#224

Sometimes you’ve gotta zig while others zag. If you follow the herd, then you’ll get average results. Warren Buffet hasn’t got where he is today by jumping on bandwagons.

By going with the flow, you increase your competition.

So while the North West of England is hugely competitive right now, just a hop, skip and a jump across the Irish Sea in Belfast, you could pick up a two or three bed city centre house for just £140,000 giving you a gross rental income north of £900 a month.

So if you’re looking for a location with a lower entry point AND a healthy dose of Capital Growth, this is the episode for you.

Eimear Gourley is is the go-to expert on Northern Ireland Property. AKA Northern Ireland Property Girl, Eimear discusses:

• why Northern Ireland is overlooked by property investors.
• the dual UK/Irish identity and its impact on property regulations and investing.
• Belfast property prices, rental yields, and capital growth opportunities.
• key legislative differences between Northern Ireland and mainland UK.
• the lack of easily accessible sold price data and how it shapes the market.
• the best areas to invest in Northern Ireland and local investment strategies.
• challenges for expat investors and typical deal structures in Belfast.

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#223

EPC knowledge represents the ultimate difference between UK property survival or total business collapse.

Understanding the changes to Energy Performance Certificates is absolutely critical.

EPCs are actually a bigger deal than the renters rights bill.

Make sure you listen to the end of the show for the actions you need to take to make sure you’re not caught out.

And, for the opportunites that all of this could create.

This episode leans heavily on content from The Independent Landlord's website and YouTube

In this episode:

1. EPC Changes Looming: All rental properties to achieve a minimum C by 2030 (2028 for new tenancies).
2. Massive Financial Impact: The collective cost to landlords for meeting these new EPC requirements is estimated at £36 billion (upgrade costs capped at £15,000 per property)
3. Flaws in the Current EPC System: The present system criticized for its subjectivity and questionable accuracy, prompting a complete overhaul of assessment methodology from 2026.
4. Shift from Cost to Carbon: EPC assessments will transition from being based on energy cost to focusing on fabric performance, heating system efficiency, and “smart readiness,” aligned with the UK’s net zero emissions goal by 2050.
5. Shortage of Skilled Tradespeople: shortage estimated at 500,000 over the next 5 years, potentially rising retrofit costs.
6. Limited Exemptions and Grants: While listed buildings are exempt, grants like the Energy Company Obligation and Warmer Homes Scheme are available, subject to strict eligibility criteria.
7. Advice for Landlords: Landlords should get new EPCs for high Cs before 2026, focus on fabric upgrades (insulation / windows). Avoid major changes eg new boilers until regulations clearer.
8. Increasing Professionalisation: “Accidental” landlords encouraged to exit paving the way for larger or more professional investors.
9. Opportunities Amid Challenges: Professional, forward-thinking landlords who invest in compliance and improvements may benefit from less competition.
10. Practical Action Steps

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Keywords

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#222

Choosing the right location for an HMO is crucial.

You need primary locations where tenant demand is strong.

But these are often in Article 4 areas. Most are overpriced.

In this episode, we reveal the secret sauce to getting an HMO in an Article 4 area.

Tristan Gordon of Zebra Invest is the perfect person to talk about HMOs.

He helps landlords navigate the complexities of regulations through his company HMO Compliant

We discuss:

1. HMO Locations: The importance of selecting strong-demand locations for HMOs, often in Article 4 areas where supply is limited and values are higher.
2. Article 4: a planning regulation adopted by councils to control HMO conversions in certain areas.
3. HMO Demand/Supply Imbalance: Operating within Article 4 areas can be lucrative due to lower competition, despite higher perceived barriers.
4. The 10% Rule
5. HMO Registers vs Planning
6. Grandfather Rights & Lawful Development Certificates (CLUs) to prove continuous HMO use and get planning.
7. Gathering Evidence for CLUs: Tenancy agreements, rental income proof / letting agent records / electoral rolls / sworn affidavits.
8. Dangers of Unproven HMOs: Buying HMOs without proper planning = fewer mortgage options / lower value.
9. Direct to Vendor Marketing: Handwritten leaflets / targeted data analysis / timing
10. Use of Data Tools: Combining EPC / sales data / HMO registers to find sellers.
11. "Sandwiching": restriction of properties adjacent to existing HMOs
12. Certificates of Lawful Use (Existing & Proposed): for regularising historic use and for establishing intended use, for selling / refinancing.
13. Incremental HMO Planning: Increasing HMO sizes step by step e.g. from 6 to 7+ beds)
14. Detective skills: Public records, planning portals, Trace Genie — persistence and smart data gathering can give you an edge.

