The Property Podcast
The Property Podcast from Property Hub (propertyhub.net) is the podcast for all property investors – new or experienced. Rob Bence and Rob Dix discuss a different property topic and property news item each week, passing on their knowledge and experience to the listeners. They both invest in UK Property so they practise what they preach. No hard sell, no bull just straight talking property investment advice!
Why the wealthy are leaving, and how AI fixed our boilers
Last year one man paid an estimated £330 million in tax. This year, the UK will get nothing...
Rob & Rob ask what happens to everyone else when the wealthy leave the country. They also put a landlord survey on management time to the test, and share how AI came to the rescue when both their boilers broke.
(02:14) The global league table the UK now tops, and it's not one to celebrate (06:15) Rob & Rob agree with Gary's Economics on the problem. So where do they part ways? (12:52) Would a 2% yearly tax on fortunes over £10 million raise as much as...ASK548: Should I leave the South East? PLUS: Are open houses a good idea?
Is it time to leave a strategy that's working and chase capital growth further from home? And should a new landlord show a property to every prospective tenant at the same time?
It's Tuesday, which means Rob & Rob is back answering your questions.
(00:48) Regan and his dad own two one-bed flats in Hemel Hempstead, both let at £1,100 a month. Should they keep buying more of the same, or switch to a cheaper area? Rob B explains why total return changes the sums, and Rob D weighs how long any advantage could last. (06:21) Laura's first buy-to-let is c...Autumn Budget 2026: Another tax rise for landlords
98 separate measures, and for property investors it all comes down to one line...
Recorded hours after the Chancellor sat down, Rob & Rob pick through the headlines and the extra tax heading for landlords who hold property in their own name.
They also weigh up the government's big promise on AI, then end on a positive note for anyone building a portfolio.
(00:49) Is that it? Why Rob & Rob came away from this Budget frustrated (06:12) Why the extra tax on property income won’t touch three in four new buy-to-lets (06:53) Long-standing landlords are left asking “why both...ASK547: Should I sell to clear my personal mortgage? PLUS: Are bungalows an opportunity?
Is it worth selling your investment properties to become mortgage-free? And why do bungalows get so little attention from investors?
Rob & Rob answer two tricky listener questions on this week's show.
(00:40) John owns two buy-to-lets in the North West, and selling both would clear his personal mortgage. Should he pay it off and save to go again, or reinvest somewhere with stronger fundamentals? Rob D weighs up the emotional side, while Rob B runs the cold, hard numbers. (05:21) Gareth has noticed bungalows often need work, but tend to sit on bigger plots with room to add...Budget rumours, rent challenges, and an AI that didn't hold back
A new Chancellor, a Budget rumour mill in full swing, and the first hard data on tenants who challenge a rent rise...
Rob & Rob weigh up what's likely to land next week and what it could mean for property investors. Rob D shares what he found when he got AI to work through every tribunal ruling since May. Then Rob B reveals what happened when he asked Claude to point out his blind spots. It didn't hold back.
(00:59) Ambition or a holding pattern? What Rob & Rob expect from this Budget (04:37) The capital gains tax rise that...ASK546: Help! Have I breached planning? PLUS: Should I move into a company?
What should you do if the council thinks your serviced accommodation breaches planning? And is it worth moving a buy-to-let you already own into a company?
It's Tuesday, so it's time for another episode of Ask Rob & Rob.
(00:36) Johnny turned his first buy-to-let into serviced accommodation in May, then got a letter from Leeds City Council about a possible planning breach. Should he put in a retrospective application? Rob D explains who to speak to before doing anything else, and the fallback if it doesn't go his way. (04:35) Warren has started letting out his two-bed flat...Market Update - October 2026
Mortgages keep getting dearer while the base rate stands still, house prices have stalled, and politicians are making promises again...
Rob & Rob explain why markets expect interest rates to go up over the next few years, even though the Bank of England might not want them to, and how that’s feeding through to the deals lenders offer.
They also get into the new admin heading landlords' way, two very different pitches from opposition parties, and why the building slowdown matters for buyers and renters alike.
(00:55) Six months without a base rate change, so wh...ASK545: Should I let my tenant skip the deposit? PLUS: Is it time to put the rent up?
Should landlords sign up to a no-deposit scheme? And what's the fairest way to put the rent up when it's fallen well behind?
Your questions answered on this week's episode of Ask Rob & Rob.
