Letting & Estate Agent Podcast

Do you really understand your numbers? In this chat, Patsy Day from the Belvoir Network in Suffolk and Norfolk explains how knowing the financial side of your agency can transform your business. From calculating a profitable hourly rate to charging for extra services, she shares how small shifts in mindset and support from Belvoir's Elevate programme helped her boost efficiency, profitability, and focus on working on her business, not just in it.

In this episode, we chat with Jamie Lester, who rose from a Saturday boy to running an award winning London agency. Jamie discusses the work ethic, risks, and resilience that shaped his career, from overseas sales and the credit crunch to The Apprentice. Now transforming the self-employed agent model, he reveals why understanding buyers beats chasing listings and shares strategies you can use in your own business.

The UK property market is changing fast, and so should the way letting agents work with suppliers. In this episode, Siân Hemming Metcalfe, Operations Director at Inventory Base, discusses why moving beyond the traditional “service provider” model can boost professionalism, cut risk, and improve outcomes. Discover how stronger partnerships, clear SLAs, and better collaboration can raise industry standards and future proof your business. Listen now and join the conversation.

UK Property Market Weekly Update - Week 48, 2025 I look at the UK property market in the ‘UK Property Market Stats Show“ for the week ending Sunday 7th December 2025 with the brilliant Toby Martin from ‘We Are Unchained' YouTube https://youtu.be/yiu-A9bWAD4 ✅ New Listings * 19.4k new properties came to market this week, down as expected from 22.7k last week. * 2025 weekly average: 34.4k. * 9 year week 48 average : 22.8k * Year-to-date (YTD): 1.652m new listings, 0.2% higher than 2024 YTD (1.649m) and 7.7% above the 2017–19 average (1.534m) ✅ Price Reductions * 12.8k reductions this week, lower than last week's at 13.2k (Estate Agents seem to forget they can reduce houses prices after the first week in November!). 23.2k is the average weekly number of reductions for 2025. * 8.8% of resi homes for sale were reduced in November. Compared to Oct 12.8%, Sept 14.1%, August 11.1%, July 14.1% in July and 14% in June. * 2025 average still remains at 12.8%, versus the five-year long-term average of 10.74%. ✅ Sales Agreed * 18.5k homes sold subject to contract this week, down expectedly from 20.3k last week. * Week 48 average (for last 9 years) : 20.6k * 2025 weekly average : 25.4k. * YTD: 1.221m gross sales, which is 2.6% ahead of 2024 (1.190m) and 11.6% above the 2017–19 average (1.094m). * Some will note Gross Sales in Q4 were higher - this was the first time buyers were buying homes to beat the March 2025 stamp duty deadline ✅ Price Diff between Listings & Sales * Average Asking Price of listings last week £406k * Average asking price of Sales Agreed (SSTC) last week was £352k * A 15.3% difference (long term 9 year average is 16% to 17%). ✅ Sell-Through Rate * 13.5% of homes on agents' books went SSTC in November. Down from 15% in October, 14.1% in Sept, 14.5% in Aug, 15.4% in July, 15.3% in June, and 16.1% in May. * Pre-Covid average: 15.5%. ✅ Fall-Throughs * 4,783 fall-throughs last week (pipeline of 482k home Sold STC). * Weekly average for 2025: 6,100. * Fall-through rate: 25.8%, slightly up from 24.9% last week. * Long-term average: 24.2% (post-Truss chaos saw levels exceed 40%). ✅ Net Sales * 13.7k net sales this week, down expectedly from 15.2k last week. * Nine-year Week 48 average: 15.4k. * Weekly average for 2025: 19.3k. * YTD: 929k, which is 2.2% ahead of 2024 (909k) and 8.6% above 2017–19 (855k). ✅ Probability of Selling (% that Exchange vs withdrawal) * November Stats : 54.3% of homes that left agents' books exchanged & completed in November. (Note this figure will change throughout the month as more November stats come in). (65.3k exchanges & 55k withdrawals as at 8th Dec 2025) * October 53.3% / September: 53.1% / August :55.8% / July: 50.9% / June: 51.3% / May: 51.7% / April: 53.2%. ✅ Stock Levels * 678k homes on the market on the 1st of December, down from 742k on 1st of November. December '25 is identical to December '24. * 482k homes in sales pipeline on the 1st December, almost identical than 12 months ago. * ✅ House Prices (£/sq.ft) * November 2025 agreed sales averaged £342.27 per sq.ft. 0.7% higher than 12 months ago and 12.6% than 5 years ago. The £/sqft at sale agreed matches the HM Land Registry Index with a 98% accuracy, 5 months in advance. That is why it is so important. November figures will follow in next weeks show. ✅ UK Rental Market Overview * Average Rent in November - £1,791 pcm - compared to £1,785 in Nov 2024 and £1,557 in Oct 2017. * Available Rental Properties in November '25 - 321k compared to 300k in November '24. * Notable increase of 22.8% more rental homes in Outer London than 12 months ago, yet a 3.7% decrease in Inner London - Not sure why ✅ Graphs https://we.tl/t-KxpRzfwuvw