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Keywords

Expat property investment, UK property investing, HMO investing UK, Article 4 HMO, Remote property investing, Buying HMOs Article 4, UK property for expats, Direct to vendor marketing property, HMO license vs planning permission, Certificate of Lawful Use HMO, Grandfather rights HMO UK, How to find motivated property sellers, HMO compliance UK, Article 4 area property strategy, HMO planning application tips, Sourcing HMOs for expats, HMO property valuation Article 4, UK electoral roll for property investment, British Library electoral data property research, Trace Genie property owner search, Creative property sourcing UK, Freehold ground rent UK, Planning permission increase HMO occupancy, Brand/Name Keywords, HMO Compliant company, Sui generis HMO planning, Rent to rent HMOs UK, C3 to C4 conversion UK, HMO council rules UK

#221

Some people in UK property prefer to buy flats. Some people prefer houses.

Where do your preferences lie? Is your preference the same now as a few years ago?

This episode takes you through the advantages and disadvantages of both property types to bring your knowledge on this topic up to date.

By the end of the show, you’ll have a better idea of where you stand in 2025: Flats or Houses.

• Overview of seven advantages of houses over flats:
  • Greater control as a freeholder versus leaseholder.
  • Increased security and privacy.
  • More development potential (extensions, lofts, HMOs, or conversion to flats!)
  • Longer tenancy periods (attracting families who stay longer).
  • Potential for capital growth, especially for certain house types and locations.
  • More exit strategies and easier resale due to broader market demand.
  • Summary of flats’ disadvantages (e.g. lease issues, service charges, noise, cladding).
• Overview of seven advantages of flats over houses:
  • Lower entry cost, making it easier to get started in property investment.
  • Potentially higher yields based on lower purchase prices.
  • Flats may currently be undervalued, creating possible buying opportunities.
  • City centre locations, which attract short-term lets and service accommodation.
  • Lower maintenance costs and more predictable expenses (thanks to service charges).
  • Less active management required, often attracting expats and remote investors.
  • Summary of houses’ disadvantages (higher costs, more active management required).
• Analysis of regional price gaps and factors such as cladding, COVID, and city living trends.
• Reminder that choosing between houses and flats depends on investment goals and location-specific research.
• Mention of other strategies and market opportunities, like lease extensions and commercial auctions.
• Conclusion: Investors don’t have to choose one or the other—consider diversification, understand local markets, and aim for a balance between cash flow and capital growth.

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Keywords:

UK property investment, flats vs houses, leasehold vs freehold, property control, property privacy, development potential, tenant turnover, rental yields, capital growth, exit strategies, property maintenance costs, city centre property, service charges, ground rent, cladding issues, property management, remote property investing, expat investors, HMO properties, property appreciation, property location, property diversification, cash flow, property auctions, short lease extensions, property market trends, investment goals, off-plan developments, new build flats, property value gap

#220

This episode explores how Matt, a Singapore-based expat, got started in UK property.

You’ll see the steps he took, the challenges he faced and lessons he learned.

You’ll get to see the detail behind the three deals he’s done so far: two buy to lets and one HMO.

During the episode, we discuss:

· Choosing Property over Stocks: Matt found stocks and shares less predictable and exciting, preferring the tangible, long-term benefits of UK property.

· Partnership with his builder Brother-in-law in the UK: leveraging complementary skills.

· Setting Up a Joint Venture: Challenges around residency, lender requirements, and shareholder splits.

· Company Structure and Lender Preferences: Limiting Matt’s share to 19% (under the 20% threshold for mortgages) maximized their mortgage options.

· Shareholder Agreement: They established a basic shareholder agreement (even using ChatGPT!) and took tax/accountancy advice to protect both sides and cover contingencies.

