Your Property Podcast

How to Turn an Empty High Street Shop into a £340k Mixed-Use Property Deal | Sam Bastow In this episode of the YPN Podcast, Ant Lyons is joined by property investor and developer Sam Bastow to break down a real mixed-use property deal that transformed an unloved, long-empty high street shop into a profitable investment. Sam shares how he purchased a Grade II listed building in Evesham for £188,000, invested approximately £45,000 in refurbishment works, and secured a final valuation of £340,000 — creating three residential flats alongside a commercial shop, all on one title. You'll discover how Sam approached planning, funded the purchase and refurbishment, and refinanced the property at 75% loan-to-value, leaving virtually no money left in the deal. In this episode, we cover: How to spot opportunities in empty high street shops and mixed-use properties. Negotiating a purchase from £250,000 down to £188,000. Converting commercial space into additional residential accommodation. Navigating planning permission for a Grade II listed building in a conservation area. Funding the project using bridging finance, private investment and personal funds. Refurbishment costs, contractor management and avoiding unexpected expenses. Achieving a £340,000 valuation and refinancing through a specialist lender. Generating £30,600 in annual rental income across the building. Why affordable commercial rents can help attract and retain long-term tenants. The risks of commercial conversions and whether mixed-use investing is right for beginners. How transforming neglected buildings can create homes, support local businesses and revitalise high streets. Sam also shares a valuable lesson on planning applications: understanding the local authority's development plan and supplementary planning guidance can significantly improve your chances of success. If you're looking beyond traditional buy-to-let and want to understand how commercial-to-residential conversions and mixed-use investments can create value, this is a real-world deal breakdown packed with practical insights.

In this episode, we're joined by Ash Gore from Teesside, who spent 16 years working rotations in oil and gas across the North Sea, Kazakhstan, Egypt and Iraq before going full-time in property in 2022. Ash talks us through three very different deals. First is a fire-damaged house he bought from a work colleague for the £145K left on the mortgage. After a £23K refurb and three months of work, it sold for £245K before it even hit the market, making around £52K profit. Next is a derelict former butcher's shop in Guisborough that had sat empty for five years. Ash bought it for £125K using funds from his SSAS, then lost a blue-chip tenant two weeks before they were due to move in. He turned it around with two tenants paying a combined £32K a year on a seven-year lease, leaving no money in the deal. Finally, he bought a 10-property portfolio on a single title in Northumberland for £1M. It was valued at £1.495M, and he has already increased the rent roll from £80K to £90K in six months. We also cover: How Ash used his pension and a SSAS to unlock £130K to fund his deals Why future-proofing a commercial unit saved the Westgate deal Finding portfolio deals hidden in the commercial section of Rightmove Handling a difficult vendor and bridging lender to get a £1M deal over the line Why telling everyone what you do brings deals to your door Adjusting to life at home after years of working away

Most property investors think design is just about scatter cushions and paint colours. Julian Maurice — design consultant, former contractor, and HMO investor — says that misunderstanding is costing landlords thousands. In this episode, Julian breaks down why he believes most investors don't actually understand what "profit" means (hint: gross yield tells you nothing), and how applying Dieter Rams' 10 Principles of Good Design — the same framework behind Apple and Porsche — transformed his own property portfolio. We cover: 🏠 Why the average leveraged landlord only keeps 15% profit on turnover — and how letting agents can eat over half of it 🛋️ The £1,500 refurb that can double a flat's monthly profit (real Rightmove example included) 🪑 Why fitted furniture beats IKEA and landlord packs every time — even at double the cost 📐 The hidden design mistakes killing HMO longevity (hint: it's not the ensuites) 🎓 What student co-living blocks can teach us about building to last 20+ years 🧭 Julian's concept of "custodial design" — treating your property like a legacy, not a quick flip Whether you're refurbishing your first single let or managing a portfolio of HMOs, this conversation will change how you think about every pound you spend on design.

Andy Graham talks HMO investing, market survival, and building a business that gives you your life back. In this episode, Ant sits down with Andy Graham — co-founder of HMO Roadmap — to talk about what's really working in HMO investing right now, and what isn't. Andy shares why he's still bullish on UK property despite the Renters' Rights Act, rising costs, and a tougher lending environment, and breaks down the exact numbers he uses to judge a good deal (hint: it's not just about yield). They also get into: 🏠 Why £250 net cashflow per room per month is Andy's baseline for a "good" HMO deal 📊 The difference between return on capital employed and just chasing yield ⚠️ The biggest mistakes new HMO investors make — and the one Andy made himself 🎓 Student lets vs. professional lets vs. social housing — which model fits which investor 💷 How Andy built a clear exit plan and why every deal has to serve it 👨‍👩‍👧 Balancing an ambitious portfolio with fatherhood and knowing when "enough is enough" Whether you're just getting started with your first HMO or scaling a serious portfolio, this is a masterclass in thinking like a professional investor, not just a landlord.

