Mark My Words

Most people spend their lives chasing the next "big thing" in crypto or property, only to realize they're too late to the party. If I had to start my entire property journey again from scratch today, my strategy would look remarkably different than it did 25 years ago.

This isn't about following a generic "passion"; it’s about the clinical intersection of experience, personal skill, and cold, hard profitability. From why I’d steer clear of leaseholds and flats to the specific reason 50% leverage is the "sweet spot" for long-term survival, I’m breaking down the blueprint for a resilient, scalable portfolio. We dive deep into manufacturing value through forced appreciation, the hidden benefits of inflation on your debt, and the boring—but essential—daily habits that actually build wealth over decades.

KEY TAKEAWAYS

Prioritise Scalable Assets: Move toward small blocks, co-living, and high-end HMOs quickly to offset rising regulatory and management costs.

Focus on Forced Appreciation: Don't rely on market growth; drive value yourself through refurbishments, conversions, and operational upgrades.

The "Develop to Hold" Model: Avoid the "develop to sell" trap, which can lead to bankruptcy during market downturns when properties won't shift.

Strategic Leverage: Maintain approximately 50% debt on a portfolio to balance the benefits of inflation-eroded debt with the safety of a low-leverage cushion.

Reinvest and Restrict Spending: Harness compounding by reinvesting profits and never spending more than 5% of your total invested asset base.

QUOTES

"I like to be the contrarian. I like to buy things that are unloved and try and guess where the market is going to move next."

"Developing is great, but having a purely developed to sell model is quite dangerous."

"Manufacturing the value to offset the friction of those extra taxes and regulatory costs is important."

"Wealth building is about developing yourself and developing a thousand daily habits."

"Inflation has the inverse relationship on debt. It actually reduces debt. Inflation erodes debt."

VALUABLE RESOURCES 

⁠https://www.youtube.com/user/progressiveproperty⁠ ⁠https://www.progressiveproperty.co.uk/the-progressive-co-founders/⁠

ABOUT THE HOST

Mark has bought, sold or has managed around 1,000 property units for himself, Rob, his family and his investors since 2003. He is a system and spreadsheet geek and has developed a complex, confidential deal analyser system of buying residential, commercial and multi-let properties.

CONTACT METHOD

Email: [email protected]

LinkedIn: ⁠https://www.linkedin.com/in/markhomer1⁠

Facebook: ⁠https://www.facebook.com/markprogressive⁠Twitter: ⁠https://twitter.com/markprogressive

In this episode of Mark My Words, Mark Homer provides a contrarian take on the recent escalation of conflict in Iran and the Gulf, cutting through the media noise to analyze its true impact on the UK economy and property market. He discusses the US blockade on Iranian oil, the implications for global energy prices, and why he believes politicians and institutions like the IMF are using the crisis as a convenient excuse for pre-existing domestic economic issues. 

KEY TAKEAWAYS

The Gulf conflict's economic impact is being exaggerated: Mark argues that the media, government officials, and institutions like the IMF are overstating the conflict's effect on the UK economy to excuse domestic issues.

UK oil reliance is misunderstood: The UK imports a significant amount of its oil and gas from Norway, making it less directly vulnerable to Middle Eastern supply disruptions than often portrayed.

Domestic policies are driving UK inflation: Recent tax increases and public sector pay rises implemented by the government are a bigger factor in stoking inflation than the geopolitical situation in Iran.

Interest rates are still trending downward: Despite the geopolitical noise, Mark predicts the base interest rate will continue its medium-to-long-term downward trajectory, likely settling at 3% or lower.

The Renters' Rights Act will squeeze property supply: Upcoming housing legislation is expected to reduce the supply of rental properties, putting upward pressure on rents despite a largely stagnant residential property market.

BEST MOMENTS

"I don't think the impact at the moment with the current set of circumstances is as big as lots of people in the media and the government would like to have you believe."

"So a lot of this lunacy has been going on with this government and the previous government, because of course this stuff was baked in years ago."

"The IMF, the OBR, they're doom-mongers, and they always underestimate and make it look like things are worse than they actually are."

