The Property Podcast

An expert who correctly predicted the 2008 financial crisis says UK property prices will crash in late 2026. Fred Harrison, the economist who pioneered the 18-year property cycle theory, is doubling down on his prediction – and his track record means we can’t ignore it. Rob & Rob examine Harrison's latest forecast, unpacking what that could mean for investors right now, pressure‑testing the call against today’s market and asking what would need to happen for it to play out.  (04:44) What is the 18-year property cycle? (08:50) Could the cycle be broken? (10:25) Conditions from the previous crash compared to today (13:32) What mortgage lending standards reveal about crash conditions (15:26) The silent property crash that’s already happened (19:05) The weakest part of the theory (24:00) Hub Extra  Links mentioned:  BBC News article - Could Manchester be a model for the UK to kickstart growth? Read here Drowsy Sleep Mask: Get here  Enjoy the show?  Leave us a review on App

It's Tuesday, which means it's time for another Ask Rob & Rob!   (0:45) AJ purchased his first two buy-to-lets using bridging finance and is now remortgaging onto longer-term deals. As part of the process, his lender required him to take independent legal advice – something he found surprisingly intimidating. He asks Rob & Rob whether it’s normal for these meetings to feel so daunting, or if it’s just him.  (05:34) John bought a property for £60K, which is now worth £120K, with no mortgage attached. He wants to move it into a limited company to be more tax efficient. His estate agent suggested he sell it to himself at the original price to avoid capital gains, but his accountant has warned that HMRC may see this as tax avoidance. He asks Rob & Rob whether this strategy stacks up – or if it’s a red flag waiting to happen.  Enjoy the show?  Leave us a review on Apple Podcasts - it really helps others find us!  Sign up for our free weekly newsletter, Property Pulse  Send us your question here

Rates are holding, but only just. The Bank of England's decision came down to a single vote, which tells us everything about where things are heading next.  In this month's market update, Rob & Rob break down what a near-miss rate cut means for property investors, why house prices are quietly building momentum, and the surprising direction rents are taking. Plus, there's a significant shake-up coming for ground rents that could transform flat values overnight.  (00:59) News story of the week  (03:41) House prices break through £300k for the first time  (07:03) Why rents are cooling off after years of aggressive rises  (11:26) Ground rents capped at £250 – what it means for flat owners  (14:52) EPC deadlines slip again, plus the 100-day countdown to rental reform  (15:52) Hub Extra    Links mentioned:   Fable book club app: Get here  Enjoy the show?  Leave us a review on Apple Podcasts - it really helps others find us!  Sign up for our free weekly newsletter, Property Puls

Got a property question that's been keeping you up at night? Every Tuesday, Rob & Rob are here to help. (00:45) Ryan’s completed his first buy-to-let purchase, securing a hefty £35,000 discount. His original plan was to refurbish and refinance, but with local prices rising, he’s now questioning whether it makes more sense to sell and reinvest in a high-quality property in a limited company instead. He turns to Rob & Rob to help him decide whether to stick with the original plan or pivot while the markets on his side.   (05:48) Matt's first property deposit was saved in a stocks and shares ISA, and he got lucky – cashing out at just the right time to fund his purchase. Now he's saving for his second investment and asks Rob & Rob whether he should take the same approach again, or if there's a smarter way to build up that next deposit.  Enjoy the show?  Leave us a review on Apple Podcasts - it really helps others find us!  Sign up for our free weekly newsletter, Property Pulse  Send us your

The best time ever to invest in property? That’s a bold claim – but the data backs it up, and almost nobody has noticed yet.  Rob & Rob break down what they’re calling the “silent crash”: headline prices look flat, but once you adjust for inflation, UK property is back at 2013 levels. Yields are up, borrowing costs are falling, and the market is quietly offering some of the best opportunities in years.  (01:02) News story of the week  (04:04) The inflation-adjusted chart that shows why property is undervalued  (07:59) Why sentiment is at rock bottom, but the fundamentals are strong  (10:07) How even a tough decade can deliver strong returns with leverage  (14:30) Falling rates, rising rents, improving yields - the perfect storm  (18:51) Hub Extra   Links mentioned:  Google Gemini – Get here  Enjoy the show?  Leave us a review on Apple Podcasts - it really helps others find us!  Sign up for our free weekly newsletter, Property Pulse  Find out more about Property Hub Invest

