Property Developers Playbook
Property Developers Playbook is a podcast hosted by Jonathan Stobbs and Kieron Shepherd, both experienced developers and main contractors. It explores strategies, challenges, and rewards of real estate development, offering actionable insights for contractors transitioning into development or investors looking to scale. Each episode features interviews with top developers, common pitfalls, innovative solutions, and the mindset needed to succeed in property development.
Episodes
65: Talking Interior Design And Property Development With Tanith McKenzie
In this episode, Jonathan and Kieron sit down with residential interior designer Tanith McKenzie to unpack the vital role interior design plays in profitable property development. Tanith clears up the misconception between basic interior styling and structural interior architecture, highlighting why developers need design input during the blueprint phase rather than after first fix.
KEY TAK
64: Contaminated Land, Japanese Knotweed & Hidden Costs: Uncovering Site Constraints
In this episode, Jonathan and Kieron dive deep into the hidden hazards lurking beneath property development sites. From soil contamination and historical land usage to invasive plant species like Japanese knotweed, they break down why a clean-looking plot can often be deceiving.
KEY TAKEAWAYS
Looks Can Be Deceiving: A site may appear flat, clean, and ready for construction, but historical
63: When Deals Go Wrong: Navigating Property Development Failures
In this episode, Kieron flies solo while co-host Jonathan takes a break to deliver an honest, candid look at the uncomfortable reality of property development: failed deals, lost capital, and unexpected setbacks. Kieron shares behind-the-scenes stories from his own portfolio, including a promising five-house development that unraveled due to planning restrictions and a high-margin site he had to w
62: Not All Leads Are Deals: How to Filter Property Opportunities
In this episode, Jonathan Stobbs and Kieron Shepherd dive discuss the essential skill of evaluating and filtering property development leads. For new and scaling developers alike, it is easy to fall into the trap of "shiny penny syndrome," treating every incoming lead like a goldmine.
KEY TAKEAWAYS
Filter Fast to Protect Your Time: New developers often jump at every opportunity, but early disqua
61: 3 Truths Every Property Developer Needs to Hear: Save You Time, Money and Stress
In this special solo episode of the Property Developers Playbook, Jonathan Stobbs takes the mic to share some candid, actionable advice for developers and business owners at every stage of their journey. While Kieron's away, Jonathan breaks down three critical mindset shifts required to thrive in the demanding world of property.
KEY TAKEAWAYS
Delegate to Elevate: You cannot and should not
60: The 80% Secret: Why Interior Design Matters
In this episode, Jonathan and Kieron dive deep into the often misunderstood world of interior design in property development. After sharing an exciting update on their latest acquisition, a massive office-to-residential conversion in Cornwall, the duo address one of the biggest pitfalls developers face: injecting personal taste into target-market designs.
KEY TAKEAWAYS
Design for the Marke
59: Inside Our 9 Apartment Office Conversion: Saltash Development Update
Jonathan Stobbs and Kieron Shepherd pull back the curtain on one of their live developments, Saltash — an office-to-residential conversion — in a "developer diary" style update. They walk through how the site was sourced, the funding structure, the technical curveballs thrown up during construction, and the lessons learned so far.
KEY TAKEAWAYS
Sourcing the Deal: The Saltash site (officially St
58: Why Most People Never Achieve Their Full Potential: The Comfort Zone Trap
In this episode of the Property Developers Playbook, hosts Jonathan Stobbs and Kieron Shepherd delve into the importance of stepping out of your comfort zone, particularly in the realm of property development and business. They discuss how fear often holds us back from taking necessary steps and share personal anecdotes about overcoming anxiety in various situations, from networking events to clie
57: Your Network Is Your Net Worth: The Power Of Relationships
In this episode, Jonathan Stobbs and Kieron Shepherd dive into the lifeblood of property development: networking. They explore why your network truly dictates your net worth and detail exactly how to build essential relationships with vendors, agents, planners, and builders.
KEY TAKEAWAYS
Property is a Relationship Business: While it may look like an industry built strictly on land and bricks,
56: The Most Underrated Skill In Property: The Art of Following Up
In this episode, Jonathan Stobbs and Kieron Shepherd tackle one of the most overlooked yet crucial skills in business: the follow-up. They discuss the staggering statistics behind why most people fail by giving up too soon and reframe the word "no" as simply a defensive buffer, meaning not right now.