"We are actually importing loads and loads of oil from Norway... emitting more carbon just to, you know, use oil and gas from the same place."

"It's just sad for the Iranian people a lot of them that they haven't got a new regime... unfortunately it looks like that whole process is going to be delayed."

VALUABLE RESOURCES 

https://www.youtube.com/user/progressiveproperty https://www.progressiveproperty.co.uk/the-progressive-co-founders/

ABOUT THE HOST

Mark has bought, sold or has managed around 1,000 property units for himself, Rob, his family and his investors since 2003. He is a system and spreadsheet geek and has developed a complex, confidential deal analyser system of buying residential, commercial and multi-let properties.

CONTACT METHOD

Email: [email protected]

LinkedIn: https://www.linkedin.com/in/markhomer1

Facebook: https://www.facebook.com/markprogressive
Twitter: https://twitter.com/markprogressive

In this inaugural 2026 episode, Mark Homer provides a candid look at the fractured state of the UK property market. After a volatile end to 2025, Mark explores the stark contrast between the plummeting values in luxury London boroughs like Chelsea and Kensington, some down as much as 40%, and the resilient growth in the North and Midlands. 

KEY TAKEAWAYS

A Tale of Two Markets: Central London (Chelsea, Mayfair, Kensington) has seen a decade-long "slow-motion crash," with prices returning to 2013/2014 levels. Meanwhile, the Midlands and North remain strong, often with market values sitting below the cost of rebuilding.

The Rental Squeeze: The Renters' Rights Act of 2026 is expected to professionalize the sector but also drive up rents by 5% to 10% as landlords pass on the increased costs of compliance and taxation.

Interest Rate Relief: After interest rates spiked 1000% through the COVID era (0.5% to over 5%), they are finally retreating. Mark predicts a base rate of approximately 3% by the end of 2026.

The "Five-Year Rule" for Buyers: If you plan to stay in a property for less than five years, renting is likely more cost-effective due to high stamp duty, legal fees, and moving costs. For stays of seven years or more, buying remains the superior financial move.

Capital Gains Advantage: One of the most significant remaining tax reliefs for UK residents is the capital gains exemption on a primary residence. Mark emphasizes utilizing this to build wealth through home improvements and natural market appreciation.

BEST MOMENTS

“London has been a bit of a slow-motion crash... I've seen flats and houses that have dropped 30% and 40% in the last 10 years. It is nuts."

"In many places in the Midlands and the North, it will cost you more to rebuild a property than its market value. You can't replace it for what you're actually buying it for."

"Landlords will have to be paid for this increased cost of doing business... and that will be in the form of extra rent."

"Inflation actually destroys and reduces your mortgage. If inflation is 3% and your mortgage is 5%, the real cost is only 2%."

"Don't panic. I think it’s a good time to buy and to hold. I've seen this cycle over and over again for 25 years."

VALUABLE RESOURCES 

https://www.youtube.com/user/progressiveproperty https://www.progressiveproperty.co.uk/the-progressive-co-founders/

ABOUT THE HOST

Mark has bought, sold or has managed around 1,000 property units for himself, Rob, his family and his investors since 2003. He is a system and spreadsheet geek and has developed a complex, confidential deal analyser system of buying residential, commercial and multi-let properties.

CONTACT METHOD

Email: [email protected]

LinkedIn: https://www.linkedin.com/in/markhomer1

Facebook: https://www.facebook.com/markprogressive

Twitter: https://twitter.com/markprogressive

Rob joins Mark in this episode to have an open and frank Q&A all about business. They discuss why stress is important to be successful, how you can market effectively as well as the people they look up to in business and much more!

KEY TAKEAWAYS 

BEST MOMENTS 

 “80% of what people try and get you to do in your day is nonsense”

“The day before holiday everybody gets 2 weeks of work done…that’s positive stress”

“I think it’s good to focus on a couple of businesses and focus on them”

“Doing something that you’re passionate about and that you enjoy it, makes you good at it”

“I love all this because you can get in, get a lot more assets with a lot less money and less risk”

“You only get these opportunities a few times in your life”

VALUABLE RESOURCES 

https://www.youtube.com/user/progressiveproperty https://www.progressiveproperty.co.uk/the-progressive-co-founders/

ABOUT THE HOST

Mark has bought, sold or has managed around 1,000 property units for himself, Rob, his family and his investors since 2003. He is a system and spreadsheet geek and has developed a complex, confidential deal analyser system of buying residential, commercial and multi-let properties.