In this episode, Ant sits down with Markus Zeller — a former pharmaceutical CFO turned property investor — to unpack how he's built a genuine flipping business alongside a demanding corporate career. Markus shares his journey from "accidental landlord" to disciplined property trader, and the finance mindset he's brought with him: locking in profit at the point of purchase, weighing absolute vs. relative returns, and treating opportunity cost as seriously as any spreadsheet model. We dig into a real deal — a smelly, unloved probate bungalow in Southend-on-Sea — and talk through vendor motivation, agent relationships, and the discipline it takes to buy for the market rather than your own taste. Markus also opens up about working with Susie Cole to professionalize his approach, the challenge of staying separate from his corporate identity, and why he believes there's no such thing as overnight success — just years of consistent effort. If you're balancing a full-time career with building a property business, or just want an honest, numbers-driven take on flipping, this one's for you. Topics covered: Accidental landlord to full-time property ambitions Why 20% profit / £50k minimum is his deal criteria The hidden risks of "low value" flips Building trust with agents (and why he discounts what they tell him by 10%) Structuring investor finance: loans vs. profit share Working with a mentor to fill knowledge gaps Time management, work-life balance, and staying disciplined

What does it really mean to build wealth through property — and at what point does the business you created start running you? In this episode, we’re joined by property entrepreneur Daniel Hill for a wide-ranging conversation on scaling businesses, financial freedom, entrepreneurship, AI, and the realities of building long-term wealth through property. Daniel shares his journey from building houses at 15 years old to creating, scaling, and selling over 40 companies, building a multi-million-pound portfolio, retiring at 35, and eventually moving into a family office structure focused on low-risk, long-term assets. We discuss: • Why most property investors accidentally create themselves another job • The difference between owning a business and operating one • Scaling property portfolios without burning out • The “band of brothers” phase vs building professional teams • Why bigger isn’t always better in business • Living off assets instead of salary • The growing wealth gap in the UK • Why Daniel believes this is the best property market he’s ever seen • The opportunities in commercial property, blocks of apartments, and lease deals • AI, entrepreneurship, and how technology is changing business forever • Finding balance, avoiding burnout, and building a life by design Whether you’re starting your property journey or already running a sizeable portfolio, this episode is packed with insight on wealth creation, business growth, and financial independence. Subscribe and follow for more conversations with leading property investors, entrepreneurs, and industry experts.

Discover how one unexpected property investment turned into a 100+ portfolio business. In this episode, we sit down with Sophie and Jacob to unpack their journey from a single, run-down flat listed on Airbnb to building a thriving serviced accommodation and property management company in just a couple of years. They share the real story behind their success—including the £100,000 mistake that nearly set them back for good—and how they bounced back stronger with smarter strategies, better systems, and a powerful network. If you're interested in property, side hustles, or building a scalable business, this episode is packed with honest insights, lessons learned, and practical takeaways you can apply straight away.

In this episode of Your Property Network, Ant sits down with property investor Dan Linton to break down real-life deals, from the wins to the challenges along the way. Dan shares how he went from an “accidental landlord” to building a thriving property business, leaving behind a 20-year corporate career. We dive into a range of projects—from a £40K rundown property transformed into a high-performing rental, to a £94K profit flip, and a game-changing 16-bed HMO delivering £11,000 per month. This episode is packed with honest insights, lessons learned, and the realities of scaling in property—perfect for anyone looking to grow their portfolio or take the leap into full-time investing.

In this episode, we speak with property investor and finance specialist Rob Peters about his journey into property and the strategy behind one of his recent deals. Rob shares how he purchased a flat at auction for £78,000, identified a hidden opportunity that many investors overlooked, and used specialist lending to refinance the property at market value — allowing him to pull all of his money back out of the deal. We explore the importance of aligning property deals with your long-term financial goals, why understanding finance is a key advantage for investors, and how small details in property listings can sometimes reveal big opportunities. Rob also talks about his background in financial services, how the pandemic prompted a shift in priorities, and why he now focuses on helping property investors structure and finance complex deals. In this episode we cover: • Rob’s journey from financial advisor to property investor • Why having a clear strategy matters before doing any deal • Spotting opportunities in property auctions • How specialist lenders can help unlock deals • Creating equity and recycling your cash through refinancing Deal Snapshot Purchase Price: £78,000 Total Cost: ~£84,000 Market Value: ~£135,000 Equity Created: ~£50,000 Monthly Cash Flow: ~£275 A great example of how strategy, knowledge and the right finance can unlock opportunities in property investing.