Ever wondered what happens after selling your agency? Sharon Carter from the East Midlands and East Anglia shares her regret over selling too soon, how personal tragedy influenced her decision, and the impact on her career. She discusses the emotional side of business ownership, rebuilding confidence, and finding purpose, offering insight for agents considering their next step.

In this episode of Estate Agent Stories, we chat with Sam Cerrone, who's spent 25 years in the UK property market. From corporate beginnings to thriving as a self employed agent, Sam shares her journey of resilience, growth, and self belief. She opens up about loss, rebuilding her career, and finding freedom on her own terms. A powerful story for anyone ready to back themselves and take the leap in estate agency.

What's it like joining the family business when that business is one of South Yorkshire's best known estate agencies? Shanice Gandhi shares her journey from managing multimillion pound construction sites to working alongside her father, Sanjay Gandhi. She talks about setting boundaries, building her own identity within an established brand, and offers honest advice for anyone entering a family run business. Tune in for her insights on finding your voice and thriving in property with family.

Join Patsy Day, a letting and estate agent from the east of England with the Belvoir Franchise Network, as she shares her journey from a council estate in Huntingdon to owning two thriving offices. In this honest and inspiring episode, Patsy reflects on growth, delegation, setbacks, and putting people first in the property industry. A must for anyone aiming to build a successful career or business in property.

Fourteen housing ministers in ten years, what's really going on with the UK property market? Estate agency expert Simon King joins us to unpack how constant political churn affects agents, buyers and sellers. He explains why housing is the bellwether of the economy, touching on foreign investment, inflation and the surprising resilience of prices and wages. If you're an estate or letting agent wanting clarity on where the market's heading, this episode is for you.

The Renters' Rights Bill is coming, but instead of red tape, it could be your next big marketing advantage. Siân Hemming Metcalfe, Operations Director at Inventory Base, shares how embracing compliance can boost your agency's reputation and revenue. Discover how stronger standards, safety reporting, and supplier partnerships can open new opportunities and give you a competitive edge. Tune in to see how compliance could transform your lettings strategy.

