#237

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One aspect of property investing that comes up repeatedly in my conversations with the finest minds in UK property it’s mindset.

So this week, I’ve put the best of these conversations together for a deep dive on what is arguably the most important elements of UK property investing.

Featuring:

• Dawid Dowbusz
• Wendy Whittaker-Large
• Jake Barber
• Tanya Summer
• Charlie Green
• Damian Hughes
• Nick Smith
• Oliver Adams
• Richard Brown

Topics Covered:

• The Truth About UK Property Investing:
  Get past the “passive income from the beach” myth and hear candid stories on how hard UK property investment really is, especially for expats.
• Discipline & Resilience:
  Wendy Whittaker-Large and David Dovebush stress discipline, realism, and not giving up—even when things are tough or seem impossible.
• Cultural Mindset & Opportunity:
  Jake Barber explores the unique challenges and perspectives of UK-based investors versus their expat counterparts and highlights how a change in environment can lead to a more proactive mindset.
• Overcoming Expat Obstacles:
  Tanya Sommer debunks common myths about expat mortgages and emphasizes persistence, seeking the right advice, and conquering fear.
• Building Trust Remotely:
  Trust expert Charlie Green breaks down the dual nature of trust—how to be trustworthy as an investor and how to take smart risks on others in the property space, especially when investing from afar.
• From Motivation to Habits:
  Damian Hughes (High Performance Podcast) discusses why habits, not raw motivation, drive long-term success in UK property investment. Learn how to create non-negotiables and leverage both intrinsic and extrinsic motivators.
• Managing Risk & Handling Setbacks:
  Nick Smith offers practical strategies for anxiety: assess worst-case scenarios, learn from them, and move forward with confidence.
• Bouncing Back from Failure:
  Property trader Oliver Adams shares a cautionary tale of a costly mistake and his process for learning, letting go, and returning to the market stronger than ever.
• Let Your Subconscious Solve Problems:
  Richard Brown provides a creative mindset tip: give your subconscious a challenge before bedtime and ideate solutions while you sleep.

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Keywords
UK property, UK property investment, expat investors, remote UK property investing, property investing mindset, UK property challenges, UK expat mortgages, building trust property, property risk management, UK portfolio building, real estate mindset, overseas property investing, property investor habits, property investing resilience, UK real estate investing tips

#236

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When times are tough, it’s even more important to buy well.

No one buys better than cash buying companies.

How do they do it? This episode lifts the lid.

But this episode is not just about getting a discount.

It’s more of a microcosm of how to run a property business.

It encapsulates how to buy well, sell well and get your money working as hard and efficiently as possible throughout the process.

Jonathan Rolande is my expert guest this week.

Jonathsn is not just the founder of House Buy Fast but also the head of the National Association of Property Buyers.

During the episode, we discuss:

• How Cash Buying Companies Operate: buying properties quickly for cash, particularly those with problems or that struggle to sell on the traditional market.
• Types of Problem Properties: short leases, Japanese knotweed, unmortgageable conditions (missing kitchens or bathrooms), hoarding, and structural problems.
• Approach to Refurbs: making properties mortgageable and appealing for re-sale.
• Decision Process on Solving Problems: some properties, e.g. with subsidence, the company may sell on with full disclosure and at a reduced margin.
• Common Reasons Sellers Use Cash Buyers: Surprisingly, most sellers are not in financial distress but are simply seeking certainty and speed due to life changes, repeated transaction fall-throughs, probate, or landlord exhaustion.
• Holding Period and Sales Strategy: sellingmost properties within 90 days to minimize holding costs, pricing properties keenly for a quick turnaround rather than holding out for maximum profit.
• Agent Selection for Resale: partnering with the best local agents, valuing strong market knowledge, sales skills, and a proactive online and community presence over just low fees.
• Dealing with Tenanted and Landlord-Sold Properties: They often buy from landlords, sometimes retaining tenants or managing evictions / refurbs, especially in the current climate of landlord exits.
• Pricing and Offer Calculation: Offers are typically 80–85% of market value, factoring in speed, certainty, refurbishment, stamp duty, and local sales ratios (ideally aiming for 30%+ properties under offer in the area).
• Transparency and Industry Standards: following industry codes of conduct, and encourages sellers to seek reputable companies, highlighting the role of organizations like the NAPB.