In this episode, we take a deep dive into a real property deal — from early strategy pivots to delivering a high-performing commercial HMO. Nigel shares his journey from initially chasing serviced accommodation to completing his first HMO project, including the challenges, mistakes, and key decisions that shaped the outcome. We break down how a tired property was transformed into a 7-bed professional HMO, why location and planning were critical, and how commercial valuation unlocked significant uplift beyond traditional bricks-and-mortar value. This conversation also explores the importance of design for longevity, choosing the right tenant profile, and leaning on community, mentorship, and proven models rather than reinventing the wheel. Whether you’re considering your first HMO or refining your strategy, this episode offers practical insight into what really makes a deal stack up. What you’ll learn Why pivoting strategy can be the smartest move in property How commercial HMO valuations differ from residential value The role of planning, Sui Generis status, and risk management Why design and tenant experience directly impact yield Lessons learned from delivering a first HMO as a proof of concept

What does it really take to go from a first property deal to building a scalable property business — without getting distracted by every new strategy? In this episode, I’m joined by Patricia White, a South Wales–based property investor who transitioned from a career in data and performance analysis into full-time property investing. Patricia shares her honest journey into property, starting with a simple buy-to-let strategy, the hard lessons learned on her first refurb, and how focus became the key to scaling her portfolio. We talk about: Why starting simple can be the smartest move in property The realities of juggling a first deal alongside a full-time job Lessons learned from refinancing and valuation setbacks How shiny-object syndrome stalled progress — and how Patricia overcame it Building a portfolio through joint ventures Designing a property business around time and location freedom, not just money Patricia also shares practical advice for anyone at the start of their property journey — including why taking imperfect action beats waiting for the “perfect” deal. If you’re looking to build a focused, sustainable property business that supports the life you actually want, this episode is for you. For more expert conversations, real deal breakdowns, specialist training and ongoing support, check out YPN+ — the low-cost, high-value alternative to expensive property courses. Get the tools, knowledge and community you need to invest with confidence at ypn.plus. Grab your FREE YPN Toolkit https://bit.ly/ypn-toolkit

In this episode of Your Property Network, Ant is joined by portfolio landlord and full-time property professional Rebecca Alcock, who shares her journey from corporate life as a Chartered Accountant to building a thriving, cash-flowing property business. Rebecca talks candidly about how she scaled a portfolio of 60 HMO rooms in Sheffield, why stability and predictability have shaped her strategy, and how her focus has evolved from aggressive cash flow to long-term capital appreciation. They explore HMOs vs blocks of flats, working within strict Article 4 areas, raising funds through private investors, and why simpler deals often outperform complex projects in the long run. The conversation also dives into the realities of leaving a well-paid corporate career, juggling family life, avoiding burnout, building a team, and creating a property business that supports lifestyle freedom — not stress. Whether you’re starting out, scaling up, or considering the leap into property full-time, this episode is packed with practical insight, honest lessons, and real-world perspective. For more expert conversations, real deal breakdowns, specialist training and ongoing support, check out YPN+ — the low-cost, high-value alternative to expensive property courses. Get the tools, knowledge and community you need to invest with confidence at ypn.plus. Grab your FREE YPN Toolkit https://bit.ly/ypn-toolkit

Is serviced accommodation a genuine upgrade on buy-to-let in today’s market? Ant sits down with SA operator Phil Saunders to unpack the numbers, the tech stack, and the reality of running SA at scale. From contractor-focused one-beds to 8-bed luxury homes, Phil shares the playbook: how to stabilise income, avoid the “Airbnb death spiral,” win more direct bookings, and navigate UK regulation. Includes a full case study of an 8-bed Grade II farmhouse (bought ~£300k; ~£130k–£140k gross; ~£40k+ net) — plus why adding a hot tub can add ~£40k/yr to revenue. You’ll learn: Why SA can deliver 2–3x BTL cashflow (with the same asset) How to structure operations so it doesn’t become a second job The two essential systems (channel manager + dynamic pricing) Direct bookings strategy to keep 15–20% OTA fees in your pocket Reviews, Superhost status, and safeguarding your listing performance Regulation in Scotland/Wales/England — threats and opportunities Market due diligence with AirDNA and why bigger homes can win Links & Resources: Phil on LinkedIn: “Phil Saunders” Email: [email protected]