UK Property Market Weekly Update - Week 47, 2025 I look at the UK property market in the ‘UK Property Market Stats Show “for the week ending Sunday 30th November 2025 with the awesome Steph Vass from TAUK YouTube https://youtu.be/kmrRZh1gFCs ✅ New Listings * 22.7k new properties came to market this week, down as expected from 24.7k last week. * 2025 weekly average: 34.7k. * 9 year week 47 average : 25k * Year-to-date (YTD): 1.633m new listings, 0.5% higher than 2024 YTD (1.624m) and 8.1% above the 2017–19 average (1.511m) ✅ Price Reductions * 13.2k reductions this week, lower than last week's at 13.4k (Estate Agents seem to forget they can reduce houses prices after the first week in November!). 23.2k is the average weekly number of reductions for 2025. * 8.8% of resi homes for sale were reduced in November. Compared to Oct 12.8%, Sept 14.1%, August 11.1%, July 14.1% in July and 14% in June. * 2025 average still remains at 12.8%, versus the five-year long-term average of 10.74%. ✅ Sales Agreed * 20.3k homes sold subject to contract this week, down expectedly from 20.9k last week. * Week 47 average (for last 9 years) :21.8k * 2025 weekly average : 26k. * YTD: 1.203m gross sales, which is 3% ahead of 2024 (1.167m) and 11.9% above the 2017–19 average (1.074m). * Some will note Gross Sales in Q4 were higher - this was the first time buyers were buying homes to beat the March 2025 stamp duty deadline ✅ Price Diff between Listings & Sales * Average Asking Price of listings last week £452k vs (£395 for the month before). This a massive jump and is down to a large number of Inner London home sin the £1.5m+ coming on the market. * Average asking price of Sales Agreed (SSTC) last week was £350k (in line with the average of 2025) - a 29.3% difference (long term 9 year average is 16% to 17%. ✅ Sell-Through Rate * 13.5% of homes on agents' books went SSTC in October. Down from 15% in October, 14.1% in Sept, 14.5% in Aug, 15.4% in July, 15.3% in June, and 16.1% in May. * Pre-Covid average: 15.5%. ✅ Fall-Throughs * 5,054 fall-throughs last week (pipeline of 510k home Sold STC). * Weekly average for 2025: 6,128. * Fall-through rate: 25%, slightly up from 24.7% last week. * Long-term average: 24.2% (post-Truss chaos saw levels exceed 40%). ✅ Net Sales * 15.2k net sales this week, down expectedly from 15.7k last week. * Nine-year Week 47 average: 16.2k. * Weekly average for 2025: 19.4k. * YTD: 914k, which is 2.6% ahead of 2024 (892k) and 9.1% above 2017–19 (840k). ✅ Probability of Selling (% that Exchange vs withdrawal) * November Stats : 53.3% of homes that left agents' books exchanged & completed in November. (Note this figure will change throughout the month as more November stats come in). (49.7k exchanges & 43.6k withdrawals as at 3rd Dec 2025) * October 53.3% / September: 53.1% / August :55.8% / July: 50.9% / June: 51.3% / May: 51.7% / April: 53.2%. ✅ Stock Levels * 678k homes on the market on the 1st of December, down from 742k on 1st of November. December '25 is identical to December '24. * 511k homes in sales pipeline on the 1st November, 2.2% higher than 12 months ago. (1st December figures to follow in next week's show). ✅ House Prices (£/sq.ft) * October 2025 agreed sales averaged £343.18 per sq.ft. 0.8% higher than 12 months ago and 13.8% than 5 years ago. The £/sqft at sale agreed matches the HM Land Registry Index with a 98% accuracy, 5 months in advance. That is why it is so important. November figures will follow in next weeks show.

Is self-employed estate agency the future? Jamie Lester, London based founder of House, explains how this growing model is reshaping the UK property market. He shares the mindset, strategies, and opportunities helping agents take control of their careers and earnings. Learn why working for yourself can be more rewarding than a traditional branch, how to generate business confidently, and what support truly drives success. Tune in to see if this game changer is right for you.

Are you a woman working in UK property and ready to elevate your career? In this episode, Clare Hughes from Women in Estate Agency shares how their Rightmove backed leadership training empowers women to build confidence, overcome imposter syndrome and lead with impact. Discover how to grow, connect and shape the future of women in property. Listen now and join the conversation.

What does true mental resilience look like in the UK property market? We chats with East Anglian estate agent Sharon Carter about overcoming personal setbacks, menopause, and burnout, and rebuilding focus and strength. We discuss why mental resilience differs from mental health and share candid insights every agent should hear.

Why do estate agents stay with Belvoir for over a decade? In this episode, Patsy Day, a franchisee from Suffolk and Norfolk, shares her 16 year journey with Belvoir. She explains how strong brand support, head office guidance, and a network of fellow owners helped her navigate challenges and grow. Patsy also discusses the TPFG merger and why it promises even greater opportunities for franchisees. Listen now for an honest, insider view.

Women are reshaping the property industry, and Shanice Gandhi, an estate and letting agent from South Yorkshire, shares her journey in the Women in Estate Agency movement. She explores building confidence, tackling imposter syndrome, and fostering a supportive community of 4,000 members. Shanice also discusses balancing work and family, the importance of reflection, and how mentorship, wellness, and practical advice are helping women thrive in a traditionally male dominated sector.

Are UK landlords really selling up, or is it just market noise? Richard Donnell, Research Director at Zoopla, unpacks the latest data on the private rental sector. We discuss why rental stock has barely grown, how smaller landlords are exiting while professionals expand, and why self managing landlords could be a key opportunity. Richard also explores the impact of the Renters' Rights Bill and future energy standards, revealing how agents can gain an edge as trusted advisors.

