Podcast
Expat Property Story
Hosted by The Expat Property Guy · EN
Expat Property Story helps expats and overseas investors build and manage UK property portfolios remotely — from buy-to-lets and HMOs to auctions and refurbs.
Each week, John the Expat Property Guy talks to expat investors, agents, and specialists about the practical realities of investing from abroad: financing, tax structuring, remote project management, and deal sourcing.
Monday 'Mini-Sodes' feature Mortgage Updates, Auction Roundups, Tax Tips and Deal Reviews while longer Thursday shows provide everything else you need for UK property success.
With a back catalogue of 300+ episodes, this is THE podcast for anyone building UK property wealth from outside the UK.
63episodes
Episodes
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Don't Be the Monkey: Auction Bidding Psychology and UK Property Market Update
2d ago00:12:39Tap to summarize#312Once a month, auction specialist Jay Howard from Hammered Auctions joins us to report from the front line of UK property auctions. Jay and his business partner Piotr Rusinek are property traders, authors of the UK's number one bestselling book on auctions, and the people behind the Auction Buyers Club, Property Trading Academy and Beyond the HammerThis month: a 100% clearance rate, the monkey brain that costs investors real money, why summer 2025 is Christmas for property traders, and a valuation question that almost every auction buyer gets wrong.Check out our shorts on YouTubeOur WhatsApp groupProperty Engine discounts (Code: EXPAT)Starter: 30 day trialPro: 30 day trial/3 mths 1/2 price, Ultimate: 1/2 price 3 monthsGoalsettingLeave a review37 Question Due Diligence Checklist / Auction GuideOur Sponsors: Finnigan McNeill Property GroupThis month...Barnet Ross: 100% ClearanceJay's Auction Buyers Club recently hosted two senior figures from Barnet Ross — a London-based auctioneer whose catalogue runs heavily to mixed-use and commercial property — for a live run-through of their upcoming lots.Out of roughly 20 lots, every single property sold. Not one withdrawal. 100% sold prior or on the day.That figure is harder to achieve than it sounds. A 100% clearance rate means no unsold lots, no vendor disappointments, no stock carried forward. It's the number auctioneers quietly compete on, and Barnet Ross had a very good month.Don't Be the Monkey: Pre-Auction Bidding DisciplineTwo members of the Buyers Club were tracking a property in a recent Savills auction, guided at around £1.1 million with a desktop valuation of £1.98 million. After running the numbers — holding costs, refurbishment, letting — their maximum was £1.225 million. They offered £1.2 million pre-auction.A competing buyer came in at £1.25 million.The question they brought to Jay: should we go to £1.3 million?Jay's answer: you can offer £1.3 million. But the moment you do, the other buyer goes to £1.35 million. Then you're looking at £1.4 million. Then £1.5 million. You're in an auction. And you've stopped investing and started competing.Jay calls it the monkey brain. You don't want the banana because it's a good banana. You want it because another monkey wants it. The moment that happens, you've lost the plot — and potentially a lot of money.The practical resolution: there are five near-identical properties going into the next Allsop auction. Let the other buyer overpay. Go get one of those bananas instead."Christmas in Summertime": The Case for Buying NowJay's market read this month is direct: now is the time to buy.Competition is muted. Many investors have stopped transacting. Flats in particular are trading at prices last seen in 2012 — which, Jay notes, doesn't require an economist to interpret. Buying a flat in a good area at 2012 prices and holding for one to two years represents significant capital upside, even before a refinance.His phrase for the current auction environment: Christmas in summertime. The deals are there. The competition isn't. Investors in his Trading Academy are cycling capital straight back into the next auction the moment a trade completes.For expat investors with capital ready to deploy, the message is clear: the window is open.AVM vs Desktop Valuation: What Auction Buyers Actually Need to KnowA member of Jay's group raised a question about desktop valuations this month, and Jay's answer is worth unpacking properly because most auction buyers conflate two very different things.AVM (Automated Valuation Model) A piece of technology — Hometrack is one of the better-known examples — that pulls data from multiple datasets and produces a confidence-weighted value and a 90-day sale figure. Costs around £30. Completely unemotional: the algorithm doesn't earn a fee if you buy, so it has no motivation to inflate the number.Desktop Valuation A RICS-qualified surveyor doing their work remotely — comparables, pound per square foot, yield analysis — without visiting the property. More expensive than an AVM, more credible with lenders, but still a lender tool rather than a market price.The critical point Jay makes: neither figure has any meaningful correlation with what buyers will actually pay at auction. What a lender values a property at, and what the market will bid it to on the day, are always two different numbers — sometimes very different numbers.AVMs are useful for working out your maximum offer and your likely LTV. They are not a guide to auction value. A deal sourcer telling you the AVM supports their asking price has a motivation the AVM itself does not.Stick to Your Guns: The Post-Auction Phone CallA member of Jay's Property Trading Academy bid £150,000 on a property at a Pattinson's auction. The property went to £174,000. He didn't win. He moved on.The following day, the auctioneer called. The winning bidder had pulled out. The property was available — for £174,000.The investor's response: why would I pay £174,000? My maximum was £150,000. You can see my maximum was £150,000. You're asking me to pay £24,000 more than my number because someone else couldn't complete at theirs?Jay's advice: stick to your