In this episode of 'This Property Life', hosts Nick and Caroline Claydon delve into the 1% rule of property investment, a crucial guideline for investors to ensure they are making sound financial decisions. They explain how the rule serves as a sense check for determining whether a property is worth pursuing based on its rental income relative to its purchase price. The conversation covers practical applications of the rule, real-life examples, and the importance of understanding property types and locations. They also discuss the limitations of the 1% rule, particularly in relation to more advanced investment strategies, and emphasize the need for a mindset shift from focusing on purchase prices to rental income. The episode concludes with insights on scaling property investments and the significance of buying at a discount to maximize cash flow.

Keywords

1% rule, property investment, cash flow, buy to let, rental income, property types, investment strategy, yield, ROI, property market

Takeaways

The 1% rule is a crucial tool for property investors.

Monthly rent should equal about 1% of the purchase price.

The rule helps prevent overpaying for properties.

Understanding property types is essential for investment success.

Investing in areas outside your immediate location can yield better results.

The 1% rule is not applicable for advanced strategies like HMOs.

Scaling investments is important for building a portfolio.

Focus on rental income rather than purchase price.

Buying at a discount allows for added value and cash flow.

The numbers in property investment are black and white.

Sound Bites

"The 1% rule is a fail-safe tool."

"It stops you overpaying."

"Invest not near you."

🔗 Next Steps

If you enjoyed this episode and want to go deeper:

👉 Explore more episodes of This Property Life

👉 Join our free training and resources at Property Wealth System

👉 Follow us for upcoming webinars and live sessions

Chapters

00:00 Understanding the 1% Rule and why professional investprs use it

05:05 How to Apply the 1% Rule Using Rightmove

10:02 Real Time Area and Property Analysis

14:11 Limitations of the 1% Rule

17:49 Investing Beyond Your Local Market

21:08 Conclusion and Future Insights

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In this episode of This Property Life, Nick is joined by Sarah to unpack one of the most talked-about stories in UK property right now — the idea that the housing market is “broken”, landlords are leaving in droves… and yet, millennials are becoming the fastest-growing group of new landlords.

Following recent media coverage (including a Panorama episode and reporting in the Telegraph), we dig into what’s really happening behind the headlines — and why the reality on the ground looks very different from the narrative being pushed.

This is an honest, data-led conversation about where the UK property market is heading, who’s still investing, and what today’s investors need to understand if they want to succeed long-term.

🔍 In This Episode, We Cover:

Why millennials are now the largest group of new landlords in the UK

What the media often gets wrong about buy-to-let and property investors

How today’s investors are approaching property very differently from previous generations

Why limited companies, strategy and cashflow matter more than ever

The real impact of regulation, tax and interest rates

What the “professionalisation” of property investment actually looks like

Whether buy-to-let is really dead — or just evolving

What this means for anyone considering investing in 2025 and beyond

🧠 Key Takeaway

The property market isn’t broken — the old way of investing is.

The investors who are still succeeding are:

Strategic, not speculative

Focused on numbers, not hype

Willing to adapt to a changing market

Building long-term, sustainable portfolios

And increasingly, they’re doing it younger and smarter than ever before.

🎯 Why This Episode Matters

There’s a huge amount of noise around property right now.

This episode cuts through it.

If you’re:

Thinking about getting started

Already investing but feeling uncertain

Wondering whether property still stacks up

Or trying to make sense of conflicting media headlines

…this conversation will help you see the bigger picture.

🔗 Next Steps

If you enjoyed this episode and want to go deeper:

👉 Explore more episodes of This Property Life

👉 Join our free training and resources at Property Wealth System

👉 Follow us for upcoming webinars and live sessions

Chapters

00:00 Welcome to This Property Life Brought To You By Property Wealth Club

01:30 Are The Millennials and Gen Z Really Taking Over?

03:21 How Has The Buy To Let Landscape Changed?

07:59 What Is Driving The Millennial's Change In Mindset?

12:20 Common Mistakes Millennials Make in Property Investment

18:59 Aligning Property Investment with Life Goals

20:41 Conclusion: A Professional Approach Is Key To Success

22:42 Subscribe Here

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In this episode of This Property Life, host Sarah Blaney speaks with Esther Smith, a successful property investor, corporate contractor, and busy parent. Together with her husband Mark, Esther has built a portfolio of HMOs leased to supported living providers such as Serco. The conversation explores how to strategically balance property investing with a demanding career and family life, and dives into the practicalities and pitfalls of the supported housing model.