CONTACT METHOD

Email: [email protected]

LinkedIn: https://www.linkedin.com/in/markhomer1

Facebook: https://www.facebook.com/markprogressive

Twitter: https://twitter.com/markprogressive

Former Chancellor Kwasi Kwarteng delivers talks about his 49 days in the Treasury in this interview with Mark. He discusses why the UK is trapped in a doom loop of high taxes and low growth, shares his thoughts on Brexit's benefits and explains why panic killed his economic reforms. He gives his thoughts on Trump's policies, Britain's energy crisis, and what it really takes to succeed in business and politics.

KEY TAKEAWAYS

• Kwasi shares how a network of unelected civil servants and regulatory bodies has accumulated enormous power over the past 25 years, often working against elected government policies and maintaining the status quo regardless of which party is in power.
• The UK is trapped in a vicious cycle where high government spending forces higher taxes, which kills growth, leading to even higher taxes. The government now spends £1 trillion annually, all ultimately funded by the private sector.
• Kwasi admits three critical mistakes of the mini budget, moving too fast, cutting taxes without reducing spending and panicking when markets reacted negatively. The energy price intervention alone cost massive amounts in a brief discussion.
• Public sector spending cannot drive economic growth since it's funded by taxing the private sector. Real growth comes from encouraging entrepreneurship and commercial activity, not government investment.
• Brexit provides essential flexibility, despite implementation challenges, leaving the EU gives Britain the freedom to negotiate independent trade deals and avoid being bound by policies designed for 27 other countries with different economic needs.
• Net zero policies have made UK energy prices among the world's highest, killing industrial competitiveness. The windfall tax on North Sea oil and gas is particularly damaging to energy security and investment.
• Both in business and politics, success demands unwavering optimism and self-belief. Leaders must project confidence and energy, as people won't follow those who expect failure or constantly blame external factors.

BEST MOMENTS

"We went too far, too fast, and I think the worst thing you can do when things start going wrong... is when we started to panic."

"I said to the officials, I said, look, we've gotta be able to take 50 billion out of the spending. If I said to anyone in this room, you've gotta reduce your spending by 5%... most people should be able to do that."

"Our national debt in 2005... was 500 billion. 20 years ago it was 500 billion and now it's 2.7 trillion. It's completely nuts."

"The private sector pays for the public sector... someone, ultimately, many people in this room, I imagine, has to pay for it."

"If you don't believe in yourself, why should anyone else believe in you?"

VALUABLE RESOURCES 

https://www.youtube.com/user/progressiveproperty https://www.progressiveproperty.co.uk/the-progressive-co-founders/

ABOUT THE HOST

Mark has bought, sold or has managed around 1,000 property units for himself, Rob, his family and his investors since 2003. He is a system and spreadsheet geek and has developed a complex, confidential deal analyser system of buying residential, commercial and multi-let properties.

CONTACT METHOD

Email: [email protected]

LinkedIn: https://www.linkedin.com/in/markhomer1

Facebook: https://www.facebook.com/markprogressive

Twitter: https://twitter.com/markprogressive

‘Brought to you by Progressive Media’: https://progressivemedia.uk/

Mark answers one of the most asked property questions, should you rent or should you buy? He talks about the considerations for both options and shares the financial implications and benefits of owning -vs- renting a property.

KEY TAKEAWAYS

• If you want to buy then it needs to be for a period that is long enough to counteract the costs of buying, like stamp duty, legal fees and leaving costs, which is usually 3-5 years.
• If you are staying somewhere less than 3 years, then renting might be a better option financially.
• Buying benefits most in the long term.
• Inflation has the opposite effect on debt, so you can use this to your advantage and buy a house.
• There is security in owning a house, you aren’t at risk of eviction.

