The Property Podcast

What do you do when you've got enough to stop working, but spending it means you can never buy again? And, even once you've built something worth passing on, how do you stop it being sold off the moment you're gone? Rob & Rob answer two tricky listener questions on this week's show. (00:41) Liam has an HMO, a couple of single lets and a construction company. He could replace his income tomorrow by putting his refinance money into two more HMOs, but that leaves nothing to recycle into future projects. Rob D refuses to treat this as a choice between two options. (05:03) Ryan's portfolio is growing and his attention has turned to the generations after him. From wills to trusts, what does he need to be thinking about now? Rob B covers the structures an advisor might put in front of him, and the thing that matters more than all of them. Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Got a question? Send it in here Find out more about Property Hub Invest

August is always a strange month for property. This one is stranger than usual... There's been good and bad news in equal measure, and often it looks like the headlines are pointing in opposite directions. In our latest market update, Rob & Rob go through every number that moved: prices, rents, lending and what landlords are doing with their money. Sentiment is grim, the returns on offer are the strongest in years, and the space between those two things is the whole story. (00:45) A new Prime Minister, a returning Housing Secretary, and two property policies ruled out inside a week (02:17) Rates held at 3.75%, and the biggest August drop in asking prices since 2018 (05:07) Four of the biggest lenders have repriced. Is this the start of a proper run of cuts? (06:13) The average UK rent is now £1,369, and one city is running far hotter than that (08:12) Landlords bought more homes than they sold for the first time since 2019 (09:15) Residential construction starts are down 46% year on year, and building cannot be switched back on quickly Links mentioned: Politics: Burnham rules out property reform in Budget Macro backdrop: Bank of England holds at 3.75% House prices: Rightmove House Price Index Nationwide's House Price Index Lloyds' House Price Index (formerly Halifax) Mortgages and lending: Barclays, HSBC, Santander, Coventry all reprice down Buy-to-let arrears and repossessions fall Rents: HomeLet Rental Index Manchester city centre rental report Landlord behaviour: Hamptons: landlords are net buyers for the first time since 2019 Planning and supply: Persimmon half-year results Glenigan: residential construction starts down 46% year on year Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Find out more about Property Hub Invest

Could a doubling ground rent clause be a hidden opportunity, or a deal-breaker you can't afford to ignore? And what happens when your tenant gives notice but then refuses to leave? Your questions answered on today's Ask Rob & Rob. (00:45) Charlie's got properties with ground rent clauses that double every 25 years. Will lenders play ball? Rob B explains why leverage is everything here, and why the upcoming Leasehold Reform Bill could change the game of ground rents. (03:47) Ryan's tenant gave two months' notice but their onward move fell through, and his incoming tenant moved elsewhere - putting him back at square one. How can landlords best protect themselves in situations like this? Rob D breaks down where landlords legally stand. Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Got a question? Send it in here Find out more about Property Hub Invest

Here's episode 700 of The Property Podcast, and Rob & Rob are marking the milestone by distilling everything they've learned across every single episode into 7 non-negotiable laws of property investment. Miss even one, and your portfolio will suffer. Follow all 7, and the odds are stacked heavily in your favour. (01:15) News story of the week (04:47) Law 1: Why property without leverage isn't worth your time (11:15) Law 2: The long game (plus why your first year will be your worst) (15:22) Law 3: Every property must pay you to hold it (17:40) Law 4: Fundamentals drive everything (20:47) Law 5: Follow the data and ignore the noise (23:13) Law 6: Goals first, strategy second (25:01) Law 7: Act like the CEO (28:41) Hub Extra Links mentioned: Pet request data since the RRA RRA impact on asking rent pricing Watch Rafa on Netflix Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Find out more about Property Hub Invest

Should you buy a property when the tenant already has rent arrears? And is there a smarter place to park your cash than a business bank account? Your questions answered on today's Ask Rob & Rob. (00:44) James has found a property that ticks every box. The only exception is the tenant has rent arrears. Should he still go ahead with the investment? Rob B shares how to assess whether the discount you'd get makes the risk worthwhile. (05:51) Matt's trying to build a deposit for his next investment as efficiently as possible. Are money market funds a better option than a business bank account for saving towards his next deposit? Rob D warns not to expect a game changer. Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Got a question? Send it in here Find out more about Property Hub Invest

Six months ago, Rob & Rob made their property predictions for the year. So did the big-name forecasters. Now it's time to check the scoreboard. Prices are grinding upward, rents are re-accelerating, and the base rate story has taken a turn nobody had in their January script. Rob & Rob break down what they got right, what they got wrong, and what this tells us about the rest of the year ahead.  (00:58) News story of the week (03:50) Who's closest on house prices and who needs a miracle in the second half (07:13) Every single city pick is beating the national average (09:47) Why rents are re-accelerating despite the Renters' Rights Act (12:17) The forecast everyone got spectacularly wrong in the same direction (18:45) The one prediction we can already score (no pun intended) (19:45) Hub Extra Links mentioned:  Chat GPT's voice mode Fluid Voice Enjoy the show?  Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Find out more about Property Hub Invest

