"If investors flood a suburb and locals can’t afford to buy there anymore, that’s when you know the downside risk is real." — Matthew Hughes
Perth has delivered one of Australia’s strongest post-COVID runs, but the story behind that growth is far more nuanced. In this episode, Matthew Hughes lays out the structural shifts shaping Perth today — and the risks many investors are overlooking.
As founder of Capital Property Advisory and a long-time WA investor, Matthew brings a decade-plus of on-the-ground experience. He unpacks how Perth’s unique market drivers compare to Sydney and Melbourne, the rise of hyperlocal living, and why coastal proximity now outweighs CBD access.
We also dive deep into high-risk investor pockets like Rockingham, Mandra, and other low-socioeconomic suburbs heavily targeted by national buyers agents. Matthew explains where oversupply could strike first, how to think about Perth’s inner ring, and why the $800k–$1.2m band may offer better long-term protection than the lower quartile.
If Perth is on your radar — or you want to understand how to buy safely late in a cycle — this is essential listening.
Tune in to learn where the real opportunities (and real risks) lie in Perth right now.
00:00 – Introduction and Welcome
00:25 – Matthew Hughes' Background and Journey
02:31 – Challenges in the Property Market
05:10 – Perth Market Insights
09:02 – Navigating the Perth Property Cycle
11:35 – Buyer's Agent Strategies and Advice
16:37 – Future of Perth's Housing Market
20:32 – Value of a Buyer's Agent
36:33 – Conclusion and Final Thoughts
Matthew Hughes is a veteran Perth investor, buyer’s agent, and founder of Capital Property Advisory, which he launched in 2016 after more than a decade investing in WA. He began his property journey at 19 before transitioning from a long-running telecommunications business into real estate. Matthew trained under prominent WA advisors, including former Street Secrets guest Ray Chua, before building a multidisciplinary group spanning buyer’s advocacy, finance (Capital Lending Advisory), and property management (Matt Black Real Estate) across WA and Victoria.
With more than 10 years advising clients professionally and over two decades studying Perth’s market cycles, Matthew is known for his analytical approach, data-led committee, and strong stance on avoiding high-risk investor pockets. He is also a board member of PIPA, advocating for higher industry standards, better regulation, and stronger consumer protection across the property advice sector.
