Afleveringen
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Net migration is down 48%, house prices are slipping, and construction has hit its lowest point since lockdown. Rob & Rob unpack the biggest property stories of the month - one where the mood and the opportunity couldn’t be further apart.
(00:40) Why the rental market will feel the migration crash before house prices do
(04:15) Interest rates are held, but the reason behind it isn’t exactly cheerful
(05:11) House prices are finally catching up with sentiment, with the north-south gap getting starker
(11:06) Mortgage rates are coming back down and lenders are cutting aggressively
(13:05) Why the Government’s housing target is a fantasy
(16:30) Rent growth’s cooling, so why are professional landlords planning to expand?
(19:44) Hub Extra
Links mentioned:
ONS Net migration statistics
Bank of England interest rates may not need to be increased
Yubikey security key
House prices:
Nationwide’s House Price Index
Halifax’s House Price Index
Zoopla’s House Price Index
Savills downgrades house fall
Mortgages:
Mainstream lenders extend cuts
Planning and supply:
Planning applications hit record low
All three categories of construction work fall sharply
Rents:
ONS private rent and house prices
Only 1% of professional landlords plan to leave the market
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Can you keep a buy-to-let mortgage forever? And is a landlord required to install an EV charger? Your questions answered on this week’s episode of Ask Rob & Rob.
(00:45) Amit is worried that as he gets older, lenders will eventually refuse to mortgage his buy-to-lets. Rob B reassures him that this fear is largely overblown, explaining what you really need to watch out for when taking equity out over the long term.
(03:56) Sue wants to know if she’s obliged to pay for an EV charger that a tenant is requesting? Rob D lays out exactly where she stands.
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Zijn er afleveringen die ontbreken?
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Landlords are leaving the market in droves... so why have property purchases by institutional investors just hit their highest level since 2016?
Rob & Rob unpack surprising new data that flies in the face of everything you’re hearing about the rental market, and what it means for anyone investing right now.
(00:48) News story of the week
(06:12) The surprising data that contradicts everything you’ve been hearing about the buy-to-let market
(08:47) The regional split where investors are stacking up
(11:06) One group of landlords is exiting - but who’s buying their properties?
(13:09) Why today’s yields could be the early signal of rising prices
(20:00) Why the people waiting for confidence to return will be the ones who miss out
(21:17) Hub Extra
Links mentioned:
NRLA - Struggling tenants risk being locked out of rental market
Hamptons data
Use NotebookLM
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It’s Tuesday, which means another episode of Ask Rob & Rob!
This week, should you pay down your buy-to-let mortgage or keep leveraging? Plus, can you profit from house price movements without buying a property?
(00:37) Amy’s tempted to start overpaying the mortgage on her highest-rate investment, but is she giving up the biggest advantage of property investing in the process? Rob D warns against letting short-term frustration drive the decision.
(05:42) Noel reels off a list of ways to profit from regional house price movements without buying property, but which one's the best option? Rob B reveals which one he’d consider - and why others are best avoided.
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What makes an experienced investor pull the trigger in today’s market? Rob B shares his first investment of 2026 - and the deal he secured might be the best argument against sitting on the sidelines.
Why that area? Why now? Rob & Rob break down the deal to reveal the discount, the fundamentals and why this was an opportunity Rob B simply couldn't walk past.
(00:46) News story of the week
(03:06) What made Rob B invest in this overlooked area
(09:00) The negotiation that knocked £40,000 off the price - and why discounts like this won’t survive a market recovery
(13:08) The fundamentals behind Rob B’s investment - from major employers to billion-pound investments for a brand-new train station
(20:42) Why investors who wait for confidence to return will be the ones who miss out
(24:10) Hub Extra
Links mentioned:
1 in 4 homes bought in the North of England are from investors
Download the Pliability app
Subscribe to Tone and Tighten on YouTube
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Is the 18-year property cycle about to trigger a crash? Plus, with EPC rules changing, should landlords be upgrading now or holding off? Your questions answered on this week’s episode of Ask Rob & Rob.
