The Property Podcast
Rob Bence and Rob Dix from The Property Hub 1 296 episodes Nov 10, 2026
The Property Podcast is a UK property investment show hosted by Rob Bence and Rob Dix of Property Hub. Each week they discuss a property topic and a property news item, sharing their own investing knowledge and experience. The podcast is aimed at both new and experienced property investors. It offers straight-talking advice without hard sell or hype.
Episodes
ASK549: Can I buy somewhere I've never been? PLUS: Is it time to give up on flats?
Can you buy with confidence in a city you've never lived in? And with flats having a bad press, should you be selling yours?
Rob & Rob tackle both on this Tuesday's Ask Rob & Rob.
(00:17) Robin lives in London but finds it unaffordable, so is looking at places like Coventry and Nottingham. But how do you get to know an area from a distance? Rob D reveals the free tool he calls his secret weap
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)
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
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 ca
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 fundamenta
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'
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
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
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 le
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-le
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 mo
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.
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 wa
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 take
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 upfron
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 o
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 confiden
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 numbe
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 f
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 bui
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
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 mak
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 tomor
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
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 wh
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 is
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 discoun
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
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 opportuni
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 ti
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 insur
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
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
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
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.
(00:41) Colleen’s in the process of buying two buy-to-let properties but has been hit with unexpected legal fees from multiple solicitors. Is it normal to hit this many hurdles?
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 convi
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)
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 an
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.
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 tena
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 r
The property market is crashing (and nobody's talking about it)
There’s been a property crash. A big one. And nobody’s talking about it.
Rob & Rob reveal the silent property crash that’s been hiding in plain sight. But before you panic, this might be the best possible news for investors who are still building their portfolios.
(00:46) News story of the week
(02:09) The silent property crash explained: How inflation has wiped 17.4% off real house prices
ASK528: Does this inheritance tax strategy really work? PLUS: Bridging loan vs equity for a first BRR?
Can you gift a property straight into a limited company? And should you use a bridging loan or equity for your first BRR project? Rob & Rob tackle both on this Tuesday’s Ask Rob & Rob.
(00:38) Fred’s relative wants to pass him a property to reduce their inheritance tax bill, but can it go directly into his limited company? Rob D explains why that’s probably not a good idea, breaking down the i
Market Update - June 2026
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
ASK527: Can I refinance forever? PLUS: My tenant is demanding an EV charger!
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 ou
The hidden landlord shift (this data shocked us)
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 everyth
ASK526: Should I overpay my mortgage? PLUS: Can I bet on house price movements?
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 agai
Inside Rob B’s first investment of 2026
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
(
ASK525: Has the market just crashed? PLUS: Should I make these upgrades now or wait?
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 thi
The best property deals are hiding in plain sight (4 ways to find them)
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
ASK524: Are high mortgage rates here to stay? PLUS: Does it make sense to buy now?
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 r
Market Update - May 2026
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-so
ASK523: Could this commuter hotspot boom? PLUS: The best way to read a property book?
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
Why 2026’s most hated property is really the most underrated
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 f
ASK522: Is now the time to sell? PLUS: Should I buy 2 HMOs?
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
Mortgage Market Update - April 2026
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 o
ASK521: Is bridging my only option? PLUS: How do I pass a portfolio on?
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 por
Location is no longer optional
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'v
ASK520: How do I get tax advice? PLUS: Ltd Co lending in Northern Ireland?
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 look
Our 3 best deals from the last 12 months
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
ASK519: Is a company worth it for just one more? PLUS: Serviced accommodation... yes or no?
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 existin
Market Update - April 2026
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
ASK518: Help! Lenders are declining me PLUS: Why interest-only mortgages?
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 s
The world is at war - should you invest?
Every time there’s a major global shock, the headlines say the same thing: uncertainty, panic, wait and see.
But when you look at what happens next, a very different pattern emerges.
Rob & Rob unpack what the conflict in Iran means for mortgage rates, investor confidence and the UK property market. But rather than speculating about what happens next, they look at what has happened, analysing
ASK517: Are house prices silently crashing? PLUS: How do I avoid a disaster?
Got a burning property question? Rob & Rob are back every Tuesday answering yours. This week:
(00:42) Jamie's noticed that house prices have barely moved while inflation has been running hot. Is this the "silent property crash"? And could it go on for years? Rob D explains why policymakers might prefer it this way, and why it's secretly great news if you're a property investor with a mortgage.