Keywords

UK property podcast, UK real estate podcast, Expat property podcast, Buy-to-let podcast UK, Cash buyer property podcast, Investing in UK property podcast, Property investor podcast UK, How to buy property in the UK as an expat, UK cash buying companies explained, Property flipping podcast UK, Fast house sale podcast UK, Selling property in the UK podcast, UK property market trends podcast, Property refurbishment tips UK, UK landlord challenges podcast, Problems selling property in the UK, Selling to a cash buyer UK, Renters Rights Act impact podcast, UK auction property podcast

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#235

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How would you like to make up to £100,000 for a 6–9-month project. Sounds good right?

Kazeem Alli-Balogun is better known as Property By Kazy.

Kazy has more nearly a decade of experience transforming properties in affluent London neighborhoods like Clapham, Maida Vale, and Fulham.

Many of them were bought as one beds and reconfigured into two beds without adding to the floor space.

This episode comprehensively breaks down how you can do it too.

We discuss:

· Reconfiguring a Flat as a Value-Add Strategy: A highly profitable, evergreen property strategy, especially in high-demand London areas.

· Focus on Victorian & Edwardian Properties: These older properties, especially maisonettes with voids under the floors, are usually the best candidates for reconfiguration because they offer more layout flexibility and easier access for drainage and rewiring.

· Ideal Property Size & Condition: Target flats that are tired, in need of modernization, and typically above 600 sq. ft. Buying properties in poor condition allows for more uplift by transforming both condition and layout.

· Typical Floorplan Transformation: A common example: moving the bathroom to create two bedrooms, then making an open-plan kitchen/living space at the rear, optimizing both the layout and the light in the flat.

· Key Parameters for Reconfiguring: 3 top things to look for; property size, natural light for all habitable rooms, and viable drainage routes to support new bathrooms/kitchens.

· Cost Breakdown & Budgeting: New boilers, electrics, kitchens, windows, and highlights the importance of budgeting for both refurbishment and worst-case scenarios (like unsold property requiring rental).

· Navigating Permissions: Most of these projects involve leasehold flats, requiring a "license to alter" from freeholders. Building Regulation (Building Regs) consent is also necessary, with private building control often recommended.

· Sales & Market Strategies: When marketing the finished property, Kazi suggests pricing strategies, staging tips, and focusing on your buyer demographic. Flexibility is key—be ready to rent if sales don’t materialize, but finish to a standard fit for sale.

· Case Study Example: Brixton deal: bought at £280k (with short lease), £50–60k refurb, lease extension, and freehold purchase, all-in for about £445k. Sold at £545k—demonstrating how a reconfiguration can generate close to £100,000 profit in less than a year.

Keywords

UK property investment, London real estate, Buy-to-flip UK, UK property refurbishment, Reconfiguring flats UK, Adding value to UK property, Leasehold property London, Expat property investor, Victorian maisonette conversion, BRRR strategy UK, UK property sourcing, Property investment case study London, UK rental yields, London property market 2024

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#234

Get your tickets for Property & Poppadoms Hong Kong (Tuesday September 16 2025)

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The government seems determined to squeeze landlords dry, making returns increasingly slim.

Rising costs, complex regulations, and uncertain market conditions make property investment look more like a financial trap than a wealth-building strategy.

So is UK property still worth the hassle in 2025?

In this week's show, Mark Morris shares his opinion.

Mark Morris has been a property investor for more than 20 years.

He built an international income generating portfolio not just in his native Greater Manchester but also in Scotland, Wales and the U.S.