guns. Your number is your number because of the analysis behind it. The fact that someone else bid higher and then couldn't complete doesn't change the fundamentals of the deal. Going beyond your maximum at that point isn't bold investing — it's poor investing.GuestJay Howard — Auction expert, property trader, author Jay and Piotr Rusinek are co-authors of the UK's number one bestselling book on property auctions. They run the Auction Buyers Club and the Property Trading Academy. Links in the episode description.Key TakeawaysBarnet Ross achieved 100% clearance at their recent auction — every lot sold prior or on the dayPre-auction bidding can trigger the monkey brain: competing to win rather than investing to profit. Know your number and hold itSummer 2025 is a buyer's market at auction — competition is muted, flats are at 2012 prices, and capital is being redeployed fast by active tradersAVM and desktop valuations are lender tools, not market price guides — there is no reliable correlation between either figure and what buyers will bid on the dayAVMs are unemotional; deal sourcers are not. Understand the motivation behind any valuation figure you're shownIf you miss a lot and get a post-auction call, your maximum bid is still your maximum bid — the other buyer's failure doesn't change your numbersKeywords: UK property auction news, property auction UK, buying property at auction, AVM valuation UK, desktop valuation property, property auction tips, auction bidding strategy, UK property market summer 2025, property trader UK, Auction Buyers Club, expat property podcast, buy to let auction UK, property auction clearance rate, post-auction offer UKCheck out our new YouTube Channel @ExpatPropertyStory
Transcribe →Finding Builders You Can Trust From Abroad: Tony Walker
6d ago00:26:37Tap to summarize#311Someone in the Expat Property Story network recently shared a scary story. A remote investor had a camera set up on site so they could check progress from abroad. The builder knew exactly where the camera was pointing. Everything in frame looked fine. Behind it? Chaos.That's the world we're operating in when we run a UK refurb from Hong Kong, Dubai, or Singapore. And it's why this episode exists.For a free PDF on this episode, subscribe here.Tony Walker is a construction and property development consultant with decades of experience on both sides of the contractor relationship. He's worked for builders and against them and joined us just a few episodes ago on Episode 301 to talk about his role as co-founder of Refurb Calculator. and project delivery. Check out our shorts on YouTubeOur WhatsApp groupProperty Engine discounts (Code: EXPAT)Starter: 30 day trialPro: 30 day trial/3 mths 1/2 price, Ultimate: 1/2 price 3 monthsGoalsettingLeave a review37 Question Due Diligence Checklist / Auction GuideOur Sponsors: Finnigan McNeill Property GroupTony walks through how to find a builder you can actually trust from the other side of the world, how to structure payments so you never end up 90% paid out but only 50% finished, what the red flags are that should make you walk away before a single brick is laid — and the one phone call that will immediately tell you whether a builder is likely to disappear with your deposit. It's not where you'd expect.The Non-Negotiable: You Need Someone on the GroundYou cannot run a construction project from 6,000 miles away without a trusted person in the UK. That might be a project manager, quantity surveyor (QS), your architect, or even just someone in your network who understands construction. It might simply be your main contractor. If you trust them.If you find a builder like that, don't let them go. Pay them on time. Do everything you agreed to do. A good builder is genuinely like gold dust. How to Find a Reliable Builder in the UKStep 1: Get a real recommendation Not "I've heard of someone." Not "my mate Dave knows a builder." A real recommendation is: I have used this person, or I know someone who has used this person and I can put you in direct contact with them. The distinction matters more than it sounds. Tony gives the example of builders recommending their own electricians — only to discover the electrician wasn't even qualified. A second-hand mention isn't a vouching.Step 2: Join a property networking WhatsApp group in the area you're investing This is underused by remote investors. Property networking groups across the UK have WhatsApp groups full of local professionals — solicitors, project managers, QSs, electricians, builders — who have been used and vouched for by other investors in the group. Contact the host. Explain you're investing remotely and would like to connect with trusted tradespeople in the area. Most hosts are happy to help.Step 3: Ask for recent references — and contact them yourself Don't accept a written reference. Ask to speak directly to the person. And pay attention to the dates: if all the references are from 5 or 6 years ago, ask why. People's standards and capacity change. Step 4: Do your own due diligence Are they a member of the Federation of Master Builders or similar? Are electricians NAPIT-registered? Are gas engineers Gas Safe? Can they provide public liability insurance at the drop of a hat? (They should be able to.) Tony's view on Checkatrade and Bark: not all bad, but they don't do the background checks people assume they do. Treat them as a starting point, not a seal of approval.Red Flags to Walk Away FromA one-line estimate. For any meaningful project, you need a breakdown — not necessarily line by line, but enough to show what the money covers. Strip-out, electrics (first and second fix), plastering, kitchen supply and fit, tiling, bathroom — each with a cost. This isn't bureaucracy. This breakdown forms the basis of your payment schedule. Without it, you have no reference point and no protection."Transfer £20,000 to this account." No invoice. No description. Just a bank number and an amount. In no other industry would that be acceptable.An invoice is basic business practice — requesting one isn't distrust, it's the minimum