If you think property investing is all about luck, gut feelings, or simply snapping up a house in a ‘hot’ suburb, it’s time for a reality check! The most successful investors in Australia aren’t just rolling the dice or following the latest trends—they’re running their property portfolios with the precision and discipline of a well-oiled business.
And according to one of the country’s top mortgage brokers, there’s a clear pattern to their success.
So, what’s the authentic secret sauce behind those enviable property portfolios? Jon Mardell, owner of Mortgage Free, dives into the habits, mindsets, and strategies that set the pros apart from the rest—and shares how you can start thinking (and acting) like a seasoned investor, no matter your age or experience.
1. They treat property like a business, not a hobby.
Forget the romantic notion of falling in love with a charming fixer-upper or buying a place just because it ‘feels right’.
The best investors approach property with the same seriousness as running a company. They have clear goals, robust systems, and a focus on the bottom line.
Mardell says, ‘The best investors don’t guess, they prepare.’ That means every decision is backed by research, planning, and a thorough understanding of the numbers.
If you want to build wealth through property, it’s time to swap passion for planning and start thinking like a chief executive officer.
2. They know their numbers inside and out.
Successful investors don’t just buy bricks and mortar—they buy returns. That means understanding every aspect of the financial picture, from gross and net yields to cash flow, capital growth, and hidden costs.
Before moving, they stress-test their portfolios against interest rate hikes, vacancies, and unexpected repairs.
They run the numbers on best-and-worst-case scenarios, ensuring that their investments still perform well even if things go wrong.
As Jon says, ‘Great investors think like accountants. They don’t just fall in love with a property, they run the maths.’
This level of analysis gives them the confidence to act quickly and strategically—no guesswork required.
3. They make the market work for them.
While many would-be investors sit on the sidelines waiting for the ‘perfect’ time to buy, the pros know that timing the market is a mug’s game.
Instead, they focus on buying the right property, location, and price, regardless of the headlines.
Market dips? They see opportunity. Booms? They’re prepared. They understand the power of compounding returns and know that waiting for a mythical crash can be more damaging than getting in early and holding for the long haul.
Mardell’s advice: ‘The best time to invest is sometimes when others are hesitating because that’s when the deals show up.’
So, if you’re paralysed by every interest rate wobble or price spike, you might miss out on golden opportunities.
4. They build a team of experts.
No one can be an expert in everything; the savviest investors don’t try to be. Instead, they surround themselves with a trusted team of professionals: mortgage brokers, accountants, property managers, and legal advisors.
Your mortgage broker, in particular, should be more than just a one-off contact. The best investors build long-term relationships, ensuring their broker understands their strategy and can help them arrange finance before making an offer, not after.
‘Your broker should know your strategy as well as you do,’ Mardell says. This collaborative approach helps spot red flags early, unlock new opportunities, and streamline every step of the investment process.
5. They stay calm and resilient when things go wrong.
It’s easy to get stuck in research mode, endlessly comparing properties and waiting for the ‘perfect’ deal. However, the best investors know that analysis has a shelf life. They do their due diligence, get the right advice, and then—crucially—act.
If you’re always talking yourself out of the next step, you’re not investing; you’re hesitating.
As Mardell puts it, ‘No one ever got rich from reading property listings. While it can be a little scary, you can’t build a portfolio if you never buy the first property.’
Here’s a property investment game plan that turns everyday buyers into strategic property investors.
Momentum is a powerful force in property, and the pros use it to their advantage. Once you commit, act decisively and follow through with intent.
Success in property isn’t about luck or following the crowd. It’s about preparation, planning, and having the right people in your corner.
Most importantly, it’s about having the right mindset and knowing when to make your move.
Are you a seasoned investor with tips to share? Or are you just starting and having questions about building your property portfolio? We’d love to hear your stories, advice, and questions in the comments below!
Also read: First-time investors: Don’t miss these 2025 property pitfalls