(00:45) Phil's wondering, could the conflict in Iran spark a property crash and prove the 18-year cycle right? Rob B explains why he’s confident enough to go on record saying it won’t happen this year.
(06:08) Pete's properties are rated D and E. Should he start upgrading now to meet the 2030 EPC deadline? Rob D reveals why waiting for the new criteria could save you thousands and a lot of unnecessary hassle.
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Sentiment is at rock bottom. But average discounts are falling. That makes no sense, until you understand where the real deals are hiding...
We’re currently seeing some of the best discounts we’ve ever come across. So, how are we finding them?
In this episode, Rob & Rob reveal four distinct strategies for landing a genuine deal in today’s market, laying out exactly where the right opportunities are and how to grab them before the window closes.
(01:00) News story of the week
(03:15) What record low sentiment and average discounts shrinking mean for your negotiating strategy
(09:57) How to turn the auction market to your advantage
(17:36) Why new-build developers are under more pressure than at any point in the last decade
(23:26) Why waiting for the market to “feel better” is the exact opposite of what you should be doing
(25:19) Hub Extra
Links mentioned:
What the King’s Speech said about leasehold reform
Want to use AI without Wi-Fi? Try Locally AI on your device
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Mortgage rates have spiked, but is that a reason to pause your investment plans? Plus, what should you do when a deal falls through and rates are climbing? We answer these questions on today’s episode of Ask Rob & Rob.
(00:43) Sam’s worried about rising mortgage rates - will this be a temporary spike and is now the right time to invest? Rob B looks at what makes this a buyer’s market and the real cause behind the spike.
(03:51) Matthew’s deal fell through after the vendor refused to negotiate, and rising rates have left him wondering - should he sit tight? Rob D explains why now’s the time to push harder, not switch off.
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There’s so much happening in the UK property market right now, making it harder than ever to really understand what’s going on behind the headlines. So where does it leave you as a property investor?
Rob & Rob break down the most important property stories of the month, revealing what's really going on beneath the surface. From 700 rental properties being listed each day, to the widening north-south divide, this is a month where the data and the mood couldn't be further apart.
(00:55) Why the Bank of England held rates, and what a shock vote for an increase tells us about where things are heading
(04:25) The house price numbers that surprised even Rob & Rob
(10:42) Rent growth is at its slowest since 2022, so why should landlords expect that to change soon?
(15:10) Mortgage rates creeping up despite the base rate not moving – but there’s a smart play you can make right now
(17:19) Leasehold reform, Scotland’s tenant-first proposal, and the £400m it’ll take to set up a new tax
(21:51) Hub Extra
Links mentioned:
Bank of England held rates at 3.75%
Listen to Rob & Rob’s episode on the silent crash
Watch Company Retreat on Amazon Prime Video
House prices:
Nationwide’s House Price Index
Zoopla’s North-South divide widens
Monthly RICS survey results
Rents:
ONS Price Index of private rents
Savills: 254,000 former rentals listed for sale in 12 months
Renting is now cheaper than buying for the first time since June 2025
Mortgages:
Average landlord mortgage rate increases in 3 months
Policy and regulation:
Housing Minister backs off banning new leasehold flats
SNP pledges renters first refusal to buy when landlords sell
Mansion tax to cost Treasury £380m to set up
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Can a cheap commuter town actually be a smart investment? Plus, what's the best way to read Rob's latest book? We answer your questions in this week's episode of Ask Rob & Rob.
(00:40) Scott's bought a house in Mansfield. But can commuter towns with low entry points make for smart investments? Rob B explains the ripple effect happening across the country.
(03:51) Pierre's just picked up the second edition of How to Be a Landlord. Should he read it from cover to cover, or dip in and out? Rob D looks at how to get the most out of his latest edition.
Links Mentioned:
How To Be A Landlord (Second Edition)
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Flats vs. Houses? It’s one of the most heated debates in property investing. For years, the consensus has been to avoid flats.