standard that applies everywhere else. If a builder objects to providing one, that is your answer.No plan for who's on site and when. Ask before you start: is this your only job? How many people will be on site? Who manages the sub-trades? A builder who can't or won't give you a rough programme isn't being "a builder" — they're leaving you with no basis for holding them accountable. You don't need a formal Gantt chart. You do need to understand the shape of the project.References that are all several years old. Already mentioned, but worth repeating as a standalone warning. Follow it up.Starting quickly if they seem too available. The best builders are busy. An immediate start can mean a cancelled job — which is fine, dig a little deeper. But a very large deposit followed by a very quick start followed by a prolonged disappearance is a cash flow play, not a scheduling quirk.How to Structure Payments ProperlyTony is direct on this: being 90% paid out but only 50% through the work is exactly how investors get left with unfinished projects. Deposits: Fine for securing a slot or covering specific materials — but only with a written contract. A JCT minor works contract for larger projects, or a solicitor-drawn contract for anything significant. For material deposits specifically, Tony's preferred approach: ask for the supplier invoice, pay the supplier directly, and the materials belong to you the moment they arrive on site. If the builder doesn't turn up on Monday, you still own what's been delivered.Staged or milestone payments: Agree the stages before work starts. First fix electrics complete, then payment. Plastering signed off, then payment. Don't accept "we want £25,000 on Thursday" mid-project with no reference to the original breakdown.Valuation-based payments: Tony's preferred method for larger projects. Every fortnight or month, go through the schedule line by line — what % of each element is complete — and pay only for what's been done. 7-day payment terms from valuation.You should never be significantly more paid out than you are progressed. If the numbers are out of step, something has gone wrong.Managing the Project Once It's UnderwayRegular video calls — weekly or fortnightly, whatever suits you — with Tony or a trusted representative present. Not just a pre-recorded walk-through. A live video where you can ask to see specific rooms. If you haven't seen the bathroom in the last two updates, ask for it. Before paying for completed work, ask for the evidence: electrical certificate, gas safe report, photographs. The Builders Merchant TipTony's standout piece of advice — the free phone call that tells you more about a builder than any reference check.Ring your local builders merchant — Travis Perkins, a local independent, whoever supplies the area — and ask them to recommend a builder.They will only recommend builders who pay on time. A builder who is a poor payer — weeks or months overdue — almost certainly has cash flow problems. And a contractor with cash flow problems is a contractor who will use your deposit to fund their last project, disappear for three weeks mid-refurb, and blame everything on supply chain delays.KeywordsUK property investment, UK property market, UK property refurbishment, Expat property UK, UK property podcast, UK property portfolio, Remote property investing, UK buy-to-let, UK property management, Refurbishment project UK, Hiring builders UK, Project management UK property, Quantity surveyor UK, Property investment for expats, Managing refurbishments remotely, Choosing a builder UK, Building contracts UK, Construction consultant UK, How to manage a UK property refurbishment from abroad, Tips for expat property investors in the UK, Finding reliable builders for UK property projects, Red flags when hiring builders in the UK, Payment structure for UK property refurbishment, How to vet a builder before handing over money UK, What to ask for before paying a builder in the UK, Using builders merchants to find trustworthy contractors UK, Structuring payments for remote UK property projects, Protecting your investment in UK property refurbishments, Risks of being an absentee landlord in the UK,...
Transcribe →How to Spot the Next UK Property Hotspot: The Accrington Regeneration Story
1w ago00:10:36Tap to summarize#310Here's a question worth sitting with: how do you find the next UK property hotspot before everyone else has already found it? Not by following property magazines. Not by watching what's trending on Rightmove. The answer, it turns out, is more systematic than that and in this episode, Darren McNeill from our sponsors FMP uses Accrington in Lancashire as a live case study to show you exactly how it's done. This month's property is a three-bedroom mid-terrace, purchased in July 2021 for ¬£85,000. It's now worth around ¬£115,000. Rent has gone from ¬£625 to ¬£725 a month. But the deal is really just the evidence. The more useful thing is the framework behind it.Check out our shorts on YouTubeOur WhatsApp groupProperty Engine discounts (Code: EXPAT)Starter: 30 day trialPro: 30 day trial/3 mths 1/2 price, Ultimate: 1/2 price 3 monthsGoalsettingLeave a review37 Question Due Diligence Checklist / Auction GuideOur Sponsors: Finnigan McNeill Property Group The Four-Pillar Framework: How to Evaluate Any UK Property Location Before Darren's team recommends a town to a client, they run it through four criteria: population, employment, infrastructure, and schools. Population You need a large enough population to sustain genuine rental demand, but not so large that you're competing with institutional investors for stock. Accrington's population sits at around 35,000 ‚Äî large enough for a healthy tenant pool, small enough that property is still sensibly priced. The census figure is from 2022; the true number is almost certainly higher now. Education Accrington is part of the Nelson and Colne College group, currently one of the highest-performing college groups in England. This matters more than it sounds. Families with children make decisions about where to rent based on