The Property Podcast

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 how the market responded to Brexit, Covid, the Ukraine war, and the mini-budget. (02:27) How swap rates work and why mortgage products are disappearing from the market right now (04:52) The consistent pattern across Brexit, Covid, Ukraine, and the mini-budget – plus what property prices did each time (12:40) Why nervous markets create better deals, and how to think about the current window of opportunity (15:56) What rising mortgage rates mean in practice, and a simple example showing why they shouldn't change your decision (18:08) The lifelong investing lesson to take from all of this, and why Warren Buffett would love UK property right now (20:00) Hub Extra Links mentioned: Claude AI Obsessed with AI? Property Hub is hiring - get in touch Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Find out more about Property Hub Invest

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. (03:58) Marcus wants to shift his strategy towards higher yielding properties, but he's worried about the trade-offs... more maintenance, trickier tenants. Rob B explains how picking the right type of property avoids most of the headaches, and shares a painful (and expensive!) lesson about tenant insurance he'll never make again. Links mentioned: The Price of Money by Rob Dix Seven Myths About Money by Rob Dix Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Got a question? Send it in here. Find out more about Property Hub Invest

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, there's something on this list for you. (01:05) News story of the week (05:27) The book that made Rob D's friend realise he was trading years of his life (09:02) The timeless classic that turned Rob B into a better communicator (11:04) The one question that tells you where to focus, so everything else becomes unnecessary (13:30) The Tony Robbins book that accelerated Rob B's entire career (15:54) The two books that round out the list, including one Rob B bought before he even finished recording the episode Links mentioned: Die with Zero by Bill Perkins How to Win Friends and Influence People by Dale Carnegie The One Thing by Gary Keller and Jay Papasan Awaken the Giant Within by Tony Robbins How I Found Freedom in an Unfree World by Harry Browne Maximum Achievement by Brian Tracy Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Find out more about Property Hub Invest

It's 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 potential buyer has raised questions about whether it has a qualifying lease under the Building Safety Act (2022). Rob D breaks down what that means, why it matters, and the practical steps to stop it derailing the sale. Enjoy the show? Leave us a review on Apple Podcasts – it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Got a question? Send it in here. Find out more about Property Hub Invest

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 again. Whether you're about to make your first purchase or expanding your portfolio, this is the kind of episode that could save you from a very costly decision. They cover: (00:55) News story of the week (04:10) The worst-performing region right now – and why it won’t bounce back anytime soon (06:55) The area that boomed during the pandemic, but reality has well and truly caught up (09:21) Why chasing ultra-cheap property is a trap both Robs fell into and still regret (12:41) The "sinking ship" that's lost 25% of its value since 2014 – and is still falling (15:19) The quick-fire round: three more risky areas including regulation headaches, overseas traps, and single-employer towns (19:41) Hub Extra Links mentioned: How to Be a Landlord by Rob Dix - second edition Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Find out more about Property Hub Invest

It's time for 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 company to save on tax. Sounds sensible, but the Stamp Duty bill might make it a costly mistake. Rob B walks through a simple calculation to see if it's worth it. Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Send us your question here – just hit record!. Find out more about Property Hub Invest

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 new peaks (2:28) Record supply and 40% of homes now cheaper to buy than rent (4:54) North East rental growth hits 8% versus London's 1.1% (8:20) Mortgage market improvements and the Bank of England rate decision (9:15) Renters' Rights Bill updates (14:30) Hub Extra Links mentioned: Personal Tax Receipt calculator: Get here London’s 2026 Housing Crisis Explained: Watch here House prices: Halifax House Price Index The Guardian/UK Housing Market Property Industry Eye/Chain fragility Rents: ONS Private Rent and House Prices SafeDeposits Scotland data Mortgage/Interest rates: Mortgage Rate Radar Middle East conflict hits market sentiment Renters' Rights Govt updates student possession grounds in RRA The Telegraph/Reform pledge to scrap renters’ rights EPC/Tax: Landlord EPC “bills” Limited company landlords taking bigger share of market MTD will impose fines and penalty points Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Find out more about Property Hub Invest

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 & Rob whether he can push back. (03:43) Matt wants to find a good solicitor to help get his property deals through, but it's proved tricky. The local firms he'd trust aren't on his lender's panels, and the big nationwide ones that are, have let him down on service. He asks Rob & Rob how they go about finding reliable professionals to work with. Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Send us your question here – just hit record!. Find out more about Property Hub Invest

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 genuinely deserve your attention. (01:35) News story of the week (04:44) The things you can stop worrying about (21:19) What you should focus on (27:36) Hub Extra Links mentioned: Ikea Standing Desks They Just Changed Property Tax Forever! Watch on YouTube here Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Find out more about Property Hub Invest