KEY TAKEAWAYS
Redefine Rejection: A "no" is often an automatic, protective buffer meaning "not
55: Save Thousands on Your Build With We Are Ease: The Construction Management Advantage
Construction Management is not for the faint hearted or the
amateur developer. Most developers should use a main contractor for
their developments — but there is an alternative route for those who
want greater control over costs.
Jonathan Stobbs and Kieron Shepherd are joined by Andrew Doidge of We Are Ease, one of the Southwest's leading construction management consultancies, to break down ho
54: How to Get Started in Property Development: No Money, No Experience, No Problem
Property development shouldn’t feel like a closed shop reserved for the elite, but the reality is that most people who want to jump in never actually take that first step.
This conversation strips back the jargon to look at what it really takes to move from being a tradesperson or professional into delivering multi-unit projects. It’s not just about having a massive pot of cash; it’s about the m
53: How to Save Thousands on Property Developments: Through Value Engineering
Stop letting over-engineered building specs swallow your hard-earned profit margins. Navigating the balance between what an architect dreams up and what actually makes financial sense on the ground is a constant battle for property developers. Managing a development budget isn't just about finding the absolute cheapest materials; it is about strategic value engineering. Cost engineering simply man
52: How to Negotiate Property Deals: Negotiation Secrets Every Developer Must Know
Negotiation isn't just about the number on the page; it’s about making sure the deal actually stacks before you even pick up the phone. Too many developers are flushing hundreds of thousands down the drain by overpaying at the front end because they haven't done the legwork.
We’re stripping back the "Art of Negotiation" to show you how professional due diligence becomes your ultimate leverage wh
51: Company Structures for Property Developers: What You Need to Know Before You Buy
One of the most common questions from anyone getting into property development — and one of the most misunderstood. Jonathan and Kieron break down the company structures every developer needs to understand before they buy a single brick. From the risks of lumping everything into one trading company, through to SPVs, holding companies and joint venture structures, this episode covers the landscape
50: 50 Episodes Later... We're Launching On Youtube
We’ve reached a massive milestone—it’s our 50th episode!. To celebrate, we are stepping out of our comfort zone and taking the podcast visual with the launch of our YouTube channel, Property Developers IQ. Looking back at our first 49 episodes, we reflect on the steep learning curve of moving from spreadsheets and construction sites to the podcast mic.
In this episode, we dive into the core philo
49: How Do Development Valuations Actually Work: Demystifying Property Development Valuations
In this episode, Jonathan and Kieron break down the critical processes of valuations and drawdowns. They explain how developers can successfully extract money from their lender by working effectively with the Monitoring Surveyor, who acts as the primary gatekeeper for the funds.
KEY TAKEAWAYS
The Monitoring Surveyor is the Gatekeeper: The MS works independently on behalf of the lender to verify
48: How to Evaluate a Site Before You Buy - Part 2: The 8 Pillars of Site Assessment
Ever feel like you’re playing detective when assessing a potential development site? We’re back for part two of our deep dive into the eight key areas of deal assessment, moving beyond the basics into the "heavy lifting" of environmental risks and legal minefields. From the nightmare of protected bat hotels to the surprising discovery of a wolfhound buried on-site, we share the technical hurdles t
47: How to Evaluate a Site Before You Buy - Part 1: The 8 Pillars of Site Assessment
In this episode, Jonathan and Kieron explore the transition from finding a site to truly understanding its potential and pitfalls. Many beginners make the mistake of running a financial viability assessment before looking at the physical and legal reality of the land. They introduce a framework of eight key risk areas, focusing today on the first four: Planning Risk, Physical Site and Building Con
46: How to Find A Perfect Development Area: The GOLDMINE Framework
In this episode, Jonathan and Kieron share their GOLDMINE framework for identifying the perfect location for your next development project. Drawing on their experience in the Cornwall property market and beyond, they break down the GOLDMINE acronym a comprehensive toolkit designed to help both new and scaling developers move from guesswork to data-driven decision-making.