But what if the reasons investors turned against them no longer apply?
Rob & Rob challenge the anti-flat mindset and explore why the ground has shifted without most investors noticing. The cladding crisis, COVID and spiralling service charges have turned investors away from flats. But with those factors fading, they unpack where the opportunity is for investors willing to go against the crowd.
(01:13) News story of the week
(03:26) Do the common assumptions against flats still hold up, and what do flats offer that other properties can’t?
(10:04) The major events that turned investors against flats and the changes since that have gone unnoticed
(17:05) Is the price gap between flats and houses here to stay?
(18:24) Four non-negotiables to check before buying any flat
(24:06) Hub Extra
Links mentioned:
CityAM: Downing Street rules out rent freeze
Check out Speeed’s YouTube channel
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It’s time for your weekly dose of Ask Rob & Rob - let's get stuck into two new questions!
(00:42) Fatai is looking to sell up, but with so much global uncertainty, is now really the right time? Rob B looks at what history tells us about timing the market during periods of instability.
(04:35) David wants to jump straight into two student HMOs, but is it wise considering he’s never ventured into this market before? Rob D explains why going all-in could backfire, and why taking a more measured approach might pay off.
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Mortgage rates are moving, and if you’re an investor trying to work out what to do next, you’re not alone.
Rob & Rob bring in expert, Nick from Framework Mortgages to get straight answers on what’s happening with rates, where they’re likely heading and what investors should be doing right now.
This episode will get you up to speed on the impact of swap rates, the Renters’ Rights Act, pressure of a global conflict, and more.
(01:01) News story of the week
(04:48) What swap rates are, why they matter more than interest rates and where they sit right now
(10:21) What will trigger lenders rates to rise and fall
(13:46) Whether the Renters’ Rights Act will impact mortgage stress tests and lending criteria
(16:19) Your best options if your fixed rate is about to end
(18:16) Nick's crystal ball prediction for where rates will land by late summer, and how to time your next investment around it
(21:47) Hub Extra
Links mentioned:
Average new seller asking prices rise by 0.8%
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It’s Tuesday! Which means it’s time for another episode of Ask Rob & Rob.
(00:41) Luke's bought his ninth property, but the valuer deemed it unfit to live in. He’s been told bridging loans are now the standard route but is that his only option? Rob B explains how to turn a lending headache into a stronger deal and why this is a perfect situation for negotiation.
(03:51) Alex has built a portfolio of four properties, but the condition of his health has made him think about legacy planning. How can he pass his portfolio onto his family? Rob D walks through a smart process for getting your ducks in a row before speaking to a tax adviser.
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Think it doesn't matter where you buy your investment property? The numbers say otherwise...
Rob & Rob use real world examples, comparing two investors who start with the same £100,000 but buy in different regions. Using Land Registry data, Zoopla yields and Savills forecasts, they show how one investor ends up £83,000 ahead after just 10 years, simply because of where they chose to buy. If you've ever felt the pull to invest close to home, this one might change your mind.
(01:03) News story of the week
(02:52) Why investing close to home could be costing you tens of thousands
(04:49) The data that blows apart the “growth in the south, yield in the north” myth
(07:12) How affordability ratios reveal where the real opportunity lies right now
(09:51) A 10-year worked example comparing two investors with the same starting cash – and the huge gap that location alone creates
(13:35) Getting over the emotional barrier of investing away from home
(18:24) Hub Extra
Links mentioned:
Share of flipped homes falls to decade low
Zoopla’s UK’s highest yielding buy-to-let hotspots
ONS private rent and house prices
Use Google Gemini as a search engine
Prefer taking in information through audio? Use Google NotebookLM
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Welcome back to Ask Rob & Rob!
(00:41) Michelle’s considering buying a fourth property to add to her portfolio but knows she’s probably missing out on tax efficiencies. She’s wondering how she can find the right person to help her. Rob D gives a three-tiered approach to sourcing the right professional, and how to use AI tools to sift through forums and find specialists.