BEST MOMENTS

"You need to look at if it’s going to benefit you over the long run”

“Over time, you will get capital growth”

“Inflation will erode that mortgage payment and the real value of that mortgage”

VALUABLE RESOURCES 

https://www.youtube.com/user/progressiveproperty https://www.progressiveproperty.co.uk/the-progressive-co-founders/

ABOUT THE HOST

Mark has bought, sold or has managed around 1,000 property units for himself, Rob, his family and his investors since 2003. He is a system and spreadsheet geek and has developed a complex, confidential deal analyser system of buying residential, commercial and multi-let properties.

CONTACT METHOD

Email: [email protected]

LinkedIn: https://www.linkedin.com/in/markhomer1

Facebook: https://www.facebook.com/markprogressive

Twitter: https://twitter.com/markprogressive

‘Brought to you by Progressive Media’: https://progressivemedia.uk/

In the first episode of the Property Ladder, Mark gives the 5 top reasons hotspots based on regeneration are nonsense. He shares why buying in regeneration areas could be a mistake and talks about what you should be focusing on as a property investor instead.

KEY TAKEAWAYS

1. You never know when regeneration is actually going to happen, even after it’s been announced. Regeneration doesn’t always increase demand.
2. Once regeneration has been announced, it is very quickly baked into the price, so any capital growth that might be there has most likely already gone by the time you get to market
3. Regeneration is a very easy sell to investors but it is forward priced and the developer and vendor are taking the capital gains from you.
4. People focus on regeneration areas as they think it will go up in the medium to long term, but what they should be focusing on instead is those properties that are easy to rent and high yielding.
5. There’s a lot of developing of houses and flats in regeneration areas because developers know they can sell a lot to naïve investors.

BEST MOMENTS

"You can’t be sure when regeneration happens what happens to capital growth”

“If you buy new build property, you need to be very alive to the forward pricing concept in regeneration areas”

“All you need to do is focus on the fundamentals, the boring stuff”

"There's  often too much supply"

VALUABLE RESOURCES 

https://www.youtube.com/user/progressiveproperty https://www.progressiveproperty.co.uk/the-progressive-co-founders/

ABOUT THE HOST

Mark has bought, sold or has managed around 1,000 property units for himself, Rob, his family and his investors since 2003. He is a system and spreadsheet geek and has developed a complex, confidential deal analyser system of buying residential, commercial and multi-let properties.

CONTACT METHOD

Email: [email protected]

LinkedIn: https://www.linkedin.com/in/markhomer1

Facebook: https://www.facebook.com/markprogressive

Twitter: https://twitter.com/markprogressive

‘Brought to you by Progressive Media’: https://progressivemedia.uk/

Mark gives his thoughts on Trump’s recent tariffs including why it’s both a confusing and a poor choice for the U.S. He shares the economic problems with what Trump has announced and predicts what will happen next.

KEY TAKEAWAYS

• Trump has announced tariffs on China and over 70 other allies, which makes little economic sense.
• The U.S are consumers rather than savers which is the core problem with these tariff announcements. 
• The tariffs may reduce imports but they are also likely to reduce economic growth.

BEST MOMENTS

"The markets have been up and down like a whores drawers” 

“The U.S does have a big current account deficit” 

“There is a 60% chance of a U.S recession after this”

VALUABLE RESOURCES 

https://www.youtube.com/user/progressiveproperty https://www.progressiveproperty.co.uk/the-progressive-co-founders/

ABOUT THE HOST

Mark has bought, sold or has managed around 1,000 property units for himself, Rob, his family and his investors since 2003. He is a system and spreadsheet geek and has developed a complex, confidential deal analyser system of buying residential, commercial and multi-let properties.

CONTACT METHOD

Email: [email protected]

LinkedIn: https://www.linkedin.com/in/markhomer1

Facebook: https://www.facebook.com/markprogressive

Twitter: https://twitter.com/markprogressive

‘Brought to you by Progressive Media’: https://progressivemedia.uk/

Mark gives his analysis of the UK's dire economic situation following the spring statement. Mark talks about the current national debt and reveals why we're caught in a dangerous doom loop of increased spending, higher taxes, and reduced growth. He dissects the chancellor's recent announcements, calling most of it "just noise" while highlighting the critical issues that politicians aren’t properly addressing.