Esther Smith is a contractor in the corporate world and a mother of young children, one of whom has autism. Esther brings a realistic, no-frills perspective to property investing, blending analytical skills, financial forecasting, and an acute awareness of social needs to build a portfolio with both purpose and profit.

What You'll Learn:

• Why supported living HMOs can be a smart long-term investment strategy
• The real timelines and work involved before a property begins cash flowing
• How to manage property investing alongside a demanding job and family life
• Tips on working with providers like Serco and handling bureaucratic challenges
• The importance of aligning investment strategies with personal and family goals

Timestamps

[00:00] – Introduction to the Episode

[02:18] – Why Esther chose property investing alongside a corporate career

[04:32] – Transitioning to HMOs and choosing supported living as a strategy

[06:08] – Challenges of property management and moving outside London

[08:31] – The importance of patience and persistence in property

[11:15] – The true timeline to cash flow a supported living HMO

[19:30] – What to expect during refurb and compliance processes

[26:24] – Lease signing: navigating Serco’s contracts and requirements

[32:28] – Lending, insurance, and operational costs: myth vs reality

[42:01] – Long-term goals, charitable aspirations, and future plans

[47:37] – Wrapping up: advice on staying focused and aligned with your goals

[51:37] – Where to connect with Esther Smith

This Episode is Kindly Sponsored by:

Visit thispropertylife.co.uk for more resources, networking events, and industry insights.

Follow Esther Smith Socials:

• LinkedIn: https://www.linkedin.com/in/esthersmith1
• Website: https://espeopleandchange.com/

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• LinkedIn: https://www.linkedin.com/in/sarahpropertyandbusiness/  
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In this episode of This Property Life, host Sarah Blaney speaks with Jake Colwill, an experienced property investor and developer based in Bristol. Jake shares how he and his partner Lucy have built a smart, sustainable property business by flipping properties to generate capital, which they then reinvest into high-quality HMOs in premium southern markets.

What You'll Learn:

• How flipping properties can fuel long-term investment in high-value areas.
• Why Jake and Lucy focus on tight geographic areas and niche property types.
• Smart strategies for sourcing off-market deals through relationships and persistence.
• The mechanics of high-end HMO investing in Article 4 areas, including planning and valuation tips.
• How to build and maintain a scalable, sustainable property business with clear strategic focus.

Timestamps

[02:39] - The Origins of Their Strategy

[06:03] - Freehold Blocks and Title Splits

[09:22] - Sourcing Off-Market Deals

[16:02] - Structuring Their Business

[19:01] - What Makes a Premium HMO

[22:01] - Valuations: Commercial vs. Bricks & Mortar

[24:37] - Hold Strategy and Long-Term Thinking

[27:36] - Building Momentum Through Niching

[30:29] - Final Thoughts and Resilience in Property

This Episode is Kindly Sponsored by:

Visit thispropertylife.co.uk for more resources, networking events, and industry insights.

Follow Jake Colwill Socials:

• LinkedIn: https://www.linkedin.com/in/jake-colwill-1279b9104/?originalSubdomain=uk
• Instagram: https://www.instagram.com/jake_colwill/
• LinkedIn (Company): https://www.linkedin.com/company/innova-property/
• Website (Company): https://www.innova-property.com/

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In this episode of This Property Life, host Sarah Blaney is joined by property expert Wendy Whitaker-Large to tackle a provocative and controversial question: Are landlords responsible for the housing crisis? Wendy offers a balanced and experience-led take as they explore key topics such as supply planning, government policy, investor behavior, and what’s really driving the shortage of homes in the UK.

What You'll Learn:

• The debate around secondhand properties and how landlords help refurbish homes.
• How the media's London-centric perspective distorts the national housing debate.
• How the Thatcher-era "Right to Buy" policy contributed to the current shortage of affordable homes.
• The role of small builders in helping to alleviate this crisis, compared to large national developers.
• A discussion about the government's reliance on private landlords for social housing.

Timestamps

[01:04] - Introduction of Wendy Whitaker

[02:28] - Secondhand Properties & Landlord Refurbishments

[06:05] - Media's London Focus

[08:09] - Home Ownership and Affordability

[12:30] - Right to Buy & Housing Shortage

[16:56] - Government Debt & Economic Challenges

[21:23] - Small Builders vs. Large Developers

[31:19] - Government's Reliance on Private Landlords

[40:58] - Renters’ Rights Bill Impact

[50:46] - Conclusion and Final Thoughts

This Episode is Kindly Sponsored by:

Visit thispropertylife.co.uk for more resources, networking events, and industry insights.