Is it time to rethink what “fair wear and tear” means in today's rental market? Inventory Base's Operations Director, Siân Hemming Metcalfe, questions whether outdated definitions still reflect modern living. With more tenants working from home, she argues the current standards are no longer fair to landlords or tenants. Tune in as Siân explores why it's time to update this long standing lettings assumption and what it means for property professionals across the UK.

Have you heard about the Women in Estate Agency Charter? Clare Hughes joins the conversation to share why it's a potential game changer for your agency. Discover how signing up shows your commitment to equality, helps attract and retain talented women, and gives access to exclusive training, events, and resources. Every penny supports women in the industry. Tune in to learn how inclusion can strengthen both your culture and your bottom line.

AI tools like ChatGPT are everywhere, but should you really use them to draft tenancy agreements or legal documents? Lettings consultant Julie Ford explains why this could be a costly mistake. She reveals how AI often produces outdated clauses, incorrect legislation, and even fake case law. Julie shares why using trusted legal platforms like the NRLA is safer and how agents can avoid legal pitfalls in property management.

We chat with Patsy Day, an experienced letting and estate agent from Suffolk and Norfolk with the Belfar network, about a key frustration in the property market: entitlement among young professionals. Patsy shares her thoughts on the value of hard work, patience, and learning through experience. She reflects on mentoring younger agents and why persistence and effort remain the real keys to success in property.

Being an estate agent is more than selling homes, it's about people. Shanice Gandhi from South Yorkshire reveals how genuine community involvement drives long term success. She explains why local content builds trust better than endless listings, the power of patience in marketing, and lessons learned from her father that shaped her business approach. Discover how connecting with your community can transform your brand and results.

Estate agents need to understand low house price growth and what it means for homeowners. Richard Donnell, Research Director at Zoopla, explains how slowing prices affect client expectations, the importance of realistic pricing, and how agents can position themselves as trusted local experts. He also shares how to use data and social media to educate clients, attract serious sellers, and navigate today's market to improve sales and conversion rates.

UK Property Market Weekly Update - Week 45, 2025 Myself and Simon Gates look at the UK property market for the week ending Sunday 16th November 2025. YouTube link https://youtu.be/6yYA8-WM0Mo ✅ New Listings * 26.1k new properties came to market this week, down as expected from 27.1k last week. * 2025 weekly average: 35.6k. * 9 year week 45 average : 27.6k * Year-to-date (YTD): 1.59m new listings, 1.1% higher than 2024 YTD (1.57m) and 8.2% above the 2017–19 average (1.46m) ✅ Price Reductions * 16.7k reductions this week, lower than last week's at 18.5k (Estate Agents seem to forget they can reduce houses prices after the first week in November!) * 12.8% of resi homes for sale were reduced in October. Compared to Sept 14.1%, August 11.1%, July 14.1% in July and 14% in June. * 2025 average still remains at 13.2%, versus the five-year long-term average of 10.74%. ✅ Sales Agreed * 22.9k homes sold subject to contract this week, up unexpectedly from 22.5k last week. * Week 45 average (for last 9 years) :22.9k * 2025 weekly average : 26k. * YTD: 1.162m gross sales, which is 3.8% ahead of 2024 (1.119m) and 12.3% above the 2017–19 average (1.034m). * Best week for Resi sales in Inner London since May 2025. 1,658 homes sold stc last week. To compare, 1,293 was the weekly average for Resi sales in October 2025 and the weekly average for the whole year has been 1,403 sale agreed per week ✅ Price Diff between Listings & Sales * Average Asking Price of listings last week £387k vs Average asking price of Sales Agreed (SSTC) - £363k - a 6.5% difference (long term 9 year average is 16% to 17%)… * The average listing price was £452k in Sept and £415k in October.. ie fewer expensive homes being listed. Is that because of the Budget ??? ✅ Sell-Through Rate * 15% of homes on agents' books went SSTC in October. Up from 14.1% in Sept, 14.5% in Aug, 15.4% in July, 15.3% in June, and 16.1% in May. * Pre-Covid average: 15.5%. ✅ Fall-Throughs * 5,802 fall-throughs last week (pipeline of 510k home Sold STC). * Weekly average for 2025: 6,173. * Fall-through rate: 25.4%, slightly down from 26.5% last week. * Long-term average: 24.2% (post-Truss chaos saw levels exceed 40%). ✅ Net Sales * 17.1k net sales this week, up unexpectedly from 16.6k last week. * Nine-year Week 45 average: 16.8k. * Weekly average for 2025: 19.7k. * YTD: 884k, which is 3.3% ahead of 2024 (856k) and 9.2% above 2017–19 (810k). ✅ Probability of Selling (% that Exchange vs withdrawal) * October Stats : 53.3% of homes that left agents' books exchanged & completed in October. (Note this figure will change throughout the month as more October stats come in). (93.6k exchanges & 82k withdrawals) * September: 53.1% / August :55.8% / July: 50.9% / June: 51.3% / May: 51.7% / April: 53.2%. ✅ Stock Levels * 742k homes on the market at the start of November, 2.4% higher than November 2024. (725k) * Notable increases include 9% more homes for sale in London than 12 months ago (9.96% in Inner London & 9.03% in Outer London) & 5.48% in the South East and 5.02% in the South West. The North has seen a drop in homes for sale. * 511k homes in sales pipeline on the 1st November, 2.2% higher than 12 months ago. ✅ House Prices (£/sq.ft) * October 2025 agreed sales averaged £343.18 per sq.ft. 0.8% higher than 12 months ago and 13.8% than 5 years ago. The £/sqft at sale agreed matches the HM Land Registry Index with a 98% accuracy, 5 months in advance. That is why it is so important. ✅ UK Rental Market Overview * Average Rent in October - £1,916 pcm - compared to £1,802 in Oct 2024 and £1,557 in Oct 2017. * Available Rental Properties in October '25 - 323k compared to 302k in October '24. * Notable increase of 23.8% more rental homes in Outer London than 12 months ago, yet a 4.8% decrease in Inner London - Not sure why

