115 – Maxwell Shifman – Is Property Development Dead?

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 ma