school catchment areas and further education options. Strong education infrastructure is a retention mechanism ‚Äî it keeps families in the area, and families in three-bedroom terraces. Employment This is where Accrington genuinely surprises. It has a strong advanced manufacturing base, including the UK's largest plastic housewares manufacturer and a major brick manufacturer. Beyond that, its position next to the M65 has made it a natural home for warehousing and distribution. Altham Business Park, a short drive from the town centre, is one of Lancashire's premier employment locations. Every new logistics hub that opens along the M65 corridor ‚Äî and they are still opening ‚Äî adds more jobs to the catchment area. Online retail is not going to stop requiring storage and last-mile delivery. That's a structural tailwind, not a trend. Infrastructure and Transport The M65 gives Accrington access to Manchester within an hour, and to Preston and Leeds with comparable ease. Land is cheaper here than in Greater Manchester, which is why industrial and logistics developers continue to choose this corridor over city-adjacent locations. Cheaper land, good motorway access, and growing employment: that combination is not accidental. The Regeneration Signal: £90 Million of Committed Investment One of the clearest forward-looking signals an area can send is public and government investment in regeneration. Accrington has sent that signal loudly. There's a £70 million town centre masterplan: one of the largest regeneration programmes in Lancashire, focused on the town centre fabric and public realm. In 2025, the town secured a further ¬£20 million in government "Pride in Place" funding, targeting long-term neighbourhood improvement, heritage restoration, and support for local businesses. That's £90 million of committed investment in a town of 35,000 people. The people committing that money aren't guessing about the area's future any more than a major housebuilder is. The New-Build Estate Strategy: Following the Developers Which brings us to one of Darren's most transferable tips, and one worth keeping in your investing toolkit wherever you're looking. Large-scale residential developers ‚Äî the ones committing to 1,000 or 2,000-home garden village projects ‚Äî do more due diligence on a location than most individual investors will ever do. They model demographics, employment projections, transport infrastructure, and planning policy before they put a single brick in the ground. They cannot afford to get it wrong. So when a major developer commits to building in an area, that commitment is itself a data point. Accrington is getting the Huncoat Garden Village: 1,800 new homes, a primary school, parks and green space, with direct access to Huncoat railway station and junction 8 of the M65. New-build prices at schemes like this typically start at ¬£200,000 or more ‚Äî because nobody is building starter homes anymore. The population that moves into those homes will have more disposable income than the current average, will spend in local businesses, and will gradually shift the economic and social profile of the whole area. If you own a three-bedroom terrace in the streets surrounding that development, that shift works in your favour.Practical Considerations for This Property Type The third bedroom question Not all three-bedroom terraces are truly three-bedroom terraces in the eyes of a valuer. A room needs to meet minimum size requirements ‚Äî roughly 6.5 square metres ‚Äî to be classified as a bedroom rather than a box room. Older bay-fronted terraces tend to be better proportioned; later builds, where internal bathrooms were retrofitted at the expense of room size, can be tighter. Check before you buy. **End-of-terrace** Darren owns several end-of-terrace properties in his own portfolio and reports no significant issues, provided the external end wall is properly rendered and pointed. Damp can appear if the wall has been neglected, but buyer hesitation around end terraces is often greater than the actual risk ‚Äî which creates negotiating room if you know what you're looking at. The Proof: Norfolk Street, Five Years On The Accrington thesis wasn't theoretical. The Norfolk Street three-bed mid-terrace went in at ¬£85,000 in July 2021. It's now valued at ¬£110‚Äì120,000 ‚Äî call it ¬£115,000, which is a ¬£30,000 gain and roughly 35% growth. Rent started at ¬£625 and sits at ¬£725, with the market rate for comparable properties now around ¬£750. That's what the four-pillar framework, applied consistently, looks like in practice.KeywordsUK property, buy to let UK, UK property investment, UK property market, UK real estate, Accrington property, Northwest property investment, Greater Manchester property, Buy to let Accrington, FMP property deals, Town centre regeneration UK, Rental yield UK, UK terrace houses, End of terrace UK property, Accrington rental market, Huncourt garden village, Best buy to let locations in Northwest England, Investing in Accrington property market, Hands-free turnkey property service UK, Population and employment trends in Accrington, Are end terrace houses a good investment UK, What to consider when buying three bedroom terraces UK, How regeneration schemes affect UK house prices, Buying near new build estates in the UK, Norfolk Street Accrington property case study, Rental demand for families in Accrington, Impact of infrastructure on UK property prices, Advanced manufacturing employment in Accrington, Government funding for Accrington regenerationCheck out our new YouTube Channel @ExpatPropertyStory
Transcribe →EPC Changes 2026: Why 67% of UK Landlords Aren't Ready