(00:36) Tim's letting agent has sent him a leaflet promoting Reposit, a deposit alternative scheme. Should he consider using one? Rob D looks at who these schemes serve, and the question he'd ask before letting a tenant skip the deposit. (03:11) Miss Moneypenny's tenants have been in for four years with no increase, and the property is taking heavy wear and tear. How should...Buy-to-let turns 30, Buffett bows out, and Kiyosaki's in $1.2bn of debt
One of the most respected investors on the planet has just stepped down at 96. Another says he's $1.2 billion in debt, and proud of it...
Rob & Rob mark buy-to-let's 30th birthday with three decades of Hamptons data, pick out the Buffett lessons that carry straight over to property, and ask whether Robert Kiyosaki's approach to leverage is one worth copying.
(01:01) What £1 put into buy-to-let in 1996 is worth today (01:31) The one thing Hamptons left out when comparing buy-to-let with the S&P 500 (08:19) How 12.5 cents led to what Warren Buffett called his worst investment decision (12:16) Why Buffett moved from b...ASK544: Should I keep my London flat? PLUS: How can I use AI to get ahead in property?
How do you use AI to get ahead in property? And when you buy a new home, is it worth letting out the old one?
It's Tuesday, which means Ask Rob & Rob is back answering your questions.
(00:51) Harley has a rent-to-rent unit under his belt and a job with an HMO developer in Leeds. With AI only getting bigger, how can he make the most of it throughout his career? Rob B explains the extra step most people skip, and why taking it puts you in the top 5% of AI users. (05:03) AJ is buying a new...Is being a landlord still worth it?
Everyone has an opinion on whether being a landlord still pays off. Very few have the data to back it up...
Richard Donnell, Zoopla's Executive Director - Research, is back on the show. Rob & Rob put the big question to him straight away, and his answer comes with a condition every landlord should hear. From there, he tests the headlines investors have been worrying about against the evidence.
(02:12) Are landlords really heading for the exit, and who's buying the homes they sell? (04:00) Why so many investors now expect to buy a property that needs work (06:44) What...ASK543: My non-paying tenant just became my colleague! PLUS: Should I buy this with cash?
Should you buy with cash or take out a mortgage when you're starting out? And what happens when the tenant you're evicting gets a job at your company?
Rob & Rob answer two tricky listener questions on this week's show.
(00:48) Alice has £600,000 saved and wants to get into property, but she's torn between flipping doer-uppers with cash and building a rental portfolio with a mortgage. Which way should she go? Rob B explains what needs to come first, before any strategy is on the table. (05:24) Mike's non-paying tenant is due to be evicted by bailiffs, but they’ve j...The unintended consequence of the Renters’ Rights Act that NOBODY is reporting
The Renters' Rights Act has been live for five months. The changes it's caused aren't the ones anyone was arguing about beforehand...
Rob & Rob get into the bidding ban that backfired, the financially secure tenants now struggling to rent at all, and the new fees letting agents are testing on landlords. Then they work out what £100,000 in savings is really earning once tax and inflation have taken their share, and what the same money does over five years in property.
(02:05) Inverse bidding wars, and why landlords are advertising rents above what they expect to get (06:54) Is t...ASK542: Should I add mortgage fees to my loan? PLUS: My tenant is running a business from my property - what now?
Should you add the mortgage fee to your loan, or pay it upfront? And if your tenant's running a business from your rental, what does that mean for your insurance and mortgage?
Rob & Rob tackle both questions on Tuesday’s Ask Rob & Rob.
(00:41) Esther is buying her first property through Property Hub and weighing mortgage deals with and without an arrangement fee. Should she pay the fee upfront or add it to the loan? Rob D breaks down the two options. (04:00) Lawrence and his brother have discovered their long-term tenants are running a commercial business from th...The man who sees every rent in Britain
Whatever the national rent headline says this month, there's a good chance it isn't describing everything...
Rob & Rob are joined by Richard Donnell, Executive Director of Research at Zoopla, who tracks what 9 million monthly users do on the site and how landlords and agents set rents in real time.
He takes them through what's driving the gap between one town and the next, and why the case for owning rental property looks nothing like it did 10 years ago. There's also a free tool to check what your own property should be letting for.
(02:30) The...ASK541: What advice would you give a first-time landlord? PLUS: Can I rent to a family member?