Could tokenising property on the blockchain actually revolutionise how we buy and sell in the UK? And if you're planning to do short-term lets, could the wrong mortgage choice put your entire investment at risk? Your questions answered on Ask Rob & Rob. (00:46) Robert's wondering whether the tokenisation of real estate assets could soon become a reality in the UK. Could there be any opportunities there? Rob B explains why, despite the technology being raring to go, the centuries-old UK conveyancing system and Land Registry mean it may take a while. (03:53) Sara is buying a one-bed flat in Leeds under a limited company. Should she go for a standard buy-to-let mortgage or a short-let mortgage? Rob D warns against using a regular mortgage, even if brokers suggest it's fine. Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Got a question? Send it in here Find out more about Property Hub Invest

You've heard hundreds of Hub Extra recommendations over the years. But which ones actually stuck? Rob & Rob have gone back through a decade of picks to find the ones they'd still recommend today. (00:53) News story of the week (02:50) The books Rob & Rob still recommend to everyone (08:01) YouTube channels worth subscribing to (10:22) The timeless TV shows that are still worth your time (11:12) Podcasts that Rob & Rob strongly rate (12:27) The tech recommendation that's replaced all the others Links mentioned: Massive growth of landlord companies still accelerating Books: Bad Blood American Kingpin Die With Zero Total Recall Greenlights Outlive Rockefeller Habits Zero To One YouTube channels: Anna Cramling GothamChess IM Alex Banzea Padelactico EverythingPadel Precision Padel The Next New Thing Nate Herk Futurepedia Coffeezilla TV shows: Succession Race Across the World Podcasts: If Books Could Kill My First Million The Missing Cryptoqueen Nothing Much Happens Tech: Tax receipt Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Find out more about Property Hub Invest

Has your tenant been paying perfectly for years, only to suddenly fail their rent referencing renewal? Plus, how do you unlock the equity you need when you've got multiple mortgages expiring at different times? Rob & Rob answer two tricky listener questions on this episode. (00:41) Peter's tenant has been reliable for years, but has just failed a re-referencing check, meaning the rental insurance won't renew. What should he do? Rob D weighs up whether it's worth proceeding without cover, and what he can do to get the tenant over the line. (03:19) Philip has three properties, and all the mortgage fixes expire at different times. How does he align them to get the most equity for his next purchase? Rob B explains how further advances work and why speaking to your broker about your strategy upfront can save a lot of headaches. Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Got a question? Send it in here Find out more about Property Hub Invest

Every property investor says they'd never sell up. Rob & Rob aren't every investor - and they've got a surprisingly specific list of things that would make them walk away for good. From rent controls to deflation, they lay out the exact scenarios that would make them walk away from property investing, plus the things that plenty of people worry about but don't bother them at all. (00:56) News story of the week (04:31) The things that wouldn't stop Rob & Rob investing (09:00) Why a genuine shift in supply and demand is the thing that could end it all (11:45) No leverage, no party - why cash-only property investing isn't worth the effort (14:25) How sustained deflation would turn property's greatest advantage into its biggest killer (17:44) Why rent controls would mean no more buying (22:08) Hub Extra Links mentioned: Hamptons analysis of landlord sales The Price of Money - Rob Dix The Week Junior First News Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Find out more about Property Hub Invest

Could a lender ever pull the rug and demand your mortgage back early? And should you be topping up your tenants' deposits every time the rent goes up? Your questions are tackled on this week's Ask Rob & Rob. (00:44) Josh wants to know, due to economic uncertainty, whether a lender could ever demand full repayment before the end of the term - even if he's never missed a payment. Rob B draws on experience from the last market crash to explain what lenders do when property values drop. (04:35) Luke rents in Hong Kong where deposit top-ups are standard practice. Should he be doing the same with his portfolio in the UK? Rob D explains the logic behind it, and what you need to get right if you do. Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Got a question? Send it in here Find out more about Property Hub Invest

A record amount of money is flooding into UK property, yields have hit levels we haven't seen in years, and stamp duty reform is back on the agenda. Rob & Rob explain what it all means for investors right now. So, if you're wondering what's really going on with house prices or trying to figure out if now's the time to act, this one's packed with signals you won't want to miss. (00:44) Why the UK's borrowing position makes the next move so tricky (03:42) House prices are up 2.2% but asking prices just had their biggest June drop in 14 years - what's really going on beneath the surface? (06:18) What do falling swap rates mean for your borrowing power? (10:00) Why individual landlords are leaving while institutions pour in billions (13:01) What the build-to-rent record investment levels mean for amateur landlords (15:36) What stamp duty reform and a home-buying process shake-up would mean for you (19:29) Hub Extra Links mentioned: The Bank of England Interest rates remain at 3.75% Our latest podcast episode on the silent property crash The professionalisation of landlords YouTube video Subscribe to Property Hub's YouTube channel House prices: Nationwide House Price Index Rightmove House Price Index Mortgages and lending: Swap rates fall below 4% for the first time this cycle The Bank of England Money and Credit release Rents: Goodlord Rental Index RICS residential Market Survey Fleet Mortgages Quarterly Rental Barometer Landlords and the professionalisation of buy-to-let: Savills' Q2 build-to-rent update Interest in becoming a landlord falls in almost every UK city Regulation:  Government discussion on stamp duty shake-up Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Find out more about Property Hub Invest