The books that changed our lives
This isn't a property episode, but it might be one of the most valuable ones yet. These are the six books that genuinely changed Rob & Rob's lives, and they could change yours too.
Because while most property investors obsess over yields, capital growth, and the best places to buy, none of that matters if you haven't got your mindset right first. Everything from business to personal fulfilment,
ASK516: Help - My portfolio is costing me sleep! PLUS: Will this stop me selling my flat?
It's Tuesday, so it’s time for another Ask Rob & Rob episode!
(00:45) Chris has built a portfolio of 8 properties, all rented to government-backed social care providers, but the Renters' Rights Bill is giving him sleepless nights. Is he right to be worried? Rob B explains and shares the one thing all landlords can do to put their mind at ease.
(06:43) Michelle's trying to sell a flat, but a pote
The Worst Places To Buy In 2026
There’s one mistake you absolutely can’t afford to make when investing in property, and that’s buying in the wrong area.
In this episode, Rob & Rob break down the locations they’d avoid right now, and more importantly, why they don’t stack up.
From regions hitting affordability ceilings to ultra-cheap bargains that drain your profits, they reveal the locations that trip up investors time and
ASK515: Should I move into a company? PLUS: Rescue my poor credit rating!
It's time for another episode of Ask Rob & Rob, where we tackle your property questions. Here's what's coming up this week...
(00:42) Dan's credit score keeps taking a hit with every new buy-to-let purchase, but does it even matter? Rob D explains why lenders care far less about that number than you think.
(03:39) Joe wants to transfer a property from his personal name into a limited comp
Market Update - March 2026
The UK property market has quietly hit record highs – but is anyone actually paying attention?
February's data reveals a market that's technically stronger than it's been in years, yet sentiment hasn't caught up. Rob & Rob break down the numbers that matter, from surprising regional rental gaps to the mortgage market improvements that could fuel the year ahead.
(0:54) House prices reach ne
ASK514: How do I find a good solicitor? PLUS: Should I renew this tenancy?
Got a property question that's been keeping you up at night? Every Tuesday, Rob & Rob are here to help.
(00:33) Chris's letting agent wants to charge him a renewal fee for a tenancy that expires mid-April – just two weeks before the Renters' Rights Bill makes fixed-term agreements a thing of the past. With rolling contracts about to come in, is there any point paying to renew? He asks Rob & R
Stop worrying about the wrong things (and start worrying about this)
As a property investor, it's completely normal to worry. But too often, that worry is focused in the wrong places.
Rob & Rob have spoken to thousands of investors over the years, and they've noticed a pattern: worry tends to be misdirected. In this episode, they're setting the record straight by running through the concerns you can safely strike off your list and highlighting the ones that genui
ASK513: Should I move North? Plus: Is Scotland a no-go?
It's Tuesday, which means it's time for another Ask Rob & Rob!
(00:38) Connor's been eyeing up Scotland for investment, but the recent wave of rental reforms has left him wondering if it's still a viable option. With rent caps, new legislation, and landlords reportedly heading for the exits, he asks Rob & Rob whether the impressive yields on paper are worth the regulatory uncertainty.
(04
Are you prepared for this huge tax change?
Millions of landlords are about to face one of the biggest tax changes in years. Making Tax Digital for Income Tax kicks in from April, and if you're a landlord earning above certain thresholds, the old "shoebox of receipts" approach is officially over. Rob & Rob bring in tax expert Nadeem from Provestor to break down exactly what's changing, who's affected, and the practical steps you need to tak
ASK512: How can I manage from afar? PLUS: I'm not ready for this big tax change!
It's time for your weekly dose of Ask Rob & Rob – let's get stuck into two new questions...
(00:47) Shahid has built a solid property portfolio within a 10-mile radius of where he lives, but he’s now setting his sights on high-growth areas further afield. His concern? How to manage properties hundreds of miles away without being on hand for tenant issues. He turns to Rob & Rob for their advice
He called two property crashes: Is 2026 really next?
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
ASK511: Am I wrong to be scared? PLUS: Can this trick cut my tax bill?
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 i
Market Update - February 2026
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 co
ASK510: Should I flip this property? PLUS: Can I make my savings work harder?
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 ins
Why now is the best time ever to invest
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