It's time for your weekly dose of Ask Rob & Rob – let's get stuck into two new questions!   (0:46) Dan's been approached by a rent-to-rent company offering to lease his property on behalf of the council. They’re promising guaranteed rent, full management, and to return the property to its original condition. It sounds almost too good to be true – so he turns to Rob & Rob to find out if it really is.  (5:04) Tim's an expat about to buy his third UK buy-to-let. His first two are held in his personal name and sit comfortably within his tax-free allowance. He’s wondering whether setting up a limited company might future-proof his portfolio, even if it means paying corporation tax immediately and asks Rob & Rob for their advice.  Enjoy the show?  Leave us a review on Apple Podcasts - it really helps others find us!  Sign up for our free weekly newsletter, Property Pulse  Send us your question here – just hit record!.  Find out more about Property Hub Invest 

The rules of money have changed – and most people haven't noticed yet. What worked for the last 20 years won't work anymore, and if you don't adapt, you'll be punished financially.   Rob & Rob break down exactly why government debt now determines everything about your financial future, from how much things cost to how your investments perform. Consider this your blueprint for understanding why leveraged property investment isn’t just smart, it’s now essential.   (0:50) News story of the week  (04:04) Why the old investment playbook no longer works  (09:34) The maths proving governments must keep inflation above interest rates  (12:31) Why bonds and stocks may deliver almost nothing after inflation  (15:18) Using the system's own tricks to build wealth through leveraged property  (20:13) Hub Extra  Links mentioned:  The Price of Money by Rob Dix (now available in paperback): Get here  Suno.com: Learn more  Enjoy the show?  Leave us a review on Apple Podcasts - it really helps

It's another week of Ask Rob & Rob, and we're tackling more real-life property dilemmas from our listeners.  (0:44) Mike’s built his property portfolio in his personal name and is now selling up, with plans to reinvest through a limited company. But he’s torn: should he put the money into two prime properties, or spread it across three more average ones? He turns to Rob & Rob for their advice.  (4:11) Nora’s been looking at assisted living investments, which are being marketed with guaranteed returns of up to 10% for a few years. She wants to know how these deals stack up in reality – are they suitable for hands-off income, what are the risks, and how do they perform when it comes to resale and long-term growth?  Enjoy the show?  Leave us a review on Apple Podcasts - it really helps others find us!  Sign up for our free weekly newsletter, Property Pulse  Send us your question here – just hit record!.  Find out more about Property Hub Invest 

Everyone’s wondering what the mortgage market has in store for 2026, so Rob & Rob have called in mortgage experts Kelly Rule and Nick Shepard to break it down.  From where interest rates are heading next to what’s really happening with lender fees and stress tests, they discuss what property investors can realistically expect over the coming months, while busting a few myths along the way.  (00:54) News story of the week.  (03:58) Buy-to-let rates now and where they’re heading.  (07:46) The truth about arrangement fees.  (11:26) Which lenders are offering the best deals this year?  (14:21) Are stress tests finally starting to ease?  (21:18) The mortgage myths catching investors out.  (27:20) Hub Extra.   Links mentioned:  The 10 UK locations which could see the biggest house price growth in 2026 – read here  Blackbird: Watch here  Chief of War: Watch here   Pluribus: Watch here  Enjoy the show?  Leave us a review on Apple Podcasts - it really helps others find us! 