Why are so many solicitors involved when buying a buy-to-let? And should you be planning for the worst with prospective tax changes on the horizon? Your questions, answered on this week's Ask Rob & Rob. (00:41) Colleen's in the process of buying two buy-to-let properties but has been hit with unexpected legal fees from multiple solicitors. Is it normal to hit this many hurdles? Rob D breaks down why this happens, whether any of it could've been avoided, and what “independent legal advice” means. (04:29) Nik's worried about future potential tax changes. What's the best way to plan defensively? Rob B explains why investing through a limited company might already be the best protection investors have. Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Got a question? Send it in here Find out more about Property Hub Invest

What happens when a tenant fails referencing, talks their way in, and then refuses to leave for over two years? Well Rob B experienced this exact scenario... From fabricated sob stories to AI-generated legal threats, in this episode, Rob B shares the most extreme tenant horror story from his 20-year property career. (00:50) News story of the week (04:15) How a failed reference and a convincing sob story led to the worst tenant decision Rob B ever made (08:07) The breaking point when enough was enough (10:07) Why getting a court order was just the beginning (17:47) The eviction day showdown involving bailiffs and police (23:22) The full financial damage - and the one change Rob B's made that he'll never go back on (32:12) Hub Extra Links mentioned: Financial results for Berkeley Group Bob & Brad's YouTube Bob & Brad's C2 massage gun Research rent protection insurance providers Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Find out more about Property Hub Invest

It's Tuesday, which means it's time for Ask Rob & Rob - and this week's episode tackles two topics that come up time and again for investors. (00:37) Jack has bought his first buy-to-let through a limited company and wants to know the smartest way to save for the next one. Rob D explains why the snowball effect means he's closer than he thinks, and what really matters at this stage. (03:17) Liam's mortgage valuation has come back £40k below what he thinks the property is worth - so has he overpaid? Rob B explains why valuers have no incentive to go above purchase price, and how that gap can work in his favour when it's time to refinance. Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Got a question? Send it in here Find out more about Property Hub Invest

A new Prime Minister is heading for Downing Street - but is that a good thing or a bad thing for property investors? Rob & Rob break down what Andy Burnham as PM could mean, what he might do, and what you should be doing right now. (00:47) News story of the week (02:43) The rumoured changes to stamp duty - and what could replace it (07:48) What a Capital Gains Tax alignment could mean and who would be hit the hardest (11:25) Andy Burnham's actual track record on property: grants, fines, and what he's done as a landlord himself (17:24) Rent controls - the elephant in the room (and why it's probably not coming) (19:50) What you should be doing right now (22:27) Hub Extra Links mentioned: Hamptons data finds stamp duty rises 194% since 2015 Fitbit Air Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Find out more about Property Hub Invest

Whether you're eyeing up a leasehold flat or juggling property rules on both sides of the Welsh border, this week's Ask Rob & Rob tackles two very different but equally common worries. (00:46) Jessica's found a discounted buy-to-let with just over 100 years left on the lease, but is the discount a risk worth taking? Rob B explains exactly when a short lease should start ringing alarm bells. (04:01) Emma invests in Wales and is branching into England -, but the differences in licensing, notices and tenancy rules are overwhelming. Rob D breaks down why it's less scary than it seems and shares a resource that covers both sides of the border. Links mentioned: How To Be A Landlord – Second Edition The Guild of Residential Landlords The National Residential Landlords Association Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Got a question? Send it in here Find out more about Property Hub Invest

This might be the most valuable episode Rob & Rob have recorded all year. AI is changing the way property investors manage their portfolios, spot deals, and save hours of time every week. But most people are either ignoring it completely or dabbling without any real direction. In this episode, Rob & Rob break down exactly how you can put AI to work - whether you're analysing deals, managing tenants, or building your own custom tools from scratch. (01:40) Half of all first-time buyers now receive financial support from family members - what Savills' latest findings mean for the market (03:45) How to harness AI to open up new opportunities - even if you're not remotely "techy" (07:25) The one thing that separates people getting average results from AI and those getting brilliant ones (11:55) How to build your own AI tools from scratch - and what you need to know before you start (20:13) Rob & Rob's free AI toolkit - every prompt, tool, and idea from this episode bundled into one download (21:52) Can AI conquer conveyancing? Links mentioned: Free AI toolkit for property investors Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Find out more about Property Hub Invest

Got a new build that's not hitting the rent you expected? Or are you looking for a resource that has all the latest updates from the Renters' Rights Act? This week's episode of Ask Rob & Rob has you covered. (00:46) Dan's new build is sitting empty with rents well below his projections. He has a few solutions to this, but what's the best approach? Rob B explains why the worst thing he can do right now is something drastic. (06:59) Holly's wondering when How to Be a Landlord will be edited to cover the Renters' Rights Act? Rob D reveals the fully revised second edition is already out, covering the new tenancy type, rent increases, pets, and what to do when things go wrong. Links mentioned: How to Be a Landlord (Second Edition) Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Got a question? Send it in here Find out more about Property Hub Invest