KEY TAKEAWAYS
A step-by
45: Biggest Health & Safety Mistakes Some Developers Make: And How To Avoid Them
In this episode, Jonathan and Kieron demystify the complexities of health and safety in the UK construction industry. From understanding the Construction (Design and Management) Regulations (CDM) to the practicalities of site setup, like welfare units and M-class vacuums - they cover it all. Whether you’re a seasoned developer or just starting your first project, this conversation highlights why y
44: Is Biodiversity Just A Cost Of Development: Or An Opportunity To Create Value
In this episode, Jonathan and Kieran dive into the mandatory Biodiversity Net Gain regulations in England and discuss how developers can reframe them from a frustrating hurdle into a value-adding opportunity. Before tackling BNG, the guys share an exciting update on their Liskeard office-to-residential conversion.
KEY TAKEAWAYS
Embrace 3D Modelling: Utilising 3D models and augmented reality for
43: How Do Developers Control Land: The Dark Art of Option Agreements
Jonathan and Kieron explore the world of ‘option agreements’. They share their recent experience meeting with a landowner and explain how these legal tools can be a game-changer for property developers, allowing them to control land without the immediate need for a full purchase. They cover the benefits for both developers and landowners, various deal structures, and the importance of professional
42: How to Balance Interior Design and Profit: Getting The Specification Right
In this episode, Jonathan Stobbs and Kieron Shepard dive deep into the delicate dance between high-end aesthetics and healthy profit margins. Drawing from their current "Woodlands" development and past conversion projects, the duo explores why you should never design for yourself, but always for the end buyer.
KEY TAKEAWAYS
Target Market is King: Always work backward from your Gross Developmen
41: How To De-Risk Your Development Appraisal: Stress Testing Deal Analysis
In this episode, Jonathan and Kieron dive deep into the analytical engine of property development: deal appraisal and financial modeling. Moving beyond the excitement of finding a site, the duo breaks down the core components of a professional appraisal, from Gross Development Value (GDV) and build costs to finance fees and section 106 agreements.
KEY TAKEAWAYS
The fundamental goal of an apprai
40: Securing Development Funding in 2026: Direct to Lender vs. Using a Broker
In this episode, Jonathan and Kieron break down the complexities of securing property development finance in 2026. The duo explores the ‘capital stack’, explaining the roles of equity, senior debt, and mezzanine finance, while comparing the pros and cons of working with brokers versus going directly to lenders. They share their understanding of the various fees involved, from arrangement and exit
39: How to Find Sites in 2026: Old Fundamentals, New Tech
In this episode, Kieron and Jonathan discuss the evolving landscape of site finding in 2026. While the core principles of development remain steady, the tools and technologies available to developers have shifted significantly. The duo explores traditional methods like direct vendor letters and building relationships with agents, while highlighting how new software and AI integration are streamlin
38: 5 Myths and Misconceptions of Property Development
In this episode, Jonathan Stobbs and Kieron Shepherd delve into the five core myths surrounding property development that often deter aspiring developers. Jonaathan & Kieron discuss misconceptions such as the need for substantial personal funds, the perceived safety of small developments compared to larger ones, and the belief that experience is a prerequisite for success in the field.
KEY TAKE
37: Which Contract is Right for Your Development: JCT Contracts and The Alternatives
In this episode, Jonathan and Kieron dive deep into the world of construction contracts, focusing on the industry-standard JCT (Joint Contracts Tribunal) and the more collaborative NEC (New Engineering Contract). They discuss why having a legal framework is essential for managing risk, cost, and timelines in property development, and also share highlight the importance of thorough administrative p
36: Why Traditional Tendering is Broken: Disrupting Contractor Procurement
Today, Jonathan and Kieron challenge the industry standard of traditional tendering. Speaking from both developer and main contractor perspectives, they dissect the inefficiencies, hidden costs, and frustrations of the ‘cheapest wins’ mentality. Jonathan and Kieron propose a more collaborative, transparent approach that prioritises realistic budgeting, early engagement, and building long-term part
35: Why You Don’t Always Need to Build
In this episode, Jonathan and Kieron debunk the common myth that being a property developer requires you to actually build houses. They break down the full development lifecycle, from sourcing land to securing planning permission, and explain why ‘building’ is actually just one of several potential exit strategies. The duo discuss the benefits of exiting early, such as selling sites with planning