2w ago00:29:05Tap to summarize#309EPC rules for UK landlords are changing from October 2026 — and a recent Nationwide report found that 67% of landlords have no idea it's coming.This episode is here to make sure you're not in that 67%.Energy Performance Certificates are about to get a major overhaul in England and Wales, and if you're a remote landlord managing UK property from abroad, these changes affect what you can rent, what you must upgrade, and how much it could cost you.To break it all down, I'm joined by Tim Kampel of Box Property Solutions, who has spent nearly two decades doing EPCs day in, day out — as a domestic, commercial and retrofit assessor, and as a property investor himself.Tim explains the new four-metric EPC system arriving in October 2026, which will score properties separately on fabric performance, heating system, energy cost, and smart readiness — replacing the single headline rating landlords are used to.We cover the exemptions being removed, so heritage properties, HMOs where even a single room is let, and short-term rentals will all need a valid EPC.We get into the big one: the requirement for most privately rented UK properties to reach EPC band C by 2030, with a £10,000 per-property spending cap.Tim also gives an honest reality check on why EPC deadlines keep shifting, how the rules are being used as a political bargaining chip, and why "proposed" doesn't mean you can afford to ignore them.And crucially for overseas landlords, Tim shares the single most important takeaway of the whole episode: under the new regime, you have to be able to prove everything — without evidence, the work simply won't count.Please note this episode focuses on England and Wales; Scotland has its own EPC rules.Check out our shorts on YouTubeOur WhatsApp groupProperty Engine discounts (Code: EXPAT)Starter: 30 day trialPro: 30 day trial/3 mths 1/2 price, Ultimate: 1/2 price 3 monthsGoalsettingLeave a review37 Question Due Diligence Checklist / Auction GuideOur Sponsors: Finnigan McNeill Property GroupWhat you'll learn:The new four-metric EPC system coming to England and Wales in October 2026, and what each metric measures.Which EPC exemptions are being removed, and why heritage homes, HMOs and short-term lets are now caught.What the EPC band C by 2030 requirement means for UK landlords, and how the £10,000 spending cap works.Why EPC deadlines keep getting pushed back, and how to plan around rules that aren't yet law.The order EPC improvements should be tackled in, from fabric-first insulation to heating systems, and when that advice isn't practical.Why a recent software change has pushed some properties up to a C rating automatically, and why it's worth getting reassessed.How solar could become one of the smartest ways for landlords, especially HMO owners, to raise a rating and cut running costs.Guest: Tim Kampel of Box Property Solutions — a domestic, commercial and retrofit EPC assessor with nearly twenty years' experience, and a property investor himself.If you own or plan to buy UK rental property, understanding these EPC changes now — rather than in 2029 — could save you thousands and keep your properties legally lettable. Details of how to join our WhatsApp group for overseas investors are below.KeywordsUK property, UK property investment, UK property market, UK landlords, Expat property, UK real estate, Buy-to-let UK, Energy Performance Certificate (EPC), EPC legislation UK, EPC band C requirements, EPC rules England and Wales, Property investment UK, UK rental property, HMO EPC requirements, Heritage property UK, Solar panels UK property, EPC changes 2026 UK, Landlord tips UK, EPC compliance UK, Property refurbishment UK, Non-standard construction UK, How to improve EPC rating UK property, EPC exemptions for landlords UK, EPC and mortgage eligibility UK, Using EPC data for property investment UK, Best energy improvements for UK rental property, Proven ways to reach EPC band C UK, EPC requirements for short term rentals UK, Solar installation cost for UK landlords, Documenting property improvements for EPC UK, Landlord guide to energy efficiency UK, Avoiding non-standard construction in UK real estate, EPC for HMOs England and Wales, What can boost EPC rating in UK homes, Preferential green rate mortgages UK property, Tips for choosing an EPC assessor UKCheck out our new YouTube Channel @ExpatPropertyStory
Transcribe →"Non-Resident Landlord Scheme UK: Are You Paying Too Much Tax?"
2w ago00:06:37Tap to summarize#308Check out our new YouTube Channel @ExpatPropertyStory
Transcribe →Down Valuations UK: What Really Happens Behind the Scenes
3w ago00:24:54Tap to summarize#307Picture the scene. It's a Tuesday morning in Hong Kong. March 2023. I'm checking emails and there's one with the subject line: Valuation report attached.My stomach churns — exactly like A-level results day.We'd spent months refurbishing a block of four one-bed flats bought at auction. We needed a specific number from the valuer to move the deal forward. I open the attachment. Scroll straight to the bottom, the way you always do, skipping past the caveats.The figure is £20,000 short of what we needed. Decided by one person. On one visit. On one day. Based on rules I didn't even know existed.That Tuesday morning is the reason for this episode.By the time we get to the end, you're going to understand exactly what happens behind the scenes of a UK property valuation, why valuers make the decisions they make, what red flags to look out for — and I'll share the one top tip that would have stopped that sinking feeling in its tracks.Check out our shorts on YouTubeOur WhatsApp groupProperty Engine discounts (Code: EXPAT)Starter: 30 day trialPro: 30 day trial/3 mths 1/2 price, Ultimate: 1/2 price 3 monthsGoalsettingLeave a review37 Question Due Diligence Checklist / Auction GuideOur Sponsors: Finnigan McNeill Property GroupWhat We Cover in This EpisodeThis is a solo deep dive, broken into eight sections:1. What a UK Property Valuation Actually Is Most of us throw the word "valuation" around without thinking too hard about what's happening underneath it. When a lender sends out a RICS surveyor, they're protecting their money — not yours. That reframe matters.2. The Two Main Types of Valuation — and Why It Matters Which One You're Getting Bricks and mortar valuations vs commercial (yield-based) valuations. Same property. Completely different methodology. Completely different numbers. And here's the counterintuitive bit: the lower the expected yield, the