There's been a property crash. A big one. And nobody's talking about it. Rob & Rob reveal the silent property crash that's been hiding in plain sight. But before you panic, this might be the best possible news for investors who are still building their portfolios. (00:46) News story of the week (02:09) The silent property crash explained: How inflation has wiped 17.4% off real house prices since 2022 (08:08) Why property is now as affordable as it was in 2013 (11:17) The good news for leveraged investors during the crash (19:17) What happens when everyone starts to notice property again - and why being early puts you in a strong position (22:27) Hub Extra Links mentioned: Casio G-Shock 2100 watch Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Find out more about Property Hub Invest

Can you gift a property straight into a limited company? And should you use a bridging loan or equity for your first BRR project? Rob & Rob tackle both on this Tuesday's Ask Rob & Rob. (00:38) Fred's relative wants to pass him a property to reduce their inheritance tax bill, but can it go directly into his limited company? Rob D explains why that's probably not a good idea, breaking down the inheritance tax and stamp duty implications of each route. (04:23) Will's a young investor sitting on an unencumbered property and is itching to do his first BRR project. Should he use a bridging loan or release equity? Rob B explains the one option that gives you far more protection if things don't go to plan. Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Got a question? Send it in here Find out more about Property Hub Invest

Net migration is down 48%, house prices are slipping, and construction has hit its lowest point since lockdown. Rob & Rob unpack the biggest property stories of the month - one where the mood and the opportunity couldn't be further apart. (00:40) Why the rental market will feel the migration crash before house prices do (04:15) Interest rates are held, but the reason behind it isn't exactly cheerful (05:11) House prices are finally catching up with sentiment, with the north-south gap getting starker (11:06) Mortgage rates are coming back down and lenders are cutting aggressively (13:05) Why the Government's housing target is a fantasy (16:30) Rent growth's cooling, so why are professional landlords planning to expand? (19:44) Hub Extra Links mentioned: ONS Net migration statistics Bank of England interest rates may not need to be increased Yubikey security key House prices: Nationwide's House Price Index Halifax's House Price Index Zoopla's House Price Index Savills downgrades house fall Mortgages: Mainstream lenders extend cuts Planning and supply: Planning applications hit record low All three categories of construction work fall sharply Rents: ONS private rent and house prices Only 1% of professional landlords plan to leave the market Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Find out more about Property Hub Invest

Can you keep a buy-to-let mortgage forever? And is a landlord required to install an EV charger? Your questions answered on this week's episode of Ask Rob & Rob. (00:45) Amit is worried that as he gets older, lenders will eventually refuse to mortgage his buy-to-lets. Rob B reassures him that this fear is largely overblown, explaining what you really need to watch out for when taking equity out over the long term. (03:56) Sue wants to know if she's obliged to pay for an EV charger that a tenant is requesting? Rob D lays out exactly where she stands. Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Got a question? Send it in here Find out more about Property Hub Invest

Landlords are leaving the market in droves... so why have property purchases by institutional investors just hit their highest level since 2016? Rob & Rob unpack surprising new data that flies in the face of everything you're hearing about the rental market, and what it means for anyone investing right now. (00:48) News story of the week (06:12) The surprising data that contradicts everything you've been hearing about the buy-to-let market (08:47) The regional split where investors are stacking up (11:06) One group of landlords is exiting - but who's buying their properties? (13:09) Why today's yields could be the early signal of rising prices (20:00) Why the people waiting for confidence to return will be the ones who miss out (21:17) Hub Extra Links mentioned: NRLA - Struggling tenants risk being locked out of rental market Hamptons data Use NotebookLM Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Find out more about Property Hub Invest

It's Tuesday, which means another episode of Ask Rob & Rob! This week, should you pay down your buy-to-let mortgage or keep leveraging? Plus, can you profit from house price movements without buying a property? (00:37) Amy's tempted to start overpaying the mortgage on her highest-rate investment, but is she giving up the biggest advantage of property investing in the process? Rob D warns against letting short-term frustration drive the decision. (05:42) Noel reels off a list of ways to profit from regional house price movements without buying property, but which one's the best option? Rob B reveals which one he'd consider - and why others are best avoided. Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Got a question? Send it in here Find out more about Property Hub Invest

What makes an experienced investor pull the trigger in today's market? Rob B shares his first investment of 2026 - and the deal he secured might be the best argument against sitting on the sidelines. Why that area? Why now? Rob & Rob break down the deal to reveal the discount, the fundamentals and why this was an opportunity Rob B simply couldn't walk past. (00:46) News story of the week (03:06) What made Rob B invest in this overlooked area (09:00) The negotiation that knocked £40,000 off the price - and why discounts like this won't survive a market recovery (13:08) The fundamentals behind Rob B's investment - from major employers to billion-pound investments for a brand-new train station (20:42) Why investors who wait for confidence to return will be the ones who miss out (24:10) Hub Extra Links mentioned: 1 in 4 homes bought in the North of England are from investors Download the Pliability app Subscribe to Tone and Tighten on YouTube Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Find out more about Property Hub Invest

Is the 18-year property cycle about to trigger a crash? Plus, with EPC rules changing, should landlords be upgrading now or holding off? Your questions answered on this week's episode of Ask Rob & Rob. (00:45) Phil's wondering, could the conflict in Iran spark a property crash and prove the 18-year cycle right? Rob B explains why he's confident enough to go on record saying it won't happen this year. (06:08) Pete's properties are rated D and E. Should he start upgrading now to meet the 2030 EPC deadline? Rob D reveals why waiting for the new criteria could save you thousands and a lot of unnecessary hassle. Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Got a question? Send it in here Find out more about Property Hub Invest