It's time for your weekly dose of Ask Rob & Rob – this week we’re tackling broker fees and the age-old flats vs houses debate.  (0:45) Mussa currently uses a sole trader broker who doesn't charge a fee. He's been looking at other brokers who charge £500-800 but can't see what extra value a paid broker would offer, given they all have access to the same lenders and products.  So he’s put the question to Rob & Rob - is paying for a broker actually worth it? (5:20) Gina is building out her buy-to-let strategy and wants to know whether there’s any useful data to help decide which types of property to invest in. Houses or flats? Period homes or new builds? And should investors be worried about new builds losing their appeal over time?  Enjoy the show?  Leave us a review on Apple Podcasts - it really helps others find us!  Sign up for our free weekly newsletter, Property Pulse  Send us your question here – just hit record!.  Find out more about Property Hub Invest 

Rob & Rob are back with their hotspots for 2026, sharing their run-down of the best places to invest this year and why these locations deserve your attention.  They've split the picks into two categories - the obvious winners that keep delivering year after year, and the non-obvious picks that might surprise you, including one city that's never made the list before... They explain exactly why each location made the cut, from billions in regeneration spending to major supply crunches creating future opportunities.  (02:21) Why Donald Trump's proposed ban on large investors buying US homes could push UK prices up  (05:07) The obvious hotspots that keep delivering  (11:42) The non-obvious picks - places most investors overlook   (14:01) Why this city's moment has finally arrived after years of being "one to watch"  (16:02) The city that's never made the list before   (19:01) The controversial pick that could be the investment opportunity of the decade  (24:26) Hub Extra  Links mentioned:

Happy New Year and welcome to the first Ask Rob & Rob of 2026! We’re kicking off the year with more real-life property dilemmas from our listeners.  (0:45) Ed has released £100k from his home to start his property journey in buy-to-lets or flips. He’s spotted a two-bedroom flat in Kent above some shops but has learned that previous buyers couldn’t get a mortgage due to the commercial units below, making the flat around 50% cheaper than others locally. With a rental yield of about 11%, he asks Rob & Rob whether the potential income outweighs the risk of future valuation or remortgage issues.  (6:24) Paul’s been letting his property to an excellent tenant for five years with no issues. Since she last signed her lease 18 months ago, market rents have risen by 50%, and with the lease up for renewal soon, he wants advice on increasing the rent to align more with the current market while still being fair and rewarding his tenant.  Enjoy the show?   Leave us a review on Apple Podcasts - it really helps

It’s the episode everyone waits for each year, as Rob & Rob once again put their reputations on the line with their 2026 property predictions and after nailing last year’s calls, the pressure is on. Backed by decades of experience and insights from running a £100m property business, they share what they see coming for the UK property market in the year ahead.   (0:55) Rob & Rob’s predictions for 2026.  (1:25) Let’s start with house prices.   (4:15) The Robs’ predictions for the best performing areas.  (7:04) How about rents?  (9:22) What will interest rates look like for 2026?  (11:30) FTSE predictions.  (13:12) Will Bitcoin be up or down?  (15:00) The wild card predictions: World Cup  (17:00) Hub Extra.   Links mentioned:  Rob D’s book: 7 Myths About Money  Enjoy the show?  Leave us a review on Apple Podcasts - it really helps others find us!  Sign up for our free weekly newsletter, Property Pulse  Find out more about Property Hub Invest 

Wrapping up this mini series, Rob & Rob reveal the final building blocks – from choosing the right location, deciding where to invest and building the right team around you.  It’s all about bringing your planning, goals, and strategy together, so you can get going and make 2026 your best year in property yet.   (1:02) Location, location, location…   (8:22) Building your dream team.  Links mentioned:  Property Hub YouTube channel   Rob Dix books   Google street view   How to pick the perfect investment location   Should You Buy a Property in a Limited Company   Enjoy the show?  Leave us a review on Apple Podcasts - it really helps others find us!  Sign up for our free weekly newsletter, Property Pulse  Find out more about Property Hub Invest 

If you’ve listened to episodes one and two, you’ve hopefully figured out where you are now and have your goals in place – so what next?  In the third part of this mini series, Rob & Rob walk you through setting a winning strategy for 2026…  (1:40) Which property strategy is right for you?    (1:50) Property flips   (3:50) HMO’S (house in multiple occupation)   (5:22) Student lets   (6:42) Buy-to-let   (8:39) Short-term lets   Links mentioned:   Which property strategy is right for you?   How to create a property strategy, Part 1   How to create a property strategy, part 2   How to create a property strategy, part 3    Enjoy the show?  Leave us a review on Apple Podcasts - it really helps others find us!  Sign up for our free weekly newsletter, Property Pulse  Find out more about Property Hub Invest 