higher the commercial valuation comes out. Worth remembering.3. The Three Flavours of Down Valuation A "down valuation" isn't one thing. There are at least three distinct types — a straightforward lower number, a retention (money held back until repairs are done), and the nastiest of the lot, a nil valuation. The fix for each one is completely different, so it's worth knowing which you've actually got.4. Why Valuations Matter — and When They Don't Plenty of genuinely good deals with a willing buyer and a willing seller on both sides collapse purely because of one person's opinion on one particular day. But if you're holding for the long term, a down valuation is often just a paper event. Your equity hasn't disappeared — it's just temporarily invisible.5. The Valuer's Perspective (and Why They're Working Inside a Cage) Here's the reframe that changes everything. After the 2008 financial crisis, valuers across the UK quietly adjusted their behaviour — being too generous is the version of being wrong that gets you sued. And lenders dictate exactly which comparables a valuer is allowed to use: sold only, not listed; within a certain radius; within the last six months. A perfectly good comparable just outside that window? Not permitted.Once you understand the cage the valuer is working inside, a lot of down valuations suddenly make a lot more sense.6. Working With Valuers — The Valuation Pack Presentation matters. Richard Nichols, who values HMOs professionally, says you can tell within the first hallway. Martin Smedley (episode 126) walks through the ideal valuation pack in detail — around 20 pages, bullet points, no essays, comparables with clickable links, floor plans, maintenance schedule. You're not just providing evidence. You're demonstrating competence, and valuers respond to that.Gary and Kirsty from Ormad Properties add rental evidence to their packs — viewings booked, Rightmove listings, tenancy agreements in progress — even before a tenancy is signed.(And yes, a cup of Yorkshire tea on the day of the visit doesn't hurt either.)7. The Red Flag: Hybrid Valuations Beware this one. Some so-called commercial valuations are not really commercial valuations at all. The lender takes your gross rent, knocks off a chunk for voids and maintenance, and lands at a number barely different from a standard bricks and mortar valuation — dressed up in commercial language, often costing upwards of £1,000.Whenever you hear "hybrid valuation" in a sales conversation, ask specifically which method is actually being used. The answer is rarely as exciting as the name suggests.8. Valuation Strategy: Reverse Engineer From the Outcome You Need Choose your lender and exit route before you buy — because the lender sets the rules the valuer has to play by, long before anyone walks through the door.And here's my top tip: commission your own independent valuation before the lender sends theirs. Your independent surveyor isn't working for a lender. They know the local area. They're more likely to give you a fair market value. And when the bank's valuer turns up, you're stood at the front door with a copy of that report. Surveyors don't like contradicting each other. That's the whole game.UK property, UK property valuations, UK property podcast, UK property investment, UK buy-to-let valuations, UK property surveyor, UK property market, UK mortgage process, UK commercial valuation, Expat UK property, UK bricks and mortar valuation, Down valuation UK property, UK HMO valuation, Royal Institute of Chartered Surveyors UK, How do valuations work for UK property?, Why was my UK property down valued?, Preparing a valuation pack for UK property, What is a hybrid valuation in UK property?, Working with UK property valuers as an expat, Avoiding disappointment with UK property valuations, What to include in a UK HMO valuation pack?, Common red flags in UK property valuations, Strategies for UK expats investing in property, Differences between commercial and residential valuations UK, Impact of valuations on UK property refinancing, How to appeal a down valuation in the UK property market, Choosing the right lender for UK property investment, Tips for remote investors in UK property, Guide to independent property valuations in the UKCheck out our new YouTube Channel @ExpatPropertyStory
Transcribe →UK Mortgage Rates 2026: Why Swap Rates Say One Thing, Lenders Do Another
3w ago00:10:21Tap to summarize#306Episode 306 — UK Mortgage Rates 2026: Why Swap Rates Say One Thing, Lenders Do Another (Mortgage Monday with Shaz Ahmed)UK mortgage rates are sending mixed signals in 2026 — and if you're investing in UK property from overseas, the contradiction is worth understanding before you fix your next rate.This month's Mortgage Monday brings Shaz Ahmed of Elan Property Finance back to explain a puzzle: SWAP Rates, the real engine behind mortgage pricing, are quietly climbing.Yet some lenders are cutting rates and fees at the same time.Shaz unpacks why that's happening, and what it tells you about where UK mortgage rates head next.We get into swap rates versus the Bank of England base rate, and why the base rate held at 3.75% isn't the number that actually sets your mortgage.Shaz explains why lenders sitting on a glut of money they need to lend are trimming rates and dropping those eye-watering product fees, even as their own funding costs edge up.We also look at a UK property market where transactions are slowing — purchase activity down 7.6% year on year, and homes taking around 68 days just to get an offer in stronger urban areas, longer elsewhere.And Shaz makes a pointed case against the "wait and see" mentality that's leaving buyers with expired offers and collapsed chains, while affordability and unrealistic seller pricing keep gumming up deals.For overseas investors specifically, we look at expat buy-to-let mortgages, including a lender cutting expat rates, and how Sharia-compliant (Halal) mortgages are structured for foreign investors.Check out our shorts on YouTubeOur WhatsApp groupProperty Engine discounts (Code: EXPAT)Starter: 30 day