· 1st Deal—Buy-to-Let in Birmingham: Their debut property was a terraced house fully renovated by the brother-in-law—bought with cash, got rented quickly, but had modest ROI (~8%).

· 2nd Deal— Buy-to-Let: Boughton same street, similar renovation, lower purchase price, higher ROI (~20%).

· 3ed Deal— 5-bed HMO Project: Purchased via pre-auction offer, converted with all en-suites, targeting professional tenants.

· Navigating HMO Regulations: Matt emphasized the importance of understanding fire, safety, and local council HMO rules, leveraging an architect for compliance.

· Finance and Valuation Strategies: The HMO refinance options included commercial, hybrid, and bricks-and-mortar valuations—each affecting how much capital could be recycled.

· ROCE Comparison of Single Let Vs Hmo: Despite their HMO generating higher monthly cash flow, their standard single lets delivered a much healthier ROCE (Return on Capital Employed) of around 20%, while the HMO project achieved just under 9% ROCE,

· Challenges as an Expat: Communication issues (time zones, local contacts), UK call centre frustrations.

· Lessons Learned: the dangers of overanalyzing, the value of taking early action, and being flexible with deal expectations to maintain momentum.

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Keywords

UK property investment, expat property investing, buy to let, HMO investment, joint venture property, property portfolio, Singapore expat, UK mortgages for expats, remote property investing, property partnership, limited company for property, shareholder agreement, property renovation, Birmingham propert

#219

Finding trustworthy people to work with is probably the biggest challenge facing remote investors of UK Property.

Charles H Green is the author of The Trusted Advisor and founder of Trusted Advisors Associates.

He has been exploring, researching and advising on TRUST for more than 25 years.

Few people on the planet know as much about the topic of trust as Charlie.

We discuss:

• Two sides of trust: Trust involves both being trustworthy and being willing to trust others. You have to focus on both.
• Reciprocity drives trust: Trust is often reciprocal—when you show trust, others are more likely to trust you in return.
• Taking risks is necessary: You can’t build trust without taking some level of risk. Playing it safe all the time leads nowhere.
• Transactional relationships hinder deep trust: Approaching interactions as one-off transactions limits the potential for strong, trust-based relationships.
• Intelligent risk is key: Trusting everyone is naïve, but starting with a default of intelligent trust (and waiting to be disproven) opens more doors.
• Practical actions matter: Demonstrate transparency and be willing to admit when you don’t know the answer—it builds credibility and trust.
• The Trust Equation: Trustworthiness = (Credibility + Reliability + Intimacy) / Self-Orientation. Intimacy (emotional safety) is the strongest factor.
• Self-orientation reduces trust: The more you’re focused on yourself (nervous, self-absorbed), the less trustworthy you seem.
• Women and older people appear more trustworthy: Data from Charlie’s Trust Quotient (TQ) self-assessment shows women outperform men on intimacy, and trustworthiness increases with age.
• Listening is crucial: True listening (to make others feel heard, not just to collect info) initiates and strengthens trust.
• Building trust can be rapid: Trust doesn’t necessarily take years—it can be established quickly through genuine, meaningful interactions.
• Trust-creation process: The key steps are: engaging, listening, framing (posing hypotheses), envisioning, and committing.
• Institutional vs. personal trust: Institutional trust is “thin” and relies on reputation and track records; personal trust is “thick” and more emotionally nuanced.
• Testing and mitigating trust: Responsible due diligence is important, but one of the best ways to assess someone’s trustworthiness is to trust them first in small ways and see how they respond.

This episode is the sequel to #215 Don't Know Who to Trust in UK Property?

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Keywords

trust, UK property investing, remote investing, expat investors, finding trustworthy people, The Trusted Advisor, trust equati

#218

Are you thinking of buying your first UK investment property?

Have you had enough of the UK and are thinking of leaving for pastures new and becoming an expat?

Are you perhaps scared to take the leap and are looking for a little inspiration?

Are you wondering what it would all look like for YOU?

These are just some of the questions that this week’s show will get you thinking about.