Follow Wendy Whittaker Socials:

• LinkedIn: https://www.linkedin.com/m/in/wendy-whittaker-large
• Website: https://www.wendywl.uk/
• Facebook: https://www.facebook.com/wendywlarge/
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Ready to grow your property business without the hype? Start your free two-month membership trial with This Property Life today! https://bit.ly/this-propertylife-memebership

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In this episode of This Property Life, host Sarah Blaney speaks with Michael Dean, co-founder of Avamore Capital, about the current challenges facing UK property developers.

What You'll Learn:

• Why do smaller and mid-sized developers have more room for creative deal structuring
• The importance of flexibility and negotiation when working with landowners
• What funders are really looking for in today’s market
• How to identify the right landowners for JV or deferred payment deals
• Strategies to stay resilient and invest smartly in a challenging property climate

Timestamps

[02:34] - Michael’s Background

[05:36] - Build Cost Inflation, Slow Sales, And Landowner Expectations

[09:00] - Why Small-To-Mid Deals Offer More Flexibility

[14:38] - Deferred Payments, Overage, Jv Agreements

[21:49] - Finding The Right Landowners: Motivated & Pressurised Sellers

[29:44] - Operator Vs. Discretionary Developer Mentality

[34:24] - Outlook On Interest Rates And The Market Bottom

[42:42] - Political Risks And Budget Speculations

[45:27] - Final Thoughts & Getting In Touch

This Episode is Kindly Sponsored by:

Visit thispropertylife.co.uk for more resources, networking events, and industry insights.

Follow Michael Dean Socials:

• LinkedIn: https://www.linkedin.com/in/propertyfunder/
• Instagram: https://www.instagram.com/property_funder/
• LinkedIn (Company): https://www.linkedin.com/company/avamore-capital/
• Instagram (Company): https://www.instagram.com/avamorecapital/
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Ready to grow your property business without the hype? Start your free two-month membership trial with This Property Life today! https://bit.ly/this-propertylife-memebership

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In this episode of This Property Life, host Sarah Blaney sits down with Michael Langley, a small-scale property developer who has built his business through smart partnerships and a clear vision.

What You'll Learn:

• How Michael’s architectural skills contribute to the development process
• How Michael and Christian structured their JV to leverage their combined skill sets
• The process Michael uses to evaluate sites, including market research and feasibility studies
• How to mitigate risks related to planning, cost overruns, and managing timelines
• Subcontractor management, cost of materials, and dealing with unexpected delays

Timestamps

[02:12] - Michael's transition from architecture to property development

[06:22] - Michael discusses meeting his business partner, Christian

[11:57] - How profit and project responsibilities are split in their JVs

[19:13] - Explanation of Special Purpose Vehicles (SPVs) and their operational structure

[23:55] - The cost breakdown of building in different areas

[31:24] - Case study of their current development project in Forest Hill, London

[42:03] - Challenges in construction costs and subcontractor management

[46:34] - Planning delays and the frustrations with under-resourced planning departments

[57:26] - Stress-testing deals to ensure investor returns even with market fluctuations

[59:47] - Michael’s advice for new developers

This Episode is Kindly Sponsored by:

Visit thispropertylife.co.uk for more resources, networking events, and industry insights.

Follow Michael Langley Socials:

• LinkedIn: https://www.linkedin.com/in/michael-langley-mla/?originalSubdomain=uk
• Instagram: https://www.instagram.com/mlangleyproperty/

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• Website: https://mla-architecture.co.uk/
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In this episode of This Property Life, Sarah Blaney welcomes back property expert James Lynch to look into title splitting. While James’s expertise centers on splitting freehold buildings into leasehold units, the practical strategies he shares today are transferable to almost any property transaction.

What You'll Learn:

• How to use prop tech tools to source profitable deals more efficiently.
• Clever ways to legally reduce stamp duty through commercial classifications.
• Techniques for conducting due diligence remotely to save time and travel.
• Why expediting title registration can save thousands on bridging finance.

