In this episode, Caroline and Nick Claydon break down the essential skills needed for effective deal analysis. They focus on how to evaluate investment properties realistically, highlighting common pitfalls and strategic considerations that can make or break your returns.

In this episode:

How to assess typical property deals brought by new investors

The importance of realistic cost and income calculations

Case study comparison: flats vs houses in different locations

The impact of management, operating costs, and tenant turnover on cash flow

Why scaling your property portfolio reduces risk and enhances returns

Long-term investment strategies versus short-term hassle-free options

The value of proper tenant vetting and risk management

How to identify more profitable markets like houses in regional towns

The significance of ROI, stress testing, and refinancing for growth

Timestamps:

00:00 - Why deal analysis is crucial for property success

00:32 - Typical deals from beginner investors and common errors

01:12 - What makes a rental deal financially sound or weak?

01:39 - The influence of location on property analysis (Bedford example)

02:28 - Flat example: purchase price, rent, and initial assumptions

03:11 - The importance of managing builder and refurbishment costs

04:08 - Calculating mortgage, deposits, and stress testing interest rates

05:22 - Breaking down monthly cash flow: rent, mortgage, management, and operating costs

06:32 - Managing service charges, void periods and tenant turnover

07:41 - ROI calculation and assessing capital efficiency

08:34 - Why initial surface appearances can be misleading (city flats vs houses)

09:02 - Long-term tenant profiles and vacancy risks

10:09 - The impact of tenant mobility on cash flow and costs

11:40 - Hidden costs in letting agents’ fees and maintaining properties

13:04 - Alternative investment options: houses in regional areas

15:19 - How to negotiate house purchases below market value

16:04 - Rental yields on houses and the importance of refurb costs

17:09 - Calculating cash flow for houses and the significance of yield

18:53 - ROI comparison: houses versus flats and scaling your portfolio

20:01 - The advantage of diversification and long-term growth strategies

22:07 - Why scaling and multiple properties are vital for risk reduction

23:07 - The importance of tenant vetting and avoiding nightmare tenants

24:19 - How professional investors think differently about property risk

25:41 - The value of properties that generate stable, long-term income

26:39 - Rents rising and interest rate locks—long-term buy-to-let outlook

27:17 - Future episodes focus on the depth of deal analysis and scaling strategies

Resources & Links:

Property Wealth Club

Amazon - "The No Nonsense Guide To Property Investing"

Instagram - carolineclaydon.property

TikTok - Caroline Claydon

Connect with the hosts:

Caroline Claydon - Instagram | TikTok

Nick Claydon - LinkedIn

This episode emphasises that achieving strong property returns involves realistic assessment, strategic scaling, and understanding tenant dynamics. Whether you're new or experienced, these insights help shift your perspective towards more sustainable, long-term property wealth building.

Hosted on Acast. See acast.com/privacy for more information.

Summary

In this episode of The Property Life podcast, Caroline and Nick Claydon discuss the increasing trend of people leaving the UK for more tax-efficient locations, particularly Dubai. They explore the reasons behind this migration, including the perception of the UK as a challenging environment for entrepreneurs and the growing desire for flexibility in living arrangements. The conversation also touches on the opportunities that remain in the UK property market, the importance of family considerations in relocation decisions, and the potential for growth in the social housing sector. Ultimately, the couple reflects on their own decision to stay in the UK for now, while remaining open to future possibilities.

Keywords

UK migration, tax efficiency, property investment, Dubai, entrepreneurship, economic challenges, social housing, future planning, family decisions, property market

Takeaways

Many people are leaving the UK for more tax-efficient locations.

The perception of the UK as a difficult place for business is growing.

Dubai is seen as an attractive option for property investment.

The UK government is perceived as not supporting entrepreneurs.

The population's desire to rent is increasing, creating opportunities for landlords.

Political chaos in the UK may lead to more opportunities for those who stay.

The importance of considering family implications when relocating.

Investors are looking for long-term opportunities despite current challenges.

The social housing sector is expected to grow in the future.

Future planning is essential for adapting to changing circumstances.

Chapters

00:00 The Great Migration: Why People Are Leaving the UK

09:02 Exploring Opportunities Abroad: The Case for Dubai

17:55 Staying Put: The Decision to Remain in the UK

23:46 Future Plans and Business Ventures

Hosted on Acast. See acast.com/privacy for more information.

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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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 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/

Follow Sarah Blaney Socials:

• LinkedIn: https://www.linkedin.com/in/sarahpropertyandbusiness/  
• Facebook: https://www.facebook.com/sarah.blaney.1232
• Instagram: https://www.instagram.com/sarah.in.property/

Follow This Property Life Podcast on Socials:

• Website:https://thispropertylife.co.uk/ 
• Instagram: https://www.instagram.com/thispropertylife/# 
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• Twitter: https://x.com/propertylifepod

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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 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/

Follow This Property Life Podcast on Socials:

• Website:https://thispropertylife.co.uk/ 
• Apple: https://podcasts.apple.com/gb/podcast/this-property-life-podcast/id1540075591 
• Spotify: https://open.spotify.com/show/6ULlN2eRKWojGRAkiSa0mZ 
• YouTube: https://www.youtube.com/channel/UCtmPj98bC6swNuYRCaUGPUg 

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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 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/
• Instagram: https://www.instagram.com/wendy_whittakerlarge/

Follow This Property Life Podcast on Socials:

• Website:https://thispropertylife.co.uk/ 
• Apple: https://podcasts.apple.com/gb/podcast/this-property-life-podcast/id1540075591 
• Spotify: https://open.spotify.com/show/6ULlN2eRKWojGRAkiSa0mZ 
• YouTube: https://www.youtube.com/channel/UCtmPj98bC6swNuYRCaUGPUg 

Hosted on Acast. See acast.com/privacy for more information.

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/
• Instagram (Podcast): https://www.instagram.com/thepfppodcast/

Follow This Property Life Podcast on Socials:

• Website:https://thispropertylife.co.uk/ 
• Apple: https://podcasts.apple.com/gb/podcast/this-property-life-podcast/id1540075591 
• Spotify: https://open.spotify.com/show/6ULlN2eRKWojGRAkiSa0mZ 
• YouTube: https://www.youtube.com/channel/UCtmPj98bC6swNuYRCaUGPUg 

Hosted on Acast. See acast.com/privacy for more information.

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/

Follow MLA Architecture Ltd:

• Website: https://mla-architecture.co.uk/
• Instagram: https://www.instagram.com/mlaarchitecture/

Follow Turnkey Developments Ltd:

• Website: https://www.turnkey-developments.co.uk/
• Instagram: https://www.instagram.com/turnkey_developments/

Follow This Property Life Podcast on Socials:

• Website: https://thispropertylife.co.uk/ 

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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, 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/
• Facebook (Company): https://www.facebook.com/p/The-Title-Split-Consultant-61564947800547/
• Instagram (Company): https://www.instagram.com/thetitlesplitconsultant/?hl=en

Follow This Property Life Podcast:

• Website:https://thispropertylife.co.uk/ 
• Apple: https://podcasts.apple.com/gb/podcast/this-property-life-podcast/id1540075591 
• Spotify: https://open.spotify.com/show/6ULlN2eRKWojGRAkiSa0mZ 
• YouTube: https://www.youtube.com/channel/UCtmPj98bC6swNuYRCaUGPUg 

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