Are councils part of the problem?

Maxwell:
Yes. Local councils have too much power to block projects. Often based on subjective criteria like “neighbourhood character.” There’s no accountability. We need deemed-to-comply pathways and reduced council intervention.

Justin:
Tell us about Kinley. What’s happening there?

Maxwell:
Kinley is a large infill project in Lilydale on an old quarry site. We got early-stage housing underway, but multiple agencies created delays on infrastructure approvals. We’ve lost three years and incurred huge holding costs. It’s emblematic of a broken system.

Justin:
For people trying to enter development, what’s your advice?

Maxwell:
Start small and nimble—dual occupancies, simple subdivisions. Avoid complex rezonings unless you have deep capital and long horizons. And partner wisely—get great consultants and understand your risks.

Justin:
What’s your outlook moving forward?

Maxwell:
We need reform. Planning must be streamlined, councils should be sidelined on major projects, and infrastructure contributions must be predictable. If not, supply will dwindle, prices will rise, and affordability will worsen.

Justin:
Well said. Where can people connect with you?

Maxwell:
LinkedIn is probably the best place.

Justin:
Thanks again for joining us, Maxwell.

Maxwell:
My pleasure, Justin. Thanks for having me.