Former estate and letting agent Anton Plackowski shares how running your agency as if you're about to sell it can transform performance and profitability. Discover how knowing your numbers, systemising processes, and thinking like a buyer can uncover hidden value and make your business more efficient and attractive to potential buyers. Tune in for practical tips to strengthen your agency today and prepare it for future success.

Most letting agents see midterm inspections as dull admin, but what if they're a hidden goldmine? In this episode, Siân Hemming Metcalfe, Operations Director at Inventory Base, reveals how inspections can boost revenue, protect landlord profits, and prevent costly surprises. Learn why upcoming renters' rights changes make inspections vital and how to turn routine visits into valuable client conversations. Tune into transform your approach and uncover untapped profit potential.

What should UK estate agents really be charging? Northamptonshire agent Miranda Menzies joins us to discuss why setting the right fee is about confidence, not percentages. She shares insights on fair pricing, client satisfaction, and building a sustainable business. From market realities to personal comfort zones, this episode challenges the idea of a one size fits all fee. Listen and share your thoughts, do you agree with Miranda's approach?

The new Renters' Rights Bill is transforming the UK property market, but is it a challenge or an opportunity for letting agents? Consultant Julie Ford reveals five ways agents can thrive, from helping landlords self manage to turning compliance into profit. Discover how to boost income, strengthen landlord tenant relationships, and stay ahead of the curve. Don't miss this essential discussion for every estate and letting agent.

Why are only four in ten self employed estate agents women? In this episode, Sam Cerrone and Clare Hughes share honest stories about confidence, motherhood, and the myths around flexibility in self employment. From tackling imposter syndrome to gaining financial independence, they reveal how taking charge of their diaries transformed their lives, and what's next for women in the UK property market. Tune in and join the conversation.

Are estate agency fees at rock bottom? Richard Hayes, COO of Zoopla, shares how agents can regain control, boost profitability, and focus on value over volume. He discusses fee pressures, rising costs, and the importance of service and data. Discover how Zoopla supports agents with insights, tools, and masterclasses to help them adapt, improve margins, and strengthen their position in the evolving UK property market.