It's 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. (04:04) Tim's got £30K in a Lifetime ISA and is considering relocating from London to Liverpool or Manchester to get on the property ladder. His plan? Buy a two-bed and rent out the spare room to help cover the mortgage. He asks the guys whether this strategy makes sense – and what he should be thinking about before making the move. Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Send us your question here – just hit record!. Find out more about Property Hub Invest

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 take now to avoid getting caught out. (01:04) News story of the week (04:36) What Making Tax Digital actually means and how it changes (09:05) The income thresholds that determine when you'll be affected (14:09) The best way to work with your accountant (26:21) Hub Extra Links mentioned: Provestor MTD Software: Link here Chikko Coffee: Get here They Just Changed Property Tax Forever! Watch on YouTube here Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Find out more about Property Hub Invest

It's time for your weekly dose of Ask Rob & Rob – let's get stuck into two new questions... (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 on making remote investing work. (05:14) Jane's been hearing rumblings about ‘Making Tax Digital’ and wants to know what landlords should be doing to prepare. She asks the guys if they can shed some light on what's coming and when. Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Send us your question here – just hit record!. Find out more about Property Hub Invest

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

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

Rates are holding, but only just. The Bank of England's decision came down to a single vote, which tells us everything about where things are heading next. In this month's market update, Rob & Rob break down what a near-miss rate cut means for property investors, why house prices are quietly building momentum, and the surprising direction rents are taking. Plus, there's a significant shake-up coming for ground rents that could transform flat values overnight. (00:59) News story of the week (03:41) House prices break through £300k for the first time (07:03) Why rents are cooling off after years of aggressive rises (11:26) Ground rents capped at £250 – what it means for flat owners (14:52) EPC deadlines slip again, plus the 100-day countdown to rental reform (15:52) Hub Extra Links mentioned: Fable book club app: Get here Economy: Bank of England Monetary Policy Report⁠ EY ITEM Club Winter Forecast⁠ House prices: Halifax House Price Index⁠ The Guardian / Ministerial Interview⁠ RICS UK Residential Market Survey⁠ Rents: HomeLet Rental Index⁠ ⁠Zoopla Rental Market Report Mortgages: ⁠Bank of England Credit Conditions Survey⁠ Legislation/Government: Department for Energy Security & Net Zero⁠ ⁠Ministry of Housing (MHCLG) Update Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Find out more about Property Hub Invest

Got a property question that's been keeping you up at night? Every Tuesday, Rob & Rob are here to help. (00:45) Ryan’s completed his first buy-to-let purchase, securing a hefty £35,000 discount. His original plan was to refurbish and refinance, but with local prices rising, he’s now questioning whether it makes more sense to sell and reinvest in a high-quality property in a limited company instead. He turns to Rob & Rob to help him decide whether to stick with the original plan or pivot while the markets on his side. (05:48) Matt's first property deposit was saved in a stocks and shares ISA, and he got lucky – cashing out at just the right time to fund his purchase. Now he's saving for his second investment and asks Rob & Rob whether he should take the same approach again, or if there's a smarter way to build up that next deposit. Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Send us your question here – just hit record!. Find out more about Property Hub 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 years. (01:02) News story of the week (04:04) The inflation-adjusted chart that shows why property is undervalued (07:59) Why sentiment is at rock bottom, but the fundamentals are strong (10:07) How even a tough decade can deliver strong returns with leverage (14:30) Falling rates, rising rents, improving yields - the perfect storm (18:51) Hub Extra Links mentioned: Google Gemini – Get here Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Find out more about Property Hub Invest

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

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

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

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

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

Rob & Rob are back with their hotspots for 2026, sharing their run-down of the best places to invest this year and why these locations deserve your attention. They've split the picks into two categories - the obvious winners that keep delivering year after year, and the non-obvious picks that might surprise you, including one city that's never made the list before... They explain exactly why each location made the cut, from billions in regeneration spending to major supply crunches creating future opportunities. (02:21) Why Donald Trump's proposed ban on large investors buying US homes could push UK prices up (05:07) The obvious hotspots that keep delivering (11:42) The non-obvious picks - places most investors overlook (14:01) Why this city's moment has finally arrived after years of being "one to watch" (16:02) The city that's never made the list before (19:01) The controversial pick that could be the investment opportunity of the decade (24:26) Hub Extra Links mentioned: Trump wants to ban large investors: Read here High Performance Habits by Brendan Burchard: Link here Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Find out more about Property Hub Invest