34: Alter Architects - Designing for Developers. Architecture That Builds The Purpose of Place
Today, Jonathan and Kieron welcome Grant Shepherd from Alter Architects. Grant shares his journey from landscape designer to architect, detailing his experiences working with various property developers and the importance of collaboration in the industry. They discuss the nuances of architectural design, the significance of effective communication between architects and developers, and the challen
33: Top 10 Challenges in Property Development - Part 10: Mindset and Resilience
In this episode, Jonathan and Kieron delve into the often-overlooked challenge of mindset in property development. As they wrap up their mini-series on the Top 10 Challenges developers face, they emphasise the importance of resilience, mental health, and the ability to navigate pressure in the industry. The duo discusses the significance of setting goals, managing risks, and the value of having a
32: Top 10 Goal-Setting Tips for Property Developers in 2026
In this final episode of 2025, Jonathan and Kieron reflect on the lessons learned from the past year, and discuss their goals for 2026. They explore various goal-setting strategies, including the SMART framework and the significance of behaviour goals, while also addressing the challenges of instant gratification in today's society. They also share insights on effective networking, building a stro
31: 2025 in Review: Our Biggest Wins, Mistakes & Lessons
Today, Kieron and Jonathan take a look back at the challenges, lessons, and successes of their 2025 as they approach the Christmas season. They discuss their ambitious goals for the year, including various development projects such as Woodlands Ponsanooth, St. James Court, and Luxstowe House, while sharing insights on navigating the complexities of property development. The duo highlights the impo
30: Top 10 Challenges in Property Development - Part 9: Dealing with NIMBYs & Community Engagement
Today, Jonathan and Kieron delve into the ninth challenge property developers face: dealing with NIMBYs (Not In My Backyard), community and stakeholder engagement, and turning objections into opportunities. They discuss the importance of proactive community engagement, emphasising that it's not just a tick-box exercise but a crucial part of the development process. They highlight the value of earl
29: Building Your Future Success with the Property Developers Bootcamp
In this episode, Jonathan and Kieron unveil an exciting new initiative: their upcoming Property Developers Bootcamp. Drawing from the feedback received over 28 episodes, they address the common challenges faced by aspiring property developers, such as lack of confidence, knowledge of the industry, and the importance of building a reliable team. The bootcamp aims to provide a structured, hands-on l
28: Top 10 Challenges in Property Development - Part 8: Design, Sustainability & Value Engineering
In this episode, Jonathan and Kieron delve into the top challenges faced by property developers, focusing on the critical themes of design, sustainability, and value engineering: Building Smart, Not Expensive. They discuss the importance of balancing aesthetic appeal with budget constraints, emphasising the need for effective collaboration between architects and contractors from the outset.
KEY T
27: Top 10 Challenges in Property Development - Part 7: Project Management & Delivery
In this episode of the Property Developer's Playbook Mini Series on the Top 10 Challenges in Property Development, Jonathan and Kieron dive into the critical challenge that distinguishes successful developers: Project Management and Delivery: Running the Site, Not Letting It Run You.
They emphasise that even the best contracts and systems are useless if people don't communicate effectively, noti
26: Contracts, Clauses & Caution: Legal Tips From a Commercial Property Solicitor
In this episode, Jonathan and Kieron sit down for an interview with Jo Morgan, a partner at Coodes Solicitors, Head of their commercial property development department. Jo shares her insights on the critical legal aspects of property development, emphasising the importance of thorough due diligence and the potential pitfalls developers often encounter. They covers essential topics such as the sign
25: Top 10 Challenges in Property Development - Part 6: Legal and Compliance Risks
Jonathan and Kieron dive into one of the most critical, yet often underestimated, parts of development: legal and compliance risks. They note that every deal starts and ends with legals, and most project issues can be traced back to legal matters that weren't spotted early enough. This episode covers crucial areas like title issues, restrictive covenants, ransom strips, overage clauses, and the i
24: Top 10 Challenges in Property Development - Part 5: Market Risks
Today, Jonathan and Kieron take a look at the critical topic of market risk in property development. They discuss how economic changes, interest rate fluctuations, and local market shifts can significantly impact profitability for developers. The duo emphasises the importance of proactive planning and exploring multiple exit strategies to mitigate risks.