Sentiment is at rock bottom. But average discounts are falling. That makes no sense, until you understand where the real deals are hiding... We're currently seeing some of the best discounts we've ever come across. So, how are we finding them? In this episode, Rob & Rob reveal four distinct strategies for landing a genuine deal in today's market, laying out exactly where the right opportunities are and how to grab them before the window closes. (01:00) News story of the week (03:15) What record low sentiment and average discounts shrinking mean for your negotiating strategy (09:57) How to turn the auction market to your advantage (17:36) Why new-build developers are under more pressure than at any point in the last decade (23:26) Why waiting for the market to “feel better” is the exact opposite of what you should be doing (25:19) Hub Extra Links mentioned: What the King's Speech said about leasehold reform Want to use AI without Wi-Fi? Try Locally AI on your device Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Find out more about Property Hub Invest

Mortgage rates have spiked, but is that a reason to pause your investment plans? Plus, what should you do when a deal falls through and rates are climbing? We answer these questions on today's episode of Ask Rob & Rob. (00:43) Sam's worried about rising mortgage rates - will this be a temporary spike and is now the right time to invest? Rob B looks at what makes this a buyer's market and the real cause behind the spike. (03:51) Matthew's deal fell through after the vendor refused to negotiate, and rising rates have left him wondering - should he sit tight? Rob D explains why now's the time to push harder, not switch off. Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Got a question? Send it in here Find out more about Property Hub Invest

There's so much happening in the UK property market right now, making it harder than ever to really understand what's going on behind the headlines. So where does it leave you as a property investor? Rob & Rob break down the most important property stories of the month, revealing what's really going on beneath the surface. From 700 rental properties being listed each day, to the widening north-south divide, this is a month where the data and the mood couldn't be further apart. (00:55) Why the Bank of England held rates, and what a shock vote for an increase tells us about where things are heading (04:25) The house price numbers that surprised even Rob & Rob (10:42) Rent growth is at its slowest since 2022, so why should landlords expect that to change soon? (15:10) Mortgage rates creeping up despite the base rate not moving – but there's a smart play you can make right now (17:19) Leasehold reform, Scotland's tenant-first proposal, and the £400m it'll take to set up a new tax (21:51) Hub Extra Links mentioned: ⁠Bank of England held rates at 3.75%⁠ ⁠Listen to Rob & Rob's episode on the silent crash⁠ ⁠Watch Company Retreat on Amazon Prime Video⁠ House prices: ⁠Nationwide's House Price Index⁠ ⁠Zoopla's North-South divide widens⁠ ⁠Monthly RICS survey results⁠ Rents: ⁠ONS Price Index of private rents⁠ ⁠Savills: 254,000 former rentals listed for sale in 12 months⁠ ⁠Renting is now cheaper than buying for the first time since June 2025⁠ Mortgages: ⁠Average landlord mortgage rate increases in 3 months⁠ Policy and regulation: ⁠Housing Minister backs off banning new leasehold flats⁠ ⁠SNP pledges renters first refusal to buy when landlords sell⁠ ⁠Mansion tax to cost Treasury £380m to set up⁠ Enjoy the show? Leave us a review on ⁠Apple Podcasts⁠ - it really helps others find us! Sign up for our free weekly newsletter, ⁠Property Pulse⁠ Find out more about ⁠Property Hub Invest

Can a cheap commuter town actually be a smart investment? Plus, what's the best way to read Rob's latest book? We answer your questions in this week's episode of Ask Rob & Rob. (00:40) Scott's bought a house in Mansfield. But can commuter towns with low entry points make for smart investments? Rob B explains the ripple effect happening across the country. (03:51) Pierre's just picked up the second edition of How to Be a Landlord. Should he read it from cover to cover, or dip in and out? Rob D looks at how to get the most out of his latest edition. Links Mentioned: How To Be A Landlord (Second Edition) Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Got a question? Send it in here Find out more about Property Hub Invest

Flats vs. Houses? It's one of the most heated debates in property investing. For years, the consensus has been to avoid flats. But what if the reasons investors turned against them no longer apply? Rob & Rob challenge the anti-flat mindset and explore why the ground has shifted without most investors noticing. The cladding crisis, COVID and spiralling service charges have turned investors away from flats. But with those factors fading, they unpack where the opportunity is for investors willing to go against the crowd. (01:13) News story of the week (03:26) Do the common assumptions against flats still hold up, and what do flats offer that other properties can't? (10:04) The major events that turned investors against flats and the changes since that have gone unnoticed (17:05) Is the price gap between flats and houses here to stay? (18:24) Four non-negotiables to check before buying any flat (24:06) Hub Extra Links mentioned: CityAM: Downing Street rules out rent freeze Check out Speeed's YouTube channel Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Find out more about Property Hub Invest