What would you do differently if you were buying your first buy-to-let today? And can you get a mortgage on a property you're planning to rent to a family member?
Your questions answered on this week's episode of Ask Rob & Rob.
(00:48) Anya is renovating her own home and plans to put the equity into her first buy-to-let, but she's hesitant about taking the plunge. How do you buy with confidence when it's your first? Rob B sets out what he'd put in place to take the guesswork out of it. (03:59) Sarah's second buy-to-let stacks up on...Market Update - September 2026
Bond markets are under pressure across the UK, the US and much of the world. That sounds like a problem for economists, but it has a direct impact on your mortgage...
Rob & Rob explain what's pushing government borrowing costs up, and why that's already showing up in swap rates and lender pricing.
With the October Budget on the horizon, fresh data on prices and rents, as well as a striking number on where professional investors are putting their money - there's a lot here that could change the maths on your next purchase.
(00:56) The...ASK540: How can I sell this property? PLUS: Is this rent increase allowed?
What do you do when a holiday let won't sell and keeps bleeding money every month? And when a new landlord inherits a rent set well below market value, how much of that gap can be closed, and how fast?
Rob & Rob tackle both questions on this Tuesday's Ask Rob & Rob.
(00:50) Stephanie's last remaining holiday let is losing money every month as mortgage rates bite, and it's been on the market for over a year. Is there anything left to try before covering the shortfall out of her own pocket this winter? Rob B runs through...Would Warren Buffett buy UK property?
Warren Buffett has never invested in property in his life. That doesn't mean his rulebook can't tell you if it’s worth investing right now...
Rob & Rob borrow the value investor's toolkit, the same one that made Buffett one of the richest people alive, and run UK property through it from first principles.
They build a fair value model using bond yields, price-to-income ratios and the cost of building from scratch, then compare it against what property is trading for today. The numbers say something most headlines aren't telling you.
(00:48) News story of the we...ASK539: Are period properties better than new build? PLUS: Is a 10% return too good to be true?
Do period properties really outperform new builds when it comes to growth? And if an investment comes with a guaranteed return of up to 10%, what’s the catch?
It’s Tuesday, which means Ask Rob & Rob is back answering your questions.
(00:45) Gina is starting out in London and has noticed new builds looking tired a few years after completion. Period or modern, properties, are there any rules of thumb? Rob D goes through what the Land Registry data shows, and what separates a development that holds its value from one that doesn’t. (05:21) Nora is looking at stu...Rob & Rob’s daily habits that make big things happen
Rob & Rob get asked how they fit it all in more than almost anything else. This week they answer it properly...
Pulling back the curtain on how they run their days, from the AI systems tracking what they've promised to the small rules that keep them consistent, this episode should help you optimise your day.
(00:58) News story of the week (02:26) Why the small, repeatable stuff is what makes the big achievements land (05:33) The template day, the 90% rule and the case for one less decision each morning (09:49) What it’s worth to choose your own inputs (15:23) The AI...ASK538: I can quit my job tomorrow. Should I? PLUS: How do I future-proof my portfolio for the kids?
What do you do when you've got enough to stop working, but spending it means you can never buy again?
And, even once you've built something worth passing on, how do you stop it being sold off the moment you're gone?
Rob & Rob answer two tricky listener questions on this week's show.
(00:41) Liam has an HMO, a couple of single lets and a construction company. He could replace his income tomorrow by putting his refinance money into two more HMOs, but that leaves nothing to recycle into future projects. Rob D refuses to treat...Market Update - August 2026
August is always a strange month for property. This one is stranger than usual...
There’s been good and bad news in equal measure, and often it looks like the headlines are pointing in opposite directions.
In our latest market update, Rob & Rob go through every number that moved: prices, rents, lending and what landlords are doing with their money. Sentiment is grim, the returns on offer are the strongest in years, and the space between those two things is the whole story.
(00:45) A new Prime Minister, a returning Housing Secretary, and two property po...ASK537: Is this ground rent clause a deal-killer? PLUS: Can my tenant stay after giving their notice?
Could a doubling ground rent clause be a hidden opportunity, or a deal-breaker you can’t afford to ignore? And what happens when your tenant gives notice but then refuses to leave?
Your questions answered on today’s Ask Rob & Rob.