Setting goals is one of the most important steps to success in property, but it’s not just about jotting down a list of wishes, it’s how you set them that makes ALL the difference.  Join us for the second part of this series, as Rob & Rob break down their SMART goal approach, showing you how to create clear, practical goals that actually get results.  (1:28) Getting started…   (3:40) SMART goal setting   (9.50) Just do it!    Enjoy the show?  Leave us a review on Apple Podcasts - it really helps others find us!  Sign up for our free weekly newsletter, Property Pulse  Find out more about Property Hub Invest 

We want 2026 to be your best year in property yet, so we’re bringing back this four-part mini series designed to set you up for success.   After hosting The Property Podcast for over ten years and, behind the scenes, helping others grow their property portfolios, Rob & Rob know exactly what it takes – so there’s no better duo to guide you through your own journey.   In this first episode, they help you figure out where you are now and what effective planning looks like. Whether you’re just getting started or already have a few deals under your belt, this series will give you actionable advice and guidance for a successful 2026.  (1:06) Where are you now?   (4:00) What’s your skillset?  (5:05) Consider how much time you’ve got to spare   (7:22) The finance basics   (10:25) What’s coming up next?    Enjoy the show?  Leave us a review on Apple Podcasts - it really helps others find us!  Sign up for our free weekly newsletter, Property Pulse  Find out more about Property Hub Invest 

Right, let's be honest. Did you actually achieve what you wanted in 2025? Not "sort of" or "made some progress" - did you actually do it?  Most people listening to this will have fallen short. Maybe you spent another year researching. Maybe you were waiting for the perfect moment. Maybe you convinced yourself the market wasn't right, or you weren't ready, or you'd definitely do it next year.  We're not doing another year of that. This episode walks through exactly what stopped you last time (probably not what you think), how to get your strategy straight before you do anything else, and why the magic formula - leverage, inflation, time and a discount - is the only thing that really matters.  Whether you're starting out or you've already got a portfolio that's gone a bit stale, this is about the difference between people who spend 2026 learning and people who spend it doing.   We've also put together a free Property Goals Planner that breaks this down into actual monthly actions, because January enthusiasm

In this special Christmas Day episode, Rob & Rob take a moment to look back at the year that was 2025 – reflecting on the market, their business, and what’s to come in 2026. Plus, they give you a sneak peek at the content and tools they’ll be sharing next year to help you get ahead in your property journey.  (0:48) Looking back at property market in 2025.  (5:00) How’s the year shaped up for Rob & Rob?  (7:35) What does next year look like?  (8:20) Hub Extra  Links mentioned:  If books could kill – Listen here  Snipd – Try here  Half-Asleep Chris – Watch here  Playtomic – App here  Hardcore history – Dan Carlin  Enjoy the show?  Leave us a review on Apple Podcasts - it really helps others find us!  Sign up for our free weekly newsletter, Property Pulse  Find out more about Property Hub Invest 

As 2025 comes to a close, Rob & Rob look back at the standout episodes of the year – chosen by them, the team and, most importantly, you. Whether you’re catching up or revisiting the ones that really mattered, this roundup brings together the episodes that had the biggest impact.   (0:45) The standout episodes of 2025  (1:35) Producer Dan’s top pick  (2:25) Rob D’s standout choice  (3:55) The classic episode Rob B loves  (5:35) The most downloaded episode   Links mentioned:  TPP657 – Death of the Legacy Landlord  TPP655 – This Property Formula Will Make You Rich  TPP625 – Monopoly Strategy – Step by Step  TPP627 – Does Property Really Beat Shares  TPP654 – Buy Now or Regret Forever? The data everyone is missing  TPP638 – Is This The Best Market For Over 40 Years?  Enjoy the show?  Leave us a review on Apple Podcasts - it really helps others find us!  Sign up for our free weekly newsletter, Property Pulse  Find out more about Property Hub Invest