UK Property Market Weekly Update - Week 44, 2025 Myself and Bryan Mansell, boss man of Gazeal, look at the UK property market for the week ending Sunday 9th November 2025. YouTube link https://youtu.be/ijworHDmx-M ✅ New Listings * 27.1k new properties came to market this week, down as expected from 27.5k last week. * 2025 weekly average: 35.6k. * 9 year week 44 average : 28k * Year-to-date (YTD): 1.56m new listings, 1.4% higher than 2024 YTD (1.54m) and 8.9% above the 2017–19 average (1.43m) ✅ Price Reductions * 18.5k reductions this week, slightly higher than last week's at 18.3k. * Decrease in the number of homes on the market as 12.8% of resi homes for sale were reduced in October. Compared to Sept 14.1%, August 11.1%, July 14.1% in July and 14% in June. * 2025 average still remains at 13.2%, versus the five-year long-term average of 10.74%. ✅ Sales Agreed * 22.5k homes sold subject to contract this week, down as expected from 23.5k last week. * Week 44 average (for last 9 years) :22.7k * 2025 weekly average : 26k. * YTD: 1.137m gross sales, which is 3.9% ahead of 2024 (1.096m) and 12.5% above the 2017–19 average (1.012m). ✅ Price Diff between Listings & Sales * Average Asking Price of listings last week £400k vs Average asking price of Sales Agreed (SSTC) - £362k - a 10.6% difference (long term 9 year average is 16% to 17%)… * The average listing price has dropped from £452k in Sept to £415k in October.. ie fewer expensive homes being listed ✅ Sell-Through Rate * 15% of homes on agents' books went SSTC in September. Up from 14.1% in Sept, 14.5% in Aug, 15.4% in July, 15.3% in June, and 16.1% in May. * Pre-Covid average: 15.5%. ✅ Fall-Throughs * 5,975 fall-throughs last week (pipeline of 510k home Sold STC). * Weekly average for 2025: 6,182. * Fall-through rate: 26.5%, slightly up from 24.2% last week. * Long-term average: 24.2% (post-Truss chaos saw levels exceed 40%). ✅ Net Sales * 16.6k net sales this week, down (as expected) from 18.2k last week. * Nine-year Week 44 average: 16.9k. * Weekly average for 2025: 19.7k. * YTD: 867k, which is 3.4% ahead of 2024 (839k) and 9.4% above 2017–19 (793k). ✅ Probability of Selling (% that Exchange vs withdrawal) * Initial October Stats : 53.5% of homes that left agents' books exchanged & completed in October. (Note this figure will change throughout the month as more October comes in) * September: 53.1% / August :55.8% / July: 50.9% / June: 51.3% / May: 51.7% / April: 53.2%. ✅ Stock Levels * 742k homes on the market at the start of November, 2.4%% higher than November 2024. (725k) * Notable increases include 9% more homes for sale in London than 12 months ago (9.96% in Inner London & 9.03% in Outer London) & 5.48% in the South East and 5.02% in the South West. The North has seen a drop in homes for sale. * 511k homes in sales pipeline on the 1st November, 2.2% higher than 12 months ago. ✅ House Prices (£/sq.ft) * October 2025 agreed sales averaged £343.18 per sq.ft. 0.8% higher than 12 months ago and 13.8% than 5 years ago. The £/sqft at sale agreed matches the HM Land Registry Index with a 98% accuracy, 5 months in advance. That is why it is so important. ✅ UK Rental Market Overview * Average Rent in October - £1,916 pcm - compared to £1,802 in Oct 2024 and £1,557 in Oct 2017. * Available Rental Properties in October '25 - 323k compared to 302k in October '24. * Notable increase of 23.8% more rental home sin Outer London than 12 months ago, yet a 4.8% decrease in Inner London - Not sure why

The UK property market is worth £10 trillion—should taxes rise? In this episode, Richard Donnell, Research Director at Zoopla, explains how stamp duty drives government revenue, who actually pays it, and its effect on transactions, especially in London and the South East. We also discuss why wealth taxes have failed elsewhere, the impact on housing liquidity, and why downsizing isn't always the answer for older homeowners. A must-listen for anyone navigating UK property.

Why do so many estate agents leave money on the table? We chat with Anton Plackowski, a former agent turned property investor, about why negotiation skills often fall short and how to fix them. Anton reveals how smarter training, simple tools, and better systems can boost sale prices and client returns. Tune in to learn how your agency can start negotiating like a pro and winning more business.

Awaab's Law is set to shake up the private rental sector. Siân Hemming Metcalfe, Operations Director at Inventory Base, explains what estate and letting agents need to know before the new rules take effect. We explore the 24 hour hazard compliance rule, damp and mould management, contractor shortages, and why “just open a window” won't cut it anymore. Could Awaab's Law leave the PRS short handed? Tune in to find out.