(00:45) Charlie’s got properties with ground rent clauses that double every 25 years. Will lenders play ball? Rob B explains why leverage is everything here, and why the upcoming Leasehold Reform Bill could change the game of ground rents. (03:47) Ryan’s tenant gave two months’ notice but their onward move fell through, and his incoming tenant moved else...Our 700th episode special!
Here’s episode 700 of The Property Podcast, and Rob & Rob are marking the milestone by distilling everything they’ve learned across every single episode into 7 non-negotiable laws of property investment.
Miss even one, and your portfolio will suffer. Follow all 7, and the odds are stacked heavily in your favour.
(01:15) News story of the week (04:47) Law 1: Why property without leverage isn’t worth your time (11:15) Law 2: The long game (plus why your first year will be your worst) (15:22) Law 3: Every property must pay you to hold it (17:40) Law 4: Fundamentals drive everything (20:47) Law 5: Follow the data and ignore the no...ASK536: Would you buy a property with arrears? PLUS: Will this help me save faster?
Should you buy a property when the tenant already has rent arrears? And is there a smarter place to park your cash than a business bank account?
Your questions answered on today’s Ask Rob & Rob.
(00:44) James has found a property that ticks every box. The only exception is the tenant has rent arrears. Should he still go ahead with the investment? Rob B shares how to assess whether the discount you’d get makes the risk worthwhile. (05:51) Matt’s trying to build a deposit for his next investment as efficiently as possible. Are money market funds...The half-time predictions report
Six months ago, Rob & Rob made their property predictions for the year. So did the big-name forecasters. Now it's time to check the scoreboard.
Prices are grinding upward, rents are re-accelerating, and the base rate story has taken a turn nobody had in their January script. Rob & Rob break down what they got right, what they got wrong, and what this tells us about the rest of the year ahead.
(00:58) News story of the week (03:50) Who's closest on house prices and who needs a miracle in the second half (07:13) Every single city pick is beating the nationa...ASK535: Will tokenisation change UK property? PLUS: Can you use a buy-to-let mortgage for short lets?
Could tokenising property on the blockchain actually revolutionise how we buy and sell in the UK? And if you’re planning to do short-term lets, could the wrong mortgage choice put your entire investment at risk?
Your questions answered on Ask Rob & Rob.
(00:46) Robert’s wondering whether the tokenisation of real estate assets could soon become a reality in the UK. Could there be any opportunities there? Rob B explains why, despite the technology being raring to go, the centuries-old UK conveyancing system and Land Registry mean it may take a while. (03:53) Sara is buying a one...Hub Extra's that have stood the test of time
You’ve heard hundreds of Hub Extra recommendations over the years. But which ones actually stuck? Rob & Rob have gone back through a decade of picks to find the ones they’d still recommend today.
(00:53) News story of the week (02:50) The books Rob & Rob still recommend to everyone (08:01) YouTube channels worth subscribing to (10:22) The timeless TV shows that are still worth your time (11:12) Podcasts that Rob & Rob strongly rate (12:27) The tech recommendation that’s replaced all the othersLinks mentioned:
Massive growth of landlord companies still acceleratingBooks:
Bad Blood American Kingpin Die With Zero ...ASK534: What happens when a good tenant fails referencing? PLUS: How to align your mortgage expiry dates?
Has your tenant been paying perfectly for years, only to suddenly fail their rent referencing renewal? Plus, how do you unlock the equity you need when you’ve got multiple mortgages expiring at different times?
Rob & Rob answer two tricky listener questions on this episode.
(00:41) Peter’s tenant has been reliable for years, but has just failed a re-referencing check, meaning the rental insurance won’t renew. What should he do? Rob D weighs up whether it’s worth proceeding without cover, and what he can do to get the tenant over the line. (03:19) Philip has three pr...We'd sell every property we own if this happened
Every property investor says they'd never sell up. Rob & Rob aren't every investor - and they've got a surprisingly specific list of things that would make them walk away for good.
From rent controls to deflation, they lay out the exact scenarios that would make them walk away from property investing, plus the things that plenty of people worry about but don't bother them at all.
(00:56) News story of the week (04:31) The things that wouldn’t stop Rob & Rob investing (09:00) Why a genuine shift in supply and demand is the thing that could end it all (11:45) No...ASK533: Could your lender pull the rug on your mortgage? PLUS: Should deposits rise with rent?
Could a lender ever pull the rug and demand your mortgage back early? And should you be topping up your tenants’ deposits every time the rent goes up?
Your questions are tackled on this week’s Ask Rob & Rob.