Timestamps

[02:00] - Tip #1: Use PropTech to Source Smart

[04:41] - Tip #2: Go Off-Market

[05:50] - Tip #3: Save on Stamp Duty (Legally)

[08:39] - Tip #4: Due Diligence from a Distance

[14:17] - Tip #5: Work with the Right Solicitors

[18:16] - Tip #6: Save on Lease Plans

[22:54] - Tip #7: Get the Right Valuer

[29:13] - Tip #8: Choose the Right Lender and Broker

[31:57] - Tip #9: Expedite Title Registration

[34:07] - Conclusion & How to Contact James

This Episode is Kindly Sponsored by:

Visit thispropertylife.co.uk for more resources, networking events, and industry insights.

Follow James Lynch Socials:

• LinkedIn: https://www.linkedin.com/in/jameshlynch/?originalSubdomain=uk
• Website: http://www.thetitlesplitconsultant.co.uk/
• LinkedIn (Company): https://www.linkedin.com/company/thetitlesplitconsultant/
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Ready to grow your property business without the hype? Start your free two-month membership trial with This Property Life today! https://bit.ly/this-propertylife-memebership

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In this episode of This Property Life, host Sarah Blaney looks into the world of Houses in Multiple Occupation (HMOs) with seasoned investor Henry Davis. With over 30 years of experience, Henry shares the practical lessons he's learned from building and managing both small and large-scale HMOs.

What You'll Learn:

• Why soundproofing and room design are critical for tenant retention in HMOs
• How to future-proof your properties to stay compliant with changing regulations
• The financial and legal advantages of going back to brick when developing HMOs
• Smart sourcing and furnishing strategies that balance quality with cost
• How to choose properties that are more likely to gain planning permission, even in Article 4 areas

Timestamps

[03:45] - Why Henry chose HMOs for better cash flow

[05:13] - Design pitfalls and why most HMOs fail at tenant retention

[11:26] - Choosing your tenant avatar: professionals vs. students

[20:33] - Furniture, fittings, and clever layout tips for durability

[26:16] - How to create inviting, robust communal areas

[36:32] - Scaling up: large HMOs, planning permission, and property selection

[38:16] - Data-driven investing and mastering local planning policy

[42:51] - Budgeting, working with QSs, and paying builders wisely

[55:03] - Final advice, practical tips, and where to find Henry’s resources

This Episode is Kindly Sponsored by:

Visit thispropertylife.co.uk for more resources, networking events, and industry insights.

Follow Henry Davis Socials:

• LinkedIn: https://www.linkedin.com/in/henrydavisproperty/
• Website: https://henrydavisproperty.com/
• Instagram: https://www.instagram.com/henrydavisproperty/
• Facebook: https://www.facebook.com/HenryDavisProperty

Follow This Property Life Podcast on Socials:

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Ready to grow your property business without the hype? Start your free two-month membership trial with This Property Life today! https://bit.ly/this-propertylife-memebership 

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In the fourth and final episode of the "Controlling the Uncontrollables" mini-series, Nick and Caroline look into one of the biggest fears in property development: working with builders and contractors. From sourcing reliable tradespeople to managing quotes, timelines, and red flags, this episode arms property investors with practical insights to help them navigate the tricky terrain of contractor relationships.

What You'll Learn:

• The critical qualities of a good contractor and how to spot red flags early.
• Why pricing up refurbs before an offer is accepted can backfire.
• Where and how to find reputable builders in your investment area.
• The importance of clearly defining spec levels and managing contractor relationships.
• How to protect yourself financially when working with tradespeople.

Timestamps

[02:58] - What Makes a Good Contractor

[06:37] - Why You Don’t Need a Builder Before a Deal

[09:35] - Estimating Refurb Costs Independently

[12:56] - Finding Reputable Builders

[16:35] - What to Ask When Vetting a Builder

[21:44] - Setting Expectations and Incentivising Deadlines

[28:59] - Spotting Red Flags and Trusting Your Gut

[40:50] - Payment Terms and Financial Protection

[48:12] - Looking Ahead: Buying Boring Businesses

This Episode is Kindly Sponsored by:

Visit thispropertylife.co.uk for more resources, networking events, and industry insights.

Follow Caroline Claydon Socials:

• LinkedIn: https://www.linkedin.com/in/caroline-claydon-property   
• Website: https://www.carolineclaydon.com/ 

Follow Nick Claydon Socials:

• LinkedIn: https://www.linkedin.com/in/nick-c-651a141a1/ 

Follow This Property Life Podcast on Socials:

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• Apple: https://podcasts.apple.com/gb/podcast/this-property-life-podcast/id1540075591 
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• YouTube: https://www.youtube.com/channel/UCtmPj98bC6swNuYRCaUGPUg 

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