trialPro: 30 day trial/3 mths 1/2 price, Ultimate: 1/2 price 3 monthsGoalsettingLeave a review37 Question Due Diligence Checklist / Auction GuideOur Sponsors: Finnigan McNeill Property GroupWhat you'll learn:Why UK swap rates, not the Bank of England base rate, are the real driver of your mortgage rate.How lenders can cut mortgage rates and fees even while swap rates are rising.What falling product fees mean for UK property investors weighing a new deal.Why UK property transactions are slowing, and how long homes are really taking to sell in 2026.The hidden cost of the "wait and see" approach, and why hesitation is losing buyers their deals.What expat buy-to-let mortgage options and Sharia-compliant finance mean for overseas investors.Guest: Shaz Ahmed, founder of Eland Property Finance and host slot "Mortgage Monday" — a UK mortgage and property finance specialist known on Instagram as @whereshaz.If you're a remote investor trying to make sense of UK mortgage rates in 2026, this monthly finance update gives you the real mechanics behind the headlines — so you can decide your next move rather than sit on your hands.KeywordsUK property, UK property finance, UK property market, UK mortgage rates, UK property investment, UK expat property, UK mortgage update, property transactions UK, UK house sales statistics, UK residential mortgages, UK buy to let, expat buy to let mortgages, UK swap rates, UK base rate, UK property affordability, UK property market predictions, UK lender incentives, Sharia compliant mortgages UK, Gatehouse Bank mortgages, Tipton and Coseley expat mortgage, property finance news UK, mortgage fees UK, mortgage incentives UK, property market trends UK, How do swap rates affect UK mortgage rates?, UK expat buy to let mortgage options, Mortgage incentives for expats in the UK, Gatehouse Bank Sharia compliant mortgages for UK property, Middle Eastern investors buying UK property, Average time to sell a house in the UK 2024, UK property affordability issues for first-time buyers, AI in UK property finance and mortgage brokering, Impact of political changes on UK property finance, Expat residential mortgage vs buy to let mortgage UK, Bridging loan incentives for UK rental investors, Lender fee comparison for UK buy to let mortgages, Transaction times for rural vs urban UK property, Effect of Bank of England base rate holds on property, Discount cards for bridging loans UKCheck out our new YouTube Channel @ExpatPropertyStory
Transcribe →UK Property Market 2026: Is Now the Time to Buy? (Economist James Sproule)
4w ago00:30:03Tap to summarize#305Is now a good time to buy UK property, or should you wait?It's the question every overseas investor is asking in 2026 — and this week I put it to James Sproule, a former senior economic advisor at 10 Downing Street who now leads economic forecasting for a UK bank.This explores the UK property market outlook, and whether the timing is right to buy.James argues the market runs on two numbers most investors overlook — affordability and yield.He explains why the gap between property yields and the 10-year gilt yield is the single best signal of whether UK house prices are about to fall, hold, or rise — and why the recent correction in capital values was simple maths, not a landlord exodus.We get into whether the UK property crash has already quietly happened, masked by inflation, and why he believes a depressed market can be the savvy overseas investor's best friend.And we look at where interest rates and inflation are likely to head over the coming year, and what that means for anyone weighing up a UK purchase from abroad.What you'll learn:Why affordability and yields are the two numbers that actually drive the UK property market.How the gilt-yield-to-property-yield premium tells you when UK house prices are fairly valued.Why James believes the UK property crash has already happened — hidden by inflation.The Warren Buffett principle applied to UK property, and why current conditions may favour buyers.Where UK interest rates and inflation are likely to go, and how that feeds into house prices.Why the UK's long-term housing shortage keeps a floor under prices for overseas landlords.Check out our shorts on YouTubeOur WhatsApp groupProperty Engine discounts (Code: EXPAT)Starter: 30 day trialPro: 30 day trial/3 mths 1/2 price, Ultimate: 1/2 price 3 monthsGoalsettingLeave a review37 Question Due Diligence Checklist / Auction GuideOur Sponsors: Finnigan McNeill Property GroupGuest: James Sproule, economist, former Senior Economic Advisor to the UK Prime Minister, now head of economic forecasting at a UK bank.If you've been wondering whether UK property still stacks up for expat and overseas investors in 2026, this episode gives you the framework to decide — and in Part 2, James turns to the question of exactly where to invest.KeywordsUK property, UK property market, UK property investment, UK housing market, UK property prices, UK property yield, UK property affordability, UK real estate, UK buy-to-let, UK property forecast, UK property trends, UK property crash, UK house prices, property investment UK, investing in UK property, UK rental yield, UK residential property, UK property outlook, UK property values, Is now a good time to buy UK property, UK property market predictions 2024, How to invest in UK property from overseas, Best UK cities for property investment, UK property market analysis podcast, How inflation affects UK property prices, Tracking UK house price data, Comparing UK property yield and gilts, UK property crash explained, How to analyse UK property market, Impact of stamp duty on UK property, Factors affecting UK property prices, Should expats invest in UK property, Where to buy property in the UK in 2024, What drives UK house prices, UK property tax for overseas investors, What is the yield gap in UK property, How affordable is UK housing in 2024, Building a UK property portfolio as an expat, UK property vs government bondsCheck out our new YouTube Channel @ExpatPropertyStory
Transcribe →The Best UK Property Investment in 2026: Flats?