KEY TAKEAWAYS
Market risk in property de
23: Inside the Planning Process: Insights from an Ex Local Authority Planning Officer
Today, Jonathan and Kieron interview Rebecca Boyde, an ex-local authority planning officer turned consultant, shares her insights into the often complex and frustrating world of property development and planning. With a focus on the challenges developers face, Rebecca discusses the importance of having the right team in place, the necessity of engaging with local communities, and the pitfalls of c
22: Top 10 Challenges in Property Development - Part 4: Planning Risks
In this episode, Jonathan and Kieron take a look at one of the most challenging aspects of property development: planning permission and the associated regulations. They discuss the frustrations developers face when navigating the complexities of planning applications, including the impact of local authorities, ecological considerations, and the often lengthy approval processes.
KEY TAKEAWAYS
N
21: Top 10 Challenges in Property Development - Part 3: Construction Risks
In this episode, Kieron and Jonathan delve into one of the most challenging aspects of property development: build costs and construction risks. They discuss the impact of rising material prices, labour shortages, and the importance of effective communication between developers and contractors. The duo share their real-world experiences regarding the need for detailed planning, collaboration with
20: Preserving the Past, Building the Future: Archaeology and Heritage in Construction
Jonathan and Kieron take a look at the intricate relationship between archaeology, heritage, and property development. Following their previous discussions on the challenges faced by developers, they explore the importance of preserving historical sites while still delivering modern housing solutions. The conversation highlights real-life experiences, such as dealing with ransom strips and navigat
19: Top 10 Challenges in Property Development - Part 2: Finding the Money
Today, Jonathan and Kieron take a look at one of the most critical challenges in property development: securing the right finance and funding. They share real-life experiences, including Kieron's recent encounter with unexpected construction on his commercial site, highlighting the importance of proper planning and communication. They cover the complexities of financing, including the pitfalls of
18: Top 10 Challenges in Property Development - Part 1: Finding Sites
In this episode, Jonathan and Kieron kick off a new mini-series on the top 10 challenges in property development. They discuss the most critical step in any development project: finding a viable site. Jonathan and Kieron share their personal experiences, including a recent success with a commercial-to-residential conversion, and emphasise the importance of due diligence, networking, and creativity
17: From Flips & BRRR to Developments: Bigger Profits, Smarter Taxes
In this episode, Jonathan and Kieron look at the transition from flipping properties to engaging in larger-scale developments. They discuss the potential for greater profits, smarter tax strategies, and the overall benefits of development compared to traditional methods like flipping and BRRR (Buy, Refurbish, Rent, Refinance). The duo shares insights from their recent projects, including design re
16: Design & Development: Finding the Balance
In this episode, Kieron and Jonathan delve into the intricate relationship between architects and developers, emphasising the importance of collaboration over competition. They share insights from their recent project meetings, highlighting the need for architects to balance creativity with practicality and cost-effectiveness.
KEY TAKEAWAYS
Effective collaboration between developers and archite
15: Developing With Purpose: Building Homes, Building Communities
In this episode, Jonathan and Kieron delve into the concept of "Developing with Purpose." They share updates on their latest project involving the conversion of an office building into residential flats, highlighting the importance of creating homes that enhance community living. Jonathan and Kieron also note the balance between profit and purpose, exploring how developers can make a positive impa
14: AI in Construction: Hype or Game-Changer - Exploring the Future of Construction and Property Development
Jonathan and Kieron look at the intriguing topic of artificial intelligence (AI) in the construction industry, exploring whether it is merely hype or a genuine game changer. They share their recent experiences with percolation testing at a construction site and discuss the importance of networking within the property development community.