Estate agency doesn't always have the best reputation, but Miranda Menzies from Northampton is on a mission to change that. In this inspiring conversation, she shares how she's bringing authenticity, empathy and professionalism back to the UK property market, challenging industry norms, promoting strong leadership, and showing how a mindset shift can turn rejection into opportunity.

Discover how to tackle the UK's £1.7 billion rent arrears challenge. Letting consultant Julie Ford unveils little known council and charity funds that help tenants pay rent and stay in their homes. Learn how to access this support, work with housing departments, and prevent arrears from escalating. A must for agents who want to protect landlords, support tenants, and strengthen the UK property market.

Being a woman in business isn't always easy, especially in the UK property market. In this episode, I chat with Lucy Noonan, a powerhouse in buying, selling, and letting estate agencies. Lucy shares her journey, from overcoming imposter syndrome to leading with empathy and tackling multi-million-pound deals. Tune in for honest insights, lessons learned, and practical advice on thriving as a woman in a male-dominated industry.

UK Property Market Weekly Update - Week 43, 2025 Myself and Alice Bullard, boss lady of Nested, look at the UK property market for the week ending Sunday 2nd October 2025. ✅ New Listings * 27.5k new properties came to market this week, down as expected from 29.3k last week. * 2025 weekly average: 35.6k. * Nine year week 43 average :29.1k * Year-to-date (YTD): 1.53m new listings, 1.5% higher than 2024 YTD (1.51m) and 9.1% above the 2017–19 average (1.40m) ✅ Price Reductions * 18.3k reductions this week, lower as expected, than last week's at 21.3k. * Increase in the number of homes on the market being reduced in September to 14.1% (these stats are always done a month in arrears). In August, it was 11.1% (everyone must have been on holiday!), whilst it was 14.1% in July and 14% in June. (October figures to follow next week) * 2025 average so far: 13.2%, versus the five-year long-term average of 10.74%. ✅ Sales Agreed * 23.5k homes sold subject to contract this week, down as expected from 24.2k last week. * Week 43 average (for last 9 years) :23.8k * 2025 weekly average : 26k. * YTD: 1.116m gross sales, which is 4.2% ahead of 2024 (1.071m) and 12.5% above the 2017–19 average (992k). ✅ Price Diff between Listings & Sales * Average Asking Price of listings last week £398k vs Average asking price of Sales Agreed (SSTC) - £358k - a 11.2% difference (long term 9 year average is 16% to 17%)… * The average listing price has dropped from £452k in Sept to £415k in October.. ie fewer expensive homes being listed ✅ Sell-Through Rate * 14.1% of homes on agents' books went SSTC in September. (October figures to follow in November) * Down from 14.5% in Aug, 15.4% in July, 15.3% in June, and 16.1% in May. * Pre-Covid average: 15.5%. ✅ Fall-Throughs * 5,278 fall-throughs last week (pipeline of 510k home Sold STC). * Weekly average for 2025: 6,181. * Fall-through rate: 24.2%, slightly down from 24.3% last week. * Long-term average: 24.2% (post-Truss chaos saw levels exceed 40%). ✅ Net Sales * 18.2k net sales this week, down (as expected) from 18.3k last week. * Nine-year Week 43 average: 17.9k. * Weekly average for 2025: 19.8k. * YTD: 850k, which is 3.6% ahead of 2024 (821k) and 9.5% above 2017–19 (776k). ✅ Probability of Selling (% that Exchange vs withdrawal) * Final September Stats : 53.1% of homes that left agents' books exchanged & completed in September. October ones to follow next week * August :55.8% / July: 50.9% / June: 51.3% / May: 51.7% / April: 53.2%. ✅ Stock Levels * 751k homes on the market at the start of October, 4% higher than October 2024. (723k) * 510k homes in sales pipeline on the 1st October, 2% higher than 12 months ago.

Being different can be your greatest strength. In this candid interview, estate and letting agent Patsy Day shares how her journey as a black British woman has shaped her career in the UK property market. She discusses overcoming preconceptions, proving doubters wrong, and turning challenges into opportunities. Patsy also offers empowering advice for young black and Asian professionals, showing how confidence, kindness, and passion can transform your differences into your superpower.