In the episode, we discuss:

• The Impact of Regulation & Legislation
• Softening Rents & Market Trends
• The Role of Letting Agents
• Lessons from the 2008 Financial Crisis
• Pivoting to Local Housing Authority (LHA) Tenants
• The Importance of Education & Mindset
• Shiny Penny Syndrome & Analysis Paralysis
• The Myth of Passive Incoome
• Long-Term Planning & Diversification

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Keywords

UK property podcast, Expat property podcast, UK property investment podcast, Property investment UK podcast, Is UK property worth the hassle 2025, UK landlords regulation podcast, UK property market 2025, Expat investing in UK property, Property investing strategies UK, Renters Reform Bill UK podcast, Property cash flow UK, UK property capital appreciation, Section 24 UK property podcast, UK letting agent advice podcast, UK property portfolio management, LHA tenants UK property, UK property leverage podcast, UK property taxes 2025, Property wealth building UK

#233

Get your tickets for Property & Poppadoms Hong Kong (Tuesday September 16 2025)

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Staying in the UK Property loop has never been as important as it is today.

So, finding a community of like-minded people is crucial.

This episode taps into the knowledge and wisdom of some of the most experienced people in the business giving you all the tips and tricks you need to network like a pro.

Featuring contributions from:

Saj Husain

Danny Inman

Bronwen Vearncombe

Motiul Islam

Michelle Cairns

Lousie Brogan

James Rogers

We discuss:

• Importance of UK property networking for expats
• Types of property investors: DIY vs. outsourcing
• Connecting with event hosts for local insights
• Value of education vs. networking in property
• How online events benefit remote investors
• Using social media before networking events
• Following up after property meetups
• Building networks through platforms like LinkedIn
• Issues with traditional networking event formats
• Power of regular attendance and the compound effect

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Keywords
UK property podcast, UK property investment podcast, Expat property podcast, UK real estate podcast, Networking for UK property investors, Remote investing in UK property, Expat property investing advice, Property investment in the UK for expats, How to network as a UK property investor, Building a property network in the UK, Online networking for property investors UK, UK property networking events for expats, Best UK property investment podcasts 2024, Property and Poppadoms Hong Kong event, Remote property viewings UK, WhatsApp group for UK property investors, LinkedIn strategies for property investor, UK property investment for overseas investors, UK expat property networking tips, Real estate education versus networking UK, Property investment communities UK, How to find property deals UK networking, Authentic networking UK property

#232

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This episode focuses on mitigating remote investing risks , particularly around viewings.

Contributions from:

from Jake Barlow, Mike Stenhouse, Adam Lawrence, Darren McNeill, Rob Dix, Steven Pardoe, Andrew Brown (#42) & (#53), Patrick Sullivan, Piotr Rusinek (#42) & (#46) & (#53) Ed Mead, Paul Fowler, Gary Neilson, Kirsty Wilson.

Goals Trust Risk 1 Risk 2

We discuss:

• Remote investing Advantages
• Risk mitigation
• Focusing on one area
• Understanding goals
• 2 investor types: acive/less active
• DD on UK partners: references, backgrounds etc.
• Viewber
• Pre-qualifying properties
• Physical viewings

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Keywords

remote property investing, UK property investment, expat property investors, risk mitigation, property viewings, due diligence, property partners, sourcing deals, area research, property portals, off-market deals, estate agents, boots on the ground, building relationships, tenant issues, legal packs, auction property, property inspections, structural issues, property photos analysis, renovation costs, property management, trust and references, using viewing services, investment strategy, goal setting

#231

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Giveaway from Hammered (worth £1,000)

Recent episodes have demonstrated that the UK property market is currently experiencing significant challenges.

• Properties remaining unsold for months
• Rising costs and reduced buyer activity
• Uncertainty around the renters rights bill
• The Impact of stamp duty changes and Section 24

have all contributed to traditional sales methods becoming sticky or protracted.

One solution is selling at auction. Which is what this episode is all about.