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

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

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

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

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

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

Right, let's be honest. Did you actually achieve what you wanted in 2025? Not "sort of" or "made some progress" - did you actually do it? Most people listening to this will have fallen short. Maybe you spent another year researching. Maybe you were waiting for the perfect moment. Maybe you convinced yourself the market wasn't right, or you weren't ready, or you'd definitely do it next year. We're not doing another year of that. This episode walks through exactly what stopped you last time (probably not what you think), how to get your strategy straight before you do anything else, and why the magic formula - leverage, inflation, time and a discount - is the only thing that really matters. Whether you're starting out or you've already got a portfolio that's gone a bit stale, this is about the difference between people who spend 2026 learning and people who spend it doing. We've also put together a free Property Goals Planner that breaks this down into actual monthly actions, because January enthusiasm means nothing if you hit November and realise you've done nothing. (1:05) Did you do everything you wanted in 2025? (2:50) Stop waiting for ‘perfect’ (7:10) Get your strategy straight (11:00) The magic formula (15:50) Actions for 2026 (17:50) Looking ahead - what's coming (25:20) Your 2026 action plan (20:57) Hub Extra Links mentioned: Fable: Get the app Rob & Rob AI: Link here The Property Wealth Formula: Join the webinar Understanding the investors magic formula: Take the course This property formula will make you rich: Listen to the episode How Goal Setting will change your life: Listen to this episode The Property Hub Goals Planner: Download here Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Find out more about Property Hub Invest

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

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

Rob & Rob kicked off the year with their usual round of property predictions. Nearly twelve months on, it’s time to see how those calls held up - the wins, the surprises, and everything in between. (0:50) News story of the week. (3:50) Let’s begin with The Robs’ house price predictions… (5:27) Did they get the top cities right? (7:23) What about the London market? (9:27) How did their rental predictions fare? (11:15) Did they get their interest rates right? (13:05) FTSE 100 predictions. (14:20) Boom or bust with Bitcoin? (18:49) Hub Extra. Links mentioned: UK to miss 1.5m new homes target: read here Wisprflow: Link here Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Find out more about Property Hub Invest

It’s the final market update of the year, and Rob & Rob discuss an unexpected drop in house prices, the regions feeling it most, and the real impact of the recent Budget on property investors. Plus, they reveal the biggest property story no one’s talking about… yet. (0:42) News story of the week (2:25) Regional house prices (5:20) The Budget impact (6:42) Renters’ Rights update (7:15) The story no one’s talking about (11:10) The Robs’ take on the year (14:30) Hub Extra Links mentioned: Rightmove: house price index Home track report - 1.8% fall in asking prices: read here Black Bird: Watch here Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Find out more about Property Hub Invest

It’s the last Ask Rob & Rob of 2025, and Santa’s back! Rob & Rob have made Santa’s nice list again this year, thanks to all their free advice - but there’s just one thing he wants to know: what have they got lined up for 2026? With a huge January planned, packed with new content across their channels plus the annual hotspots reveal, the guys give a glimpse of everything coming your way in the new year. Make sure you don’t miss out and sign up to catch all the action in 2026! YouTube: @PropertyHubUK Newsletter: Property Pulse The Property Podcast Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Send us your question here – just hit record!. Find out more about Property Hub Invest

Rob & Rob react to yesterday's long-awaited Budget and share everything you need to know as a property investor. Links mentioned: Hub Extra: Link here Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Find out more about Property Hub Invest

It’s time for your weekly dose of Ask Rob & Rob – let’s get stuck into two new questions! (0:42) Dan and his wife have bought their first two properties, but they’re split on one key decision: should they furnish the rentals or leave them empty? Dan wants tenants to make it their own, while his wife believes furnishing will set the standard. They turn to Rob & Rob to settle the debate. (3:46) Emma’s put an offer on a property with a non–high street estate agent, who’s insisting on a £7,000 deposit before they’ll even accept it. She wants to know if this is legitimate, whether she could get the money back if things go wrong, or if she should just walk away. Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Send us your question here – just hit record!. Find out more about Property Hub Invest

On 1 May 2026, the biggest shift in decades hits the rental market as the new Renters’ Rights Act lands. With big changes coming, Rob & Rob break down what's happening, what to expect once the reform takes effect, and how you should be preparing. (1:00) News story of the week. (5:32) Renters Rights explained… (6:40) What’s happening with tenancies? (11:20) What landlords need to know about rents. (13:32) Other key changes. (15:12) Next steps for landlords. (18:30) Future outlook. (19:15) Rob & Rob’s final takeaways. (23:43) Hub Extra. Links mentioned: Savills research article ‘UK mainstream housing market outlook’ Booksy here Sand Dams Worldwide update video Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Find out more about Property Hub Invest

It’s another week of Ask Rob & Rob, and we’re tackling more real-life property dilemmas from our listeners. (0:45) Russell’s considering investing in Derby, but he's seen several articles labelling it one of the worst places to live and highlighting high crime and poverty. He wants to know whether it’s still a place Rob and Rob would recommend and if it remains a solid investment location despite the negative headlines. (3:13) After having his offer accepted on his latest investment, James’ HMO application was rejected. He’s appealed and been advised there’s a good chance of success, but without approval, the deal no longer stacks up. He asks whether it is worth taking the risk and completing anyway, or if he should walk away. Enjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Send us your question here – just hit record!. Find out more about Property Hub Invest