Are property portals just for leads, or can they help you win more listings? Richard Hayes, COO of Zoopla, shares how UK estate agents can use portals strategically to grow their business. From understanding lead types to boosting brand visibility, he explains how tools like Prospect Plus and targeted marketing can turn impressions into instructions, helping agents convert leads into listings and increase fees. Practical tips and insider insights for smarter portal use.

In this episode, I chat with former estate and letting agent Anton Plackowski from Tamworth about one of the UK property market's biggest issues: poor communication. Anton shares real experiences of missed appointments, lost sales, and frustrated clients, plus the simple tools agents can use to fix it. From WhatsApp to automation with a personal touch, discover how better communication can boost satisfaction and sales.

Estate and letting agents across the UK are under pressure, with fees down by around £1,000 per property since before the financial crash. In this podcast, Richard Donnell, Research Director at Zoopla, breaks down what's driving the squeeze and how agents can boost revenue. From smarter marketing and client targeting to better conversion strategies, he shares expert insights to help agents not just survive but thrive in today's challenging market.

The Renters' Rights Bill is transforming the UK property market, and letting agents must be ready. Inventory Base's Operations Director, Siân Hemming Metcalfe, explains why strong, fact based evidence is vital for protecting agencies, landlords, and tenants. From ending Section 21 to boosting transparency, she reveals how documentation, risk assessments, and expert inventories can de-risk and futureproof your business. Tune in to learn why evidence is fast becoming the new currency for letting agents.

In this episode, lettings expert Julie Ford reveals why success in property isn't about bricks and mortar; it's about people. She explores how great communication, modern tools like WhatsApp, and understanding both landlords and tenants can transform your business. Julie also discusses the impact of the upcoming Renters' Rights Bill and how agents who prioritise people will thrive in the evolving lettings landscape.

What are the biggest challenges facing estate and letting agents today? Shanice Gandhi, Commercial Director at Moss Properties in Doncaster, joins us to discuss standing out in a crowded market and building the right team. She shares how lifestyle led video marketing, investing in training, and using virtual assistants have transformed her business. Tune in for fresh insights on leading a successful modern agency. What's your biggest challenge right now?

Miranda Menzies, an experienced independent estate agent from Northampton, explores why some homes linger on the market. She explains the difference between overvaluing and overpricing, why it happens, and its impact on sellers and agents. Miranda shares practical tips on accurate valuations, maintaining client trust, staying in touch, and turning missed opportunities into sales. A must listen for UK estate and letting agents aiming to improve listings and build long term client relationships.

Thinking of buying a letting or estate agency? Lucy Noonan, founder of Atomic Consultancy, shares six key tips for agents looking to acquire a business in the UK property market. With over 11,000 registered buyers, she reveals how to define your search criteria, assess businesses beyond profit, and build the right advisory team. Learn to manage risks, integrate smoothly, and grow your agency confidently. Watch now and join the conversation on smart acquisitions.

Is Your Lifecycle Content Truly Performing? Estate Agents, Listen Up! If you're a UK estate or letting agent using the Lifecycle system, this episode is for you. Mark Burgess explains why the right content isn't just nice to have, it's what transforms your system into a high-performance machine. Discover why local, tailored updates outperform generic blogs, how personalisation drives engagement, and practical tips for sourcing quality content for your area. Tune in and learn how to fuel your Lifecycle like a Lamborghini.

Ever wondered what it really takes to sell a letting or estate agency? In this episode, we chat with former Tamworth agent Anton Plackowski, who shares what he learned from selling his own business. From systemising and knowing your numbers to delegating effectively, Anton reveals how to future proof your agency, boost efficiency, and increase value, all by running your business as if you're ready to sell.

Artificial intelligence is reshaping property, but is it a threat to estate agents and portals? Richard Hayes, COO of Zoopla, explains how AI is enhancing rather than replacing portals, offering smarter searches, personalised alerts, and richer insights. He highlights the importance of structured data and a strong portal experience, showing how agents can use AI to gain an edge in the competitive UK market. Is AI a game changer or just hype?

Behind every successful letting agent is a network of unsung heroes, suppliers, contractors, and service providers, who keep the industry running. Siân Hemming Metcalfe explores how recognising these contributors and building stronger relationships can boost your agency's efficiency, flexibility, and reputation. Learn who truly drives the UK lettings sector, why supplier recognition matters, and practical ways to foster genuine partnerships that transform your business. Listen and rethink how you work with your suppliers.