KEY TAKEAWAYS

• The UK's debt crisis has reached critical levels at approximately 100% of GDP (£2.65 trillion), with interest payments alone now costing taxpayers £105 billion annually which is nearly 10% of all government spending.
• Government spending is £1.27 trillion yearly (roughly 50% of all money generated in the economy), with welfare representing the largest portion at £313 billion, yet the chancellor's proposed cuts amount to less than 2% of this budget.
• The UK is caught in a doom loop where increased taxes to fund growing expenditure only reduces economic growth and productivity, ultimately generating less tax revenue and worsening the debt situation.
• The government is using inflation as a strategy to reduce the real value of the national debt, effectively devaluing the pound in everyone's pocket by approximately 3% annually.
• Public confidence in economic management is abysmal, with only 16% of voters believing the government is handling the economy well and just 11% viewing the chancellor's performance positively.
• Housing may be the one bright spot, with the OBR forecasting construction will reach a 40-year high of 305,000 homes annually by the end of the forecast period, approaching the government's promise of 1.5 million new homes.

BEST MOMENTS

"Currently we're riding at about 100% of GDP, so the UK owes £2.65 trillion, or 96% to be precise, of the amount of money that flows around this economy every year, which is a huge amount of money."

"What they should have done was fix the roof when the sun was shining. But instead what they've done, they've increased welfare spending, they've increased spending on the NHS, which seems incredibly wasteful."

"We're in a doom loop. And it needs somebody to come along and take some very difficult decisions to fix that."

"It's going to take somebody, a Margaret Thatcher style character, I think, to come along and really get government spending in check because I just don't think Labor are going to do it."

VALUABLE RESOURCES 

https://www.youtube.com/user/progressiveproperty https://www.progressiveproperty.co.uk/the-progressive-co-founders/

ABOUT THE HOST

Mark has bought, sold or has managed around 1,000 property units for himself, Rob, his family and his investors since 2003. He is a system and spreadsheet geek and has developed a complex, confidential deal analyser system of buying residential, commercial and multi-let properties.

CONTACT METHOD

Email: [email protected]

LinkedIn: https://www.linkedin.com/in/markhomer1

Facebook: https://www.facebook.com/markprogressive

Twitter: https://twitter.com/markprogressive

‘Brought to you by Progressive Media’: https://progressivemedia.uk/

This is a revisit of a previous episode. Join Mark as he talks about how to build the power team you need for your business. Mark also talks about how to keep your team motivated and why it’s essential for the success of your business to work with a team.

KEY TAKEAWAYS

• Working with property is a team sport, you can’t do everything yourself. Find the people who know more than you and work with them.
• Due diligence is essential in finding the right people for the jobs you need. There are a lot of specialists when working with property, especially if you are working in renovating or conversions.
• You want an expert with experience, someone who has verifiable skills in the exact job you want doing.
• Progressive Property Approved, is a list of approved specialists that have proven experience with progressive so you can feel confident you have the right person for the job.
• Mentorship is essential for building you and your power team, allowing you to continue to learn from those who have been where you are.

BEST MOMENTS  

"I’m a bit of a conductor, trying to find the right person for each job that I need doing” 

“You cannot know even a tiny percentage of what goes on in the property market”

“I've kissed so many frogs, picked so called experts, picked the wrong ones for the wrong jobs"

VALUABLE RESOURCES 

https://www.youtube.com/user/progressiveproperty https://www.progressiveproperty.co.uk/the-progressive-co-founders/

ABOUT THE HOST

Mark has bought, sold or has managed around 1,000 property units for himself, Rob, his family and his investors since 2003. He is a system and spreadsheet geek and has developed a complex, confidential deal analyser system of buying residential, commercial and multi-let properties.

CONTACT METHOD

Email: [email protected]

LinkedIn: https://www.linkedin.com/in/markhomer1

Facebook: https://www.facebook.com/markprogressive

Twitter: https://twitter.com/markprogressive

‘Brought to you by Progressive Media’: https://progressivemedia.uk/