(00:44) Josh wants to know, due to economic uncertainty, whether a lender could ever demand full repayment before the end of the term - even if he’s never missed a payment. Rob B draws on experience from the last market crash to explain what lenders do when property values drop. (04:35) Luke rents in Hong Kong where deposit top-up...Market Update - July 2026
A record amount of money is flooding into UK property, yields have hit levels we haven't seen in years, and stamp duty reform is back on the agenda. Rob & Rob explain what it all means for investors right now.
So, if you’re wondering what’s really going on with house prices or trying to figure out if now’s the time to act, this one’s packed with signals you won’t want to miss.
(00:44) Why the UK’s borrowing position makes the next move so tricky (03:42) House prices are up 2.2% but asking prices just had their bi...ASK532: Why are there so many solicitors involved when purchasing a buy-to-let? PLUS: Should I be planning for future tax changes?
Why are so many solicitors involved when buying a buy-to-let? And should you be planning for the worst with prospective tax changes on the horizon?
Your questions, answered on this week’s Ask Rob & Rob.
Rob B's worst tenant EVER! (It took bailiffs AND police to get him out)
What happens when a tenant fails referencing, talks their way in, and then refuses to leave for over two years?
Well Rob B experienced this exact scenario...
From fabricated sob stories to AI-generated legal threats, in this episode, Rob B shares the most extreme tenant horror story from his 20-year property career.
(00:50) News story of the week (04:15) How a failed reference and a convincing sob story led to the worst tenant decision Rob B ever made (08:07) The breaking point when enough was enough (10:07) Why getting a court order was just the beginning (17:47) The eviction...ASK531: Why is this valuation so low? PLUS: How do I save faster?
It’s Tuesday, which means it’s time for Ask Rob & Rob - and this week’s episode tackles two topics that come up time and again for investors.
(00:37) Jack has bought his first buy-to-let through a limited company and wants to know the smartest way to save for the next one. Rob D explains why the snowball effect means he’s closer than he thinks, and what really matters at this stage. (03:17) Liam’s mortgage valuation has come back £40k below what he thinks the property is worth - so has he overpaid? Rob B explains why valuers hav...What would Prime Minister Andy Burnham mean for property investors?
A new Prime Minister is heading for Downing Street - but is that a good thing or a bad thing for property investors? Rob & Rob break down what Andy Burnham as PM could mean, what he might do, and what you should be doing right now.
(00:47) News story of the week (02:43) The rumoured changes to stamp duty - and what could replace it (07:48) What a Capital Gains Tax alignment could mean and who would be hit the hardest (11:25) Andy Burnham's actual track record on property: grants, fines, and what he’s done as a landlord himself (17:24) Rent controls - t...ASK530: Is this short lease worth it? PLUS: How do I keep up with two sets of laws?
Whether you’re eyeing up a leasehold flat or juggling property rules on both sides of the Welsh border, this week’s Ask Rob & Rob tackles two very different but equally common worries.
(00:46) Jessica’s found a discounted buy-to-let with just over 100 years left on the lease, but is the discount a risk worth taking? Rob B explains exactly when a short lease should start ringing alarm bells. (04:01) Emma invests in Wales and is branching into England -, but the differences in licensing, notices and tenancy rules are overwhelming. Rob D breaks down why it’s less scary than it...The AI advantage - the free tool that's outperforming most strategies
This might be the most valuable episode Rob & Rob have recorded all year.
AI is changing the way property investors manage their portfolios, spot deals, and save hours of time every week. But most people are either ignoring it completely or dabbling without any real direction.
In this episode, Rob & Rob break down exactly how you can put AI to work - whether you're analysing deals, managing tenants, or building your own custom tools from scratch.
(01:40) Half of all first-time buyers now receive financial support from family members – what Savills' latest findings mean for the marke...ASK529: Have I made a big mistake? PLUS: Can this help me with Renters' Rights?
Got a new build that’s not hitting the rent you expected? Or are you looking for a resource that has all the latest updates from the Renters’ Rights Act? This week’s episode of Ask Rob & Rob has you covered.
(00:46) Dan's new build is sitting empty with rents well below his projections. He has a few solutions to this, but what’s the best approach? Rob B explains why the worst thing he can do right now is something drastic. (06:59) Holly’s wondering when How to Be a Landlord will be edited to cover the Renters’ Rights Act? Rob D rev...