(04:01) Frank’s looking into a limited company but has apprehensions. He’s trying to keep his income below the 40% tax rate and is wondering if this is a good strategy? Rob B advises why staying below the 40% threshold is a short-term fix that won’t last and discusses why Northern Ireland’s growth makes up for the higher costs in the meantime.
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Rob & Rob do something they've never done in over 10 years of podcasting...
They’ve pulled back the curtain on three real deals that Property Hub Invest sourced for investors last year.
From tenanted stock in an unexpected city, to a luxury development in a property hotspot, and a clever off-plan opportunity. Each deal is completely different, but they all show what's achievable when you refuse to settle in a buyer's market.
(00:51) News story of the week
(03:22) A tenanted portfolio in a city most investors overlook, with a 12% discount. Plus, why “cheap” can be a trap (and what affordable really looks like)
(08:46) A premium development in a prime spot, a huge 16% discount and investors saving up to £60,000+
(14:10) An “off-plan”, city-centre deal that wasn’t really off-plan. Already built, already tenanted, with proven rental demand.
(18:42) Why these deals show it’s an investor’s market right now, and why Rob & Rob are calling this your wake-up episode
(21:38) Hub Extra
Links mentioned:
The Iron Snail YouTube channel
Rob B’s perfect white shirt from UNIQLO
Zara ATHLETICZ
Check out our YouTube channel - Property Hub UK
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It’s Tuesday, which means it’s time for another episode of Ask Rob & Rob!
(00:41) Andy's been stuck for three years. He owns four properties in his own name which has pushed him in the higher tax bracket. He’s wondering whether setting up a limited company for just one more property is worth the hassle? Rob D breaks down when a limited company makes sense, the real cost of transferring existing properties, and why doing nothing might be the riskiest option of all.
(04:51) Dan’s heard that serviced accommodation is a “goldmine” ...but is it really? Rob B explains why these "strategies" are just creating a job for yourself and where you should put your money instead.
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It’s market update time and there’s a lot to unpack...
Rob & Rob dig into the impact on the market from the conflict around the world, reporting on house prices and a fascinating picture of where UK property investment is heading.
(0:44) Nationwide’s report on house price growth
(2:33) Rightmove’s 11-year high supply
(3:15) Strong rental yields blast past 8% nationally, and higher in other areas
(5:47) Rents for new lets climbing again, including London back on the up
(6:44) Post-covid figures, proving the return to city living is real
(8:29) What landlord demographics tell us about where the market is heading
(12:00) Mortgage market data in a volatile world and Bank of England rate decision
(14:36) Renters’ Rights Act updates ahead of 1st May
(15:55) Hub Extra
Links mentioned:
Use Claude for Excel
House prices:
Nationwide’s house price index
Rightmove’s 11-year house supply
Rents:
Rental yield rise
Newly-let rents turn positive
ONS private rent and house prices
Landlord behaviour:
Property118 Q1 landlord sentiment survey
Population of landlords with fewer properties decline
Population of limited company landlords rise
Mortgages/Interest rates:
Bank of England’s Rate
Mortgage market impact on the conflict in Iran
Renters’ Rights:
Renters’ Rights Act Information Sheet
Pegasus Insight: 25% of landlords unaware of RRA changes
London Assembly Housing Committee: 2/3 of tenants unaware of RRA changes
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Let’s jump straight into some more listen questions, with your latest episode of Ask Rob & Rob.
(00:42) Irfan's been investing for a decade, but a surprise affordability rejection has left him worried about being asset rich and cash poor in retirement. Rob D explains why capital raising triggers extra scrutiny, why specialist lenders are often a better bet than high street ones, and why this shouldn't put you off your long-term plans.
(05:51) Imran wants to know why landlords choose interest-only mortgages when surely, you're left with the full debt at the end? Rob B breaks down the cash flow and stress test arguments, then reveals how inflation is silently destroying your debt while growing your assets at the same time.
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Find out more about Property Hub Invest - Laat meer zien