It's time for your weekly dose of Ask Rob & Rob - let's get stuck into two new questions! (00:42) Fatai is looking to sell up, but with so much global uncertainty, is now really the right time? Rob B looks at what history tells us about timing the market during periods of instability. (04:35) David wants to jump straight into two student HMOs, but is it wise considering he's never ventured into this market before? Rob D explains why going all-in could backfire, and why taking a more measured approach might pay off. Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Got a question? Send it in here Find out more about Property Hub Invest

Mortgage rates are moving, and if you're an investor trying to work out what to do next, you're not alone. Rob & Rob bring in expert, Nick from Framework Mortgages to get straight answers on what's happening with rates, where they're likely heading and what investors should be doing right now.  This episode will get you up to speed on the impact of swap rates, the Renters' Rights Act, pressure of a global conflict, and more. (01:01) News story of the week (04:48) What swap rates are, why they matter more than interest rates and where they sit right now (10:21) What will trigger lenders rates to rise and fall (13:46) Whether the Renters' Rights Act will impact mortgage stress tests and lending criteria (16:19) Your best options if your fixed rate is about to end (18:16) Nick's crystal ball prediction for where rates will land by late summer, and how to time your next investment around it (21:47) Hub Extra Links mentioned: Average new seller asking prices rise by 0.8% Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Find out more about Property Hub Invest

It's Tuesday! Which means it's time for another episode of Ask Rob & Rob. (00:41) Luke's bought his ninth property, but the valuer deemed it unfit to live in. He's been told bridging loans are now the standard route but is that his only option? Rob B explains how to turn a lending headache into a stronger deal and why this is a perfect situation for negotiation. (03:51) Alex has built a portfolio of four properties, but the condition of his health has made him think about legacy planning. How can he pass his portfolio onto his family? Rob D walks through a smart process for getting your ducks in a row before speaking to a tax adviser. Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Got a question? Send it in here Find out more about Property Hub Invest

Think it doesn't matter where you buy your investment property? The numbers say otherwise... Rob & Rob use real world examples, comparing two investors who start with the same £100,000 but buy in different regions. Using Land Registry data, Zoopla yields and Savills forecasts, they show how one investor ends up £83,000 ahead after just 10 years, simply because of where they chose to buy. If you've ever felt the pull to invest close to home, this one might change your mind. (01:03) News story of the week (02:52) Why investing close to home could be costing you tens of thousands (04:49) The data that blows apart the “growth in the south, yield in the north” myth (07:12) How affordability ratios reveal where the real opportunity lies right now (09:51) A 10-year worked example comparing two investors with the same starting cash – and the huge gap that location alone creates (13:35) Getting over the emotional barrier of investing away from home (18:24) Hub Extra Links mentioned: Share of flipped homes falls to decade low Zoopla's UK's highest yielding buy-to-let hotspots ONS private rent and house prices Use Google Gemini as a search engine Prefer taking in information through audio? Use Google NotebookLM Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Find out more about Property Hub Invest

Welcome back to Ask Rob & Rob! (00:41) Michelle's considering buying a fourth property to add to her portfolio but knows she's probably missing out on tax efficiencies. She's wondering how she can find the right person to help her. Rob D gives a three-tiered approach to sourcing the right professional, and how to use AI tools to sift through forums and find specialists. (04:01) Frank's looking into a limited company but has apprehensions. He's trying to keep his income below the 40% tax rate and is wondering if this is a good strategy? Rob B advises why staying below the 40% threshold is a short-term fix that won't last and discusses why Northern Ireland's growth makes up for the higher costs in the meantime. Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Got a question? Send it in here Find out more about Property Hub Invest

Rob & Rob do something they've never done in over 10 years of podcasting... They've pulled back the curtain on three real deals that Property Hub Invest sourced for investors last year. From tenanted stock in an unexpected city, to a luxury development in a property hotspot, and a clever off-plan opportunity. Each deal is completely different, but they all show what's achievable when you refuse to settle in a buyer's market. (00:51) News story of the week (03:22) A tenanted portfolio in a city most investors overlook, with a 12% discount. Plus, why “cheap” can be a trap (and what affordable really looks like) (08:46) A premium development in a prime spot, a huge 16% discount and investors saving up to £60,000+ (14:10) An “off-plan”, city-centre deal that wasn't really off-plan. Already built, already tenanted, with proven rental demand. (18:42) Why these deals show it's an investor's market right now, and why Rob & Rob are calling this your wake-up episode (21:38) Hub Extra Links mentioned: The Iron Snail YouTube channel Rob B's perfect white shirt from UNIQLO Zara ATHLETICZ Check out our YouTube channel - Property Hub UK  Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Find out more about Property Hub Invest

It's Tuesday, which means it's time for another episode of Ask Rob & Rob! (00:41) Andy's been stuck for three years. He owns four properties in his own name which has pushed him in the higher tax bracket. He's wondering whether setting up a limited company for just one more property is worth the hassle? Rob D breaks down when a limited company makes sense, the real cost of transferring existing properties, and why doing nothing might be the riskiest option of all. (04:51) Dan's heard that serviced accommodation is a “goldmine” ...but is it really? Rob B explains why these "strategies" are just creating a job for yourself and where you should put your money instead. Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Got a question? Send it in here Find out more about Property Hub Invest