Jun 2800:09:58Tap to summarize#304UK property auctions are seeing a wave of caution following Keir Starmer's resignation Not to mention uncertainty around Andy Burnham's stance on landlords and stamp duty.But according to auction specialist Jay Howard from Hammered Auctions that nervousness is creating one of the best buying windows in years for an unloved asset class: flats.In this month's auction update, the Expat Property Guy and Jay break down why one and two-bedroom flats are sitting unsold at auction despite having no real defects.They also cover why most of the ESW1 cladding issues that scared buyers off for years are now resolved.And why political noise around leasehold reform is masking a genuine opportunity for UK property investors — including expats buying remotely.What you'll learn:Why political uncertainty (Starmer's resignation, Andy Burnham's potential mayoral influence) hit auction activity within 48 hours, while the open market typically lags 6-8 weeks behind.How professional auction traders read short-term weakness as a buying signal, and the 8-12 week capital cycle they typically work to.Why leaseholders are largely unaffected by current Leasehold Reform Act changes, even though freeholders are.The specific signs Jay looks for when judging whether a flat is a genuine bargain or genuinely risky (decent lease terms, resolved ESW1 certification, minimal refurb need).Why long-term buy-and-hold landlords are far less exposed to this volatility than short-term traders or sellers forced into a sale.If you're an expat investor wondering whether now is the time to pick up an undervalued UK flat at auction, this episode lays out exactly what to check before you bid.Check out our shorts on YouTubeOur WhatsApp groupProperty Engine discounts (Code: EXPAT)Starter: 30 day trialPro: 30 day trial/3 mths 1/2 price, Ultimate: 1/2 price 3 monthsGoalsettingLeave a review37 Question Due Diligence Checklist / Auction GuideOur Sponsors: Finnigan McNeill Property GroupWe discuss:UK Property Auctions React to Keir Starmer Stepping DownImmediate Impact of Political Uncertainty on UK AuctionsSavills and Auction House London Face Tough Auction DaysSpeed of Market Reaction in UK Property AuctionsEstate Agency Market Delays Compared to AuctionsUK Property Investors Show Caution Amidst Political ChangesAndy Burnham’s Property Stance Worries UK LandlordsUnelected Leaders and Lack of Manifesto Increase UK Property UncertaintyInvestor Behaviours Shift in Uncertain UK Property MarketsLong-Term UK Property Investors Less Price SensitiveYield Still Attractive Compared to UK Bank RatesRisk Profile Important for UK Property InvestingUK Property Traders Buy During Market WeaknessTrading Cycles: 8-12 Weeks in UK Property AuctionsEnd User Flats in UK Seen as UndervaluedLeasehold Reform and UK Flats Market ChallengesOpportunities in London Flats: Prices Drop SignificantlyHMOs in UK Hit by Rising Energy CostsCapital Appreciation Potential for UK Flats BuyersAdvice: Watch UK Property Auctions for Hidden OpportunitiesKeywordsUK property, UK property market, UK property auctionsBuying property UK, UK property investment, UK property trends, UK auction market, UK property trading, UK leasehold reforms, Property prices UK, Property investors UK, London property auctions, Auction buying tips UK, Impact of government on UK property, UK landlords, Property market uncertainty UK, Property sellers UK, Flats for sale UK auction, HMO investment UK, UK property yields, How political uncertainty impacts UK property auctions, Why are flats not selling in London auctions, Should I buy property at auction in the UK, Opportunities for property investors in UK auctions, Leasehold reform impact on UK flat prices, What to expect at UK property auctions July 2024, Tips for long-term property investment in the UK, Capital appreciation in London flats 2024, Risks and rewards for UK property traders, HMOs versus flats for UK property investors, Best strategies for selling property in UK auctions, How to join an auction buyers club in the UK, UK auction trading academy reviews, Effect of Andy Burnham on landlord policy UK, Double bank yield with UK property investmentCheck out our new YouTube Channel @ExpatPropertyStory
Transcribe →Why This Yacht Captain Invests in Affordable UK Property from Overseas
Jun 2400:31:36Tap to summarize#303Do you struggle with the idea of investing in UK property from overseas because of being hundreds or thousands of miles away? Well in this episode, you can draw inspiration from someone who’s not quite in the same boat as you, but he’s more than likely in a boat right now. Stefhan Malherbe is a South African yacht captain with over 20 years at sea and a passion for UK property. He started investing in South Africa, then bought duplexes in Florida and buy‑to‑let houses in the UK. In this episode, Stefhan reveals why he prefers to invest in sub 100K UK Buy-to-Let property.Check out our shorts on YouTubeOur WhatsApp groupProperty Engine discounts (Code: EXPAT)Starter: 30 day trialPro: 30 day trial/3 mths 1/2 price, Ultimate: 1/2 price 3 monthsGoalsettingLeave a review37 Question Due Diligence Checklist / Auction GuideOur Sponsors: Finnigan McNeill Property GroupWe discuss:Investing in UK Property from Overseas: Common ConcernsStefan Malherbe Shares His Expat Property JourneyFrom South Africa to South London: Early Career MovesBuying and Selling South African Real Estate: Key LessonsImpact of Currency Fluctuations on Property InvestmentsChallenges of Investing in Weak Currencies vs UK PropertyLearning Property Strategies From US Real Estate SeminarsSmall Multifamily Property Investing ExplainedBuying a Mobile Home Park: High Return Property StrategyManagement Challenges With Mobile Home Parks vs UK PropertiesTransitioning to UK Property Investment: Timeline and MilestonesBuying Residential Property in Guildford, UKUK Property Refurbishment: Adding Value and EquityUsing Cash-Out Refinance to Fund Buy-to-Let PropertiesOutsourcing UK Property Sourcing for Efficient ScaleComparing North vs South: UK Property Yields and PriceProblems Faced: Tenant Eviction in UK PropertyImportance of Rent Guarantee Insurance for UK LandlordsConveyancing Challenges for Overseas UK Property BuyersBuilding a UK Property Portfolio Remotely and EffectivelyKeywordsUK property, UK property investment, UK property marketBuy to let UK, UK property investor, UK property portfolio, UK property yields, UK rental property, UK property appreciation, UK house prices, Buying property in the UK, Expat property UK, UK property sourcer, UK property management, UK mortgage for expats, Guildford property market, Investing in Guildford property, Manchester property investment, Best areas to invest in UK property, Investing in UK property as an expat, How to build a UK property portfolio from overseas, Remote investing in UK property, Buy to let yields under £100,000 UK, Managing UK property from abroad, UK property cash out refinance process, Rental demand in Northern UK cities, Best property sourcers for UK expats, Challenges of UK conveyancing for expats, Mortgage options for foreign currency earners in the UK, Renting out your UK home while living overseas, The impact of currency fluctuations on UK property investment, Buy to let property management tips for expats, Pros and cons of UK buy to let for South African investors, Overcoming eviction issues in UK rental property, Comparing UK and US property investment experiencesCheck out our new YouTube Channel @ExpatPropertyStory
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