Tanya Summer's family moved to Dubai in 2022 following her husband's long-standing dream to teach in the city.

Initially, her husband and eldest moved in August 2022, while Tanya remained in the UK with her younger son,due to a recent promotion and her father's health.

Like many expats, their move overseas allowed them to turn their family home into a buy-to-let and get their Expat Property Story started.

Property & Poppadoms Hong Kong Launch

During the episode, we discuss:

• Overcoming skepticism and fear of risk from others
• Transition from family home to buy-to-let investment in Tamworth
• Investment in a Welsh Holiday Let/Serviced Accommodation
• Dual-purpose purchase: own use vs. holiday letting for income
• Problems with void periods (especially winter)
• Mortgage considerations—higher rates for holiday lets
• Managing and Operating the Holiday Let Remotely
• Selection and experiences with managing agents (e.g., Sykes Cottages)
• High commission, poor performance, and financial losses
• Transition to self-management and improved outcomes
• Cleaning and local keyholder arrangements
• Issues with local tradespeople availability
• Using Airbnb, Booking.com, Vrbo, and other booking platforms
• Strategies for increasing direct bookings (e.g., Stayfi, QR codes, Wi-Fi codes)
• Compliance with changing platform rules (e.g., Airbnb messaging policies)
• Financial and Regulatory Challenges Specific to Welsh Holiday Lets
• High council tax for second homes (up to 300%)
• Stringent business rates qualification—requirement for 182 days’ occupancy
• Comparison of Buy-to-Let vs. Holiday Let Strategies
• Self-management vs. using agents—costs, involvement, and control
• Difficulty finding trustworthy local partners for property management and maintenance
• Importance of monitoring local property markets
• Benefits of local market knowledge
• Investment in Dubai vs. further UK investments
• Maintaining openness to opportunities as they arise

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Keywords

UK property investment, expat property investing, buy to let, holiday let, serviced accommodation, property portfolio, property management, self managing properties, property in Tamworth, property in Wales, Dubai property investment, property networking Hong Kong, mortgage rates, holiday let mortgage, void periods, remote property management, cleaning and maintenance, Airbnb management, Book

#217

Have you thought about flipping UK property to make some cash?

Have you thought about buying a property to flip via the so-called modern method of auction using companies like I Am Sold?

Have you wondered how to buy a property at discount without having to build relationships with lots and lots of estate agents in your chosen location?

Well, if you thought about any of these three questions before then this episode is for you.

And if you’ve thought about all three, then you’re in for a treat!

Simon Duckworth of Triangle Property Solutions actively sources and renovates properties for profit.

With extensive experience in the auction space, Simon has developed a very strategic approach to property investment.

We discuss:

· Buy 3, sell 2, keep 1 strategy

· Overview of traditional auctions

· Overview of Modern Method

· Tracking properties through multiple auction cycles / price reductions

· Watching listings for signs of seller motivation

· Step-by-Step Process of a flip listed on I am Sold

· Probate properties / SDLT

· The “no offer offer”

· Importance of timing and repeated engagement through auction cycles

· Refurb contingency

· Conveyancing timelines

· Selling strategy: price setting, agent selection, market testing

· Differences in pricing strategy between corporate and family-run agents

· Holding / selling costs

· Risks / challenges in Flips

· Risks: time overruns, market sentiment, refurb estimates

· Tips for Successful Flipping

· Need for organization / tracking

· Testing market prices / negotiation: “Say No Twice” strategy

· Buffers (refurb AND time)

· Maximizing Profit and Market Adaptation

· Expectations (profit / timelines)

· Adapting to slower / fluctuating markets.

· Lessons from HMO Challenges: Regulatory Headaches

· Simon’s near disaster with a large HMO project due to neighbor complaints.

Free Deal Clinic

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Keywords

UK property flipping, modern method of auction, I am sold, property discounts, estate agents, investing capital, buy to flip, auction property sourcing, flipping strategies, property renovation, HMO investment, property refurb costs, auction cycle tracking, probate property, stamp duty savings, reservation fee, online property auctions, property market sentiment, conveyancing delays, property holding costs, selling strategies, estate agent negotiation, real estate CRM, flips vs