It's market update time and there's a lot to unpack... Rob & Rob dig into the impact on the market from the conflict around the world, reporting on house prices and a fascinating picture of where UK property investment is heading.   (0:44) Nationwide's report on house price growth (2:33) Rightmove's 11-year high supply (3:15) Strong rental yields blast past 8% nationally, and higher in other areas (5:47) Rents for new lets climbing again, including London back on the up (6:44) Post-covid figures, proving the return to city living is real (8:29) What landlord demographics tell us about where the market is heading (12:00) Mortgage market data in a volatile world and Bank of England rate decision (14:36) Renters' Rights Act updates ahead of 1st May (15:55) Hub Extra Links mentioned: Use Claude for Excel House prices: Nationwide's house price index Rightmove's 11-year house supply Rents: Rental yield rise Newly-let rents turn positive ONS private rent and house prices Landlord behaviour: Property118 Q1 landlord sentiment survey Population of landlords with fewer properties decline Population of limited company landlords rise Mortgages/Interest rates: Bank of England's Rate Mortgage market impact on the conflict in Iran Renters' Rights: Renters' Rights Act Information Sheet Pegasus Insight: 25% of landlords unaware of RRA changes London Assembly Housing Committee: 2/3 of tenants unaware of RRA changes Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Find out more about Property Hub Invest

Let's jump straight into some more listen questions, with your latest episode of Ask Rob & Rob. (00:42) Irfan's been investing for a decade, but a surprise affordability rejection has left him worried about being asset rich and cash poor in retirement. Rob D explains why capital raising triggers extra scrutiny, why specialist lenders are often a better bet than high street ones, and why this shouldn't put you off your long-term plans. (05:51) Imran wants to know why landlords choose interest-only mortgages when surely, you're left with the full debt at the end? Rob B breaks down the cash flow and stress test arguments, then reveals how inflation is silently destroying your debt while growing your assets at the same time. Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Got a question? Send it in here Find out more about Property Hub Invest

Every time there's a major global shock, the headlines say the same thing: uncertainty, panic, wait and see.  But when you look at what happens next, a very different pattern emerges.   Rob & Rob unpack what the conflict in Iran means for mortgage rates, investor confidence and the UK property market. But rather than speculating about what happens next, they look at what has happened, analysing how the market responded to Brexit, Covid, the Ukraine war, and the mini-budget.  (02:27) How swap rates work and why mortgage products are disappearing from the market right now (04:52) The consistent pattern across Brexit, Covid, Ukraine, and the mini-budget – plus what property prices did each time (12:40) Why nervous markets create better deals, and how to think about the current window of opportunity (15:56) What rising mortgage rates mean in practice, and a simple example showing why they shouldn't change your decision (18:08) The lifelong investing lesson to take from all of this, and why Warren Buffett would love UK property right now (20:00) Hub Extra Links mentioned: Claude AI Obsessed with AI? Property Hub is hiring - get in touch Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Find out more about Property Hub Invest

Got a burning property question? Rob & Rob are back every Tuesday answering yours. This week:  (00:42) Jamie's noticed that house prices have barely moved while inflation has been running hot. Is this the "silent property crash"? And could it go on for years? Rob D explains why policymakers might prefer it this way, and why it's secretly great news if you're a property investor with a mortgage.  (03:58) Marcus wants to shift his strategy towards higher yielding properties, but he's worried about the trade-offs... more maintenance, trickier tenants. Rob B explains how picking the right type of property avoids most of the headaches, and shares a painful (and expensive!) lesson about tenant insurance he'll never make again. Links mentioned: The Price of Money by Rob Dix Seven Myths About Money by Rob Dix Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Got a question? Send it in here. Find out more about Property Hub Invest

This isn't a property episode, but it might be one of the most valuable ones yet. These are the six books that genuinely changed Rob & Rob's lives, and they could change yours too. Because while most property investors obsess over yields, capital growth, and the best places to buy, none of that matters if you haven't got your mindset right first. Everything from business to personal fulfilment, there's something on this list for you. (01:05) News story of the week (05:27) The book that made Rob D's friend realise he was trading years of his life (09:02) The timeless classic that turned Rob B into a better communicator (11:04) The one question that tells you where to focus, so everything else becomes unnecessary (13:30) The Tony Robbins book that accelerated Rob B's entire career (15:54) The two books that round out the list, including one Rob B bought before he even finished recording the episode Links mentioned: Die with Zero by Bill Perkins How to Win Friends and Influence People by Dale Carnegie The One Thing by Gary Keller and Jay Papasan Awaken the Giant Within by Tony Robbins How I Found Freedom in an Unfree World by Harry Browne Maximum Achievement by Brian Tracy Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Find out more about Property Hub Invest

It's Tuesday, so it's time for another Ask Rob & Rob episode! (00:45) Chris has built a portfolio of 8 properties, all rented to government-backed social care providers, but the Renters' Rights Bill is giving him sleepless nights. Is he right to be worried? Rob B explains and shares the one thing all landlords can do to put their mind at ease. (06:43) Michelle's trying to sell a flat, but a potential buyer has raised questions about whether it has a qualifying lease under the Building Safety Act (2022). Rob D breaks down what that means, why it matters, and the practical steps to stop it derailing the sale. Enjoy the show? Leave us a review on Apple Podcasts – it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Got a question? Send it in here. Find out more about Property Hub Invest