They also highlight both the potential benefits and chal
13: Time, Cost or Quality - Balancing Deadlines, Budgets, and Build Quality in Property Development
In this episode, Jonathan and Kieron delve into the concept of the development triangle, also known as the project management triangle or golden triangle, which encompasses time, cost, and quality. They discuss the challenges of balancing these three elements in property development, emphasising that achieving all three simultaneously is often elusive. They also share insights on value engineering
12: JV or Not to JV - Key Considerations for Joint Ventures in Real Estate Projects
In this episode, Jonathan and Kieron delve into the topic of joint ventures (JVs) versus traditional investment routes for property development. They discuss the nuances of JVs, highlighting the importance of collaboration, shared responsibilities, and the need for clear agreements to ensure successful partnerships. They also touch on their own personal experiences, the significance of networking,
11: Greedy Developers - Fact or Fiction - Navigating the Public Perception of Property Developers
In today's episode, Jonathan and Kieron review the perception people have of property developers, addressing common misconceptions and the challenges faced by the industry. They discuss the negative stereotypes often associated with developers, such as being greedy or shady, and emphasise the importance of understanding the risks and responsibilities that come with property development. Jonathan a
10: Navigating The Various Methods of Construction
In this episode, Jonathan and Kieron unmask the various methods of construction used in property development. They discuss the pros and cons of traditional brick and block construction, highlighting its reliability and buyer perception, while also exploring the growing popularity of timber frame and modular construction methods. They cover essential factors such as cost, timeframes, and the impact
9: 8 Steps To Success In Property Development: Planning Your Exit Strategy
In this episode, Jonathan and Kieron unveil the final step of their eight-step property development process: Exit Strategies. They emphasise the importance of starting with the end in mind, discussing various exit options such as build to sell, build to rent, supported living, and service accommodation. Jonathan and Kieron also highlight the significance of understanding market demands, tax implic
8: 8 Steps To Success In Property Development: Building 7th Step
In this episode, Jonathan and Kieron uncover the crucial 'build phase' of the 8-step development program, emphasising its significance throughout the entire development process. Kieron, with over 20 years of experience in the building trade, discusses the decision-making involved in choosing between managing the build yourself or hiring a main contractor. They highlight the importance of effective
7: 8 Steps To Success In Property Development: Funding 6th Step
In this episode, Jonathan and Kieron delve into the critical topic of funding development deals, marking the sixth step in their eight-step development plan. They discuss the importance of considering funding from the very beginning of a project, highlighting various financing options such as bridging finance, crowdfunding, and private investors.
KEY TAKEAWAYS
While funding is discussed as ste
6: 8 Steps To Success In Property Development: Planning
Breaking down the planning stage of property development is Jonathan and Kieron's main focus for this step. They discuss the importance of understanding planning applications, the role of planning consultants, and how local policies and Section 106 agreements can impact projects. They also share insights on managing planning risks, building a strong team, and whether to buy land with or without pl
5: 8 Steps To Success In Property Development: Securing The Deal
In today's episode, Jonathan and Kieron discuss the crucial fourth step in property development: securing the deal. They cover making offers, structuring professional offer packs, and effective negotiation strategies with vendors. Their conversation explores legal considerations, vendor finance, heads of terms, and overage agreements, while stressing the importance of market research, due diligenc
4: 8 Steps To Success In Property Development: Viability
Jonathan and Kieron continue their exploration of their 8 step property development program: assessing project viability. They explain how to calculate Gross Development Value (GDV), estimate build and development costs, and determine profit margins. They also cover soft costs, structural warranties, the significance of transparent, well-justified offers, and stress the importance of market resear
3: 8 Steps To Success In Property Development: Assessing
In this episode, Jonathan and Kieron explore the crucial second step of their property development program: assessing development opportunities. They discuss evaluating sites for viability, including checks on title registers, planning permissions, environmental constraints, infrastructure, and market demand.
KEY TAKEAWAYS
It's important to assess development opportunities after sourcing potenti
2: 8 Steps To Success In Property Development: Sourcing
In this episode, we dive deep into the nuanced world of adaptability, leadership, and innovation with a guest who straddles multiple disciplines—from elite military operations to high-level coaching. Jonathan and Kieron explore how individuals and organisations can build adaptive capacity, leverage feedback loops, and thrive under pressure. If you're navigating change, leading teams, or pushing th
1: Introducing: Property Developers Playbook
In this premiere episode of Property Developers Playbook, hosts Kieron Shepherd and Jonathan Stobbs introduce themselves, their backgrounds, and what inspired them to launch this podcast. With over 70 completed dwellings and 100 more in the pipeline, Kieron (a construction veteran) and Jonathan (an accountant-turned-developer) share how their complementary skillsets shape their approach to propert
Property Developers Playbook | Trailer
Property Developers Playbook is your go-to podcast to the world of property development and investment. Hosted by Jonathan Stobbs and Kieron Shepherd, who both have experience as developers and as main contractors, this podcast dives into the strategies, challenges, and rewards of real estate development.
Whether you're a contractor looking to transition into development or an investor looking t
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