Piotr Rusinek is co-founder of Hammered, UK property auction consultants, and co-author of Before the Hammer Falls: The Insider's Guide to Property Auction Success

The Seven Tips discussed in the episode:

Tip 1: Decide if Auction is Right for You

• The trade-off between speed, certainty, and price
• Who should consider auction sales (motivated by speed and certainty rather than maximizing price)
• Drawbacks vs. using estate agents or cash buying companies

Tip 2: The Right Property Type for Auction

• Auction suitability for distressed properties
• Projects and properties requiring refurb
• Less suitable for owner-occupiers

Tip 3: Selecting the Right Auction House

• Not all auction houses fit all asset types
• Importance of auctioneer’s buyer database / marketing focus
• Risks of choosing wrong auction house
• Benefit of professional guidance (e.g. Hammered)

Tip 4: Creating Buyer Excitement and Showing Value-Add Potential

• Showcase development opportunities (extensions, loft conversions, etc.)
• Photographs, floor plans, CGI
• Subtly indicating potential to let buyers feel they discovered it themselves

Tip 5: Setting a Low Reserve Price

• The importance of a low reserve for driving competition and excitement
• Balancing risk and reward with reserve price strategy
• Reserve price recommendations (~70-75% of market value)
• How emotional bidding can drive prices up beyond trader expectations

Tip 6: Preparing a Bulletproof Legal Pack and Using Auction-Savvy Solicitors

• Comprehensive legal pack
• Auction-savvy solicitors
• Timing legal pack uploads (not too early / too late)
• High-quality property photos / marketing materials

Tip 7: Embracing the Auction Cycle

• Understanding auction cycle
• Interpreting buyer activity, pre-auction offers, and data analytics
• Dealing with properties that don't sell

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I'd Like Help With Setting My Goals

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Keywords

#230

I'd Like Help With Setting My Goals

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Do you invest in Houses of Multiple Occupation?

Have you thought about investing in HMOs?

Are you still thinking of investing in HMOs?

This is the most up to date appraisal of the HMO market you’ll find anywhere.

Richard Nicholls knows A LOT about HMOs.

He's the leading HMO valuation and sales expert in the UK

Richard has just started the very first auction house dedicated exclusively to HMOs so I had to invite him on to tell us about HMO X.

During the episode, we discuss:

Evolution of the HMO Market: Major milestones affecting HMOs over recent years include the Liz Truss budget, Covid, changes in lending practices, cost of living increases, and multiple government policy shifts, all of which have reshaped how HMOs are valued and traded.

Current Market Challenges: making it harder for new entrants and casual investors.

The Fading BRR Model: The once-popular Buy, Refurbish, Refinance (BRR) model for 5-6 bed HMOs is becoming unviable due to increased acquisition and refurbishment costs combined with lower refinancing outcomes.

Shifts in Supply and Demand: There’s an uptick in poorly prepared HMOs hitting the market while high-quality, ready-made HMOs are attracting new types of buyers who are willing to leave in more capital for yield stability.

Rental Price Trends: Boutique, high-end HMO rents surged post-pandemic but are now stabilizing as those premium features become the new market norm. There’s no expectation for rent spikes in the next year or so, but they remain at elevated levels compared to pre-pandemic.

Exit Strategies & HMO X: The UK’s first auction house dedicated solely to HMOs

Selling & Valuation Advice: Selling a boutique or newly developed HMO straight away isn’t always profitable, especially if it was over-spec’d or over-leveraged. Proper valuation, realistic expectations, and medium-term planning are crucial.

Social Housing Considerations: Transitioning HMOs to social housing use is not a value-adding strategy. It’s essential to ensure compliance with mortgage terms and insurance.

· Keys to Success Now: Professionalization is essential—landlords need to optimize their properties, closely manage running costs, maintain high standards, and focus sharply on tenant demand to maintain margins and avoid pitfalls in a tougher, more regulated market.

Keywords

HMO market, houses of multiple occupation, HMO valuation, HMO auctions, HMO X, UK property investment, remote property investors, Liz Truss budget, post-Covid property market, HMO lending, overseas HMO investors, capital gains tax landlords, stamp duty surcharge, buy-to-let alternatives, BRR model, commercial to residential conversion, Article 4 direction, gross yield HMOs, boutique HMOs, rent roll, HMO exit strategies, property health check, tenant demand assessment, new build HMO premium, property maintenance, social housing leases, Serco/ Mears/ Clea rsprings, mortgage compliance, legal pack for HMOs, energy efficiency in H