There's one mistake you absolutely can't afford to make when investing in property, and that's buying in the wrong area.  In this episode, Rob & Rob break down the locations they'd avoid right now, and more importantly, why they don't stack up.  From regions hitting affordability ceilings to ultra-cheap bargains that drain your profits, they reveal the locations that trip up investors time and again.  Whether you're about to make your first purchase or expanding your portfolio, this is the kind of episode that could save you from a very costly decision.    They cover:  (00:55) News story of the week  (04:10) The worst-performing region right now – and why it won't bounce back anytime soon  (06:55) The area that boomed during the pandemic, but reality has well and truly caught up   (09:21) Why chasing ultra-cheap property is a trap both Robs fell into and still regret  (12:41) The "sinking ship" that's lost 25% of its value since 2014 – and is still falling  (15:19) The quick-fire round: three more risky areas including regulation headaches, overseas traps, and single-employer towns  (19:41) Hub Extra  Links mentioned:  How to Be a Landlord by Rob Dix - second edition    Enjoy the show?  Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse  Find out more about Property Hub Invest

It's time for another episode of Ask Rob & Rob, where we tackle your property questions. Here's what's coming up this week...  (00:42) Dan's credit score keeps taking a hit with every new buy-to-let purchase, but does it even matter? Rob D explains why lenders care far less about that number than you think.  (03:39) Joe wants to transfer a property from his personal name into a limited company to save on tax. Sounds sensible, but the Stamp Duty bill might make it a costly mistake. Rob B walks through a simple calculation to see if it's worth it.  Enjoy the show?  Leave us a review on Apple Podcasts - it really helps others find us!  Sign up for our free weekly newsletter, Property Pulse  Send us your question here – just hit record!.  Find out more about Property Hub Invest 

The UK property market has quietly hit record highs – but is anyone actually paying attention?  February's data reveals a market that's technically stronger than it's been in years, yet sentiment hasn't caught up. Rob & Rob break down the numbers that matter, from surprising regional rental gaps to the mortgage market improvements that could fuel the year ahead.   (0:54) House prices reach new peaks  (2:28) Record supply and 40% of homes now cheaper to buy than rent  (4:54) North East rental growth hits 8% versus London's 1.1%  (8:20) Mortgage market improvements and the Bank of England rate decision  (9:15) Renters' Rights Bill updates  (14:30) Hub Extra  Links mentioned:  Halifax House Price Data: Get here  Personal Tax Receipt calculator: Get here  London's 2026 Housing Crisis Explained: Watch here  Enjoy the show?  Leave us a review on Apple Podcasts - it really helps others find us!  Sign up for our free weekly newsletter, Property Pulse  Find out more about Property Hub Invest 

Got a property question that's been keeping you up at night? Every Tuesday, Rob & Rob are here to help.  (00:33) Chris's letting agent wants to charge him a renewal fee for a tenancy that expires mid-April – just two weeks before the Renters' Rights Bill makes fixed-term agreements a thing of the past. With rolling contracts about to come in, is there any point paying to renew? He asks Rob & Rob whether he can push back.  (03:43) Matt wants to find a good solicitor to help get his property deals through, but it's proved tricky. The local firms he'd trust aren't on his lender's panels, and the big nationwide ones that are, have let him down on service. He asks Rob & Rob how they go about finding reliable professionals to work with.  Enjoy the show?  Leave us a review on Apple Podcasts - it really helps others find us!  Sign up for our free weekly newsletter, Property Pulse  Send us your question here – just hit record!.  Find out more about Property Hub Invest 

As a property investor, it's completely normal to worry. But too often, that worry is focused in the wrong places.  Rob & Rob have spoken to thousands of investors over the years, and they've noticed a pattern: worry tends to be misdirected. In this episode, they're setting the record straight by running through the concerns you can safely strike off your list and highlighting the ones that genuinely deserve your attention.  (01:35) News story of the week  (04:44) The things you can stop worrying about  (21:19) What you should focus on  (27:36) Hub Extra  Links mentioned:  Ikea Standing Desks  They Just Changed Property Tax Forever! Watch on YouTube here  Enjoy the show?  Leave us a review on Apple Podcasts - it really helps others find us!  Sign up for our free weekly newsletter, Property Pulse  Find out more about Property Hub Invest 

It's Tuesday, which means it's time for another Ask Rob & Rob!  (00:38) Connor's been eyeing up Scotland for investment, but the recent wave of rental reforms has left him wondering if it's still a viable option. With rent caps, new legislation, and landlords reportedly heading for the exits, he asks Rob & Rob whether the impressive yields on paper are worth the regulatory uncertainty.  (04:04) Tim's got £30K in a Lifetime ISA and is considering relocating from London to Liverpool or Manchester to get on the property ladder. His plan? Buy a two-bed and rent out the spare room to help cover the mortgage. He asks the guys whether this strategy makes sense – and what he should be thinking about before making the move.  Enjoy the show?  Leave us a review on Apple Podcasts - it really helps others find us!  Sign up for our free weekly newsletter, Property Pulse  Send us your question here – just hit record!.  Find out more about Property Hub Invest