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The Property Podcast

Rob Bence and Rob Dix from The Property Hub

The Property Podcast from Property Hub (propertyhub.net) is the podcast for all property investors – new or experienced. Rob Bence and Rob Dix discuss a different property topic and property news item each week, passing on their knowledge and experience to the listeners. They both invest in UK Property so they practise what they preach. No hard sell, no bull just straight talking property investment advice!

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Yesterday · 25 min
Market Update - October 2026
Mortgages keep getting dearer while the base rate stands still, house prices have stalled, and politicians are making promises again... Rob & Rob explain why markets expect interest rates to go up over the next few years, even though the Bank of England might not want them to, and how that’s feeding through to the deals lenders offer. They also get into the new admin heading landlords' way, two very different pitches from opposition parties, and why the building slowdown matters for buyers and renters alike. (00:55) Six months without a base rate change, so why are mortgage rates around 1% higher? (04:32) Remortgage searches up 40% in a month, yet more borrowers are considering a tracker. Which way should you go? (07:08) The house price index that's just recorded its first annual fall since 2023 (09:11) Since the Renters' Rights Act, how are landlords choosing their tenants? (10:21) The landlord database: which region signs up first, and what it costs per property (12:02) The £4.2bn case for scrapping the stamp duty surcharge, and the party promising to go further (16:58) The Greens want a 2% cap on rent rises. How worried should landlords be? (18:49) Angela Rayner's "slim chance" on 1.5 million homes, and why housebuilders are holding back (22:47) The positive case for long-term investors right now Links mentioned: Bank of England Monetary Policy Summary, September 2026 Berkeley: scrapping the stamp duty surcharge could raise £4.2bn House prices: Nationwide's House Price Index Zoopla's House Price Index Lloyds' House Price Index Mortgages and lending: Lenders reprice as gilt yields hit multi-decade highs Bank of England Money and Credit, August 2026 Remortgage searches rise in September A fifth of remortgagors consider a variable rate Landlord behaviour: Landlords more selective about tenants since the Renters' Rights Act Rent guarantor applications up 50% Planning and supply: Government all but admits defeat on 1.5 million homes S&P Global UK Construction PMI, September 2026 Regulation: PRS Database: landlord registration timetable Shadow housing secretary backs scrapping stamp duty Green Party: three-year emergency brake on rents 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
Tuesday · 8 min
ASK545: Should I let my tenant skip the deposit? PLUS: Is it time to put the rent up?
Should landlords sign up to a no-deposit scheme? And what's the fairest way to put the rent up when it's fallen well behind? Your questions answered on this week's episode of Ask Rob & Rob. (00:36) Tim's letting agent has sent him a leaflet promoting Reposit, a deposit alternative scheme. Should he consider using one? Rob D looks at who these schemes serve, and the question he'd ask before letting a tenant skip the deposit. (03:11) Miss Moneypenny's tenants have been in for four years with no increase, and the property is taking heavy wear and tear. How should she approach a rise with the Renters' Rights Act in play? Rob B shares the method he uses after a long tenancy, and how to make the new figure stand up if it's challenged. 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
October 8 · 22 min
Buy-to-let turns 30, Buffett bows out, and Kiyosaki's in $1.2bn of debt
One of the most respected investors on the planet has just stepped down at 96. Another says he's $1.2 billion in debt, and proud of it... Rob & Rob mark buy-to-let's 30th birthday with three decades of Hamptons data, pick out the Buffett lessons that carry straight over to property, and ask whether Robert Kiyosaki's approach to leverage is one worth copying. (01:01) What £1 put into buy-to-let in 1996 is worth today (01:31) The one thing Hamptons left out when comparing buy-to-let with the S&P 500 (08:19) How 12.5 cents led to what Warren Buffett called his worst investment decision (12:16) Why Buffett moved from bargains to quality, and what that means for your next property (16:05) Why Rich Dad Poor Dad still matters, whatever you think of its author (19:13) Buffett or Kiyosaki? Which one Rob & Rob relate to more as investors (20:55) Hub Extra Links mentioned: 30 years of buy-to-let - Hamptons 'Rich Dad Poor Dad' author Robert Kiyosaki is $1.2 billion in debt Rich Dad Poor Dad by Robert Kiyosaki The Snowball: Warren Buffett and the Business of Life by Alice Schroeder Watch Becoming Warren Buffett documentary 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
October 6 · 8 min
ASK544: Should I keep my London flat? PLUS: How can I use AI to get ahead in property?
How do you use AI to get ahead in property? And when you buy a new home, is it worth letting out the old one? It's Tuesday, which means Ask Rob & Rob is back answering your questions. (00:51) Harley has a rent-to-rent unit under his belt and a job with an HMO developer in Leeds. With AI only getting bigger, how can he make the most of it throughout his career? Rob B explains the extra step most people skip, and why taking it puts you in the top 5% of AI users. (05:03) AJ is buying a new London home with his partner. Should he keep his current place as a buy-to-let and pay the higher stamp duty, or sell up and buy two more in his limited company? Rob D sets out a simple test for the decision, and why already owning it could be clouding his judgement. 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
October 1 · 22 min
Is being a landlord still worth it?
Everyone has an opinion on whether being a landlord still pays off. Very few have the data to back it up... Richard Donnell, Zoopla's Executive Director - Research, is back on the show. Rob & Rob put the big question to him straight away, and his answer comes with a condition every landlord should hear. From there, he tests the headlines investors have been worrying about against the evidence. (02:12) Are landlords really heading for the exit, and who's buying the homes they sell? (04:00) Why so many investors now expect to buy a property that needs work (06:44) What the Renters' Rights Act has changed so far, and what it hasn't (08:33) Three quarters of landlords are over 60. So, who owns Britain's rental homes next? (11:43) Why housing will always feature in the wealth tax debate, and the signal that landlords still matter to the government (15:42) Is the average £10,000 EPC upgrade worth it, or is it time to sell? (18:21) The long-run link that still sets property apart from anything else Richard could invest in Links mentioned: Zoopla's rental estimate tool 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
September 29 · 10 min
ASK543: My non-paying tenant just became my colleague! PLUS: Should I buy this with cash?
Should you buy with cash or take out a mortgage when you're starting out? And what happens when the tenant you're evicting gets a job at your company? Rob & Rob answer two tricky listener questions on this week's show. (00:48) Alice has £600,000 saved and wants to get into property, but she's torn between flipping doer-uppers with cash and building a rental portfolio with a mortgage. Which way should she go? Rob B explains what needs to come first, before any strategy is on the table. (05:24) Mike's non-paying tenant is due to be evicted by bailiffs, but they’ve just been hired by the same company he works for. Should he reveal he's the landlord, or keep quiet? Rob D weighs up the risks to the eviction, and how the new job could work in his favour. 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
September 24 · 33 min
The unintended consequence of the Renters’ Rights Act that NOBODY is reporting
The Renters' Rights Act has been live for five months. The changes it's caused aren't the ones anyone was arguing about beforehand... Rob & Rob get into the bidding ban that backfired, the financially secure tenants now struggling to rent at all, and the new fees letting agents are testing on landlords. Then they work out what £100,000 in savings is really earning once tax and inflation have taken their share, and what the same money does over five years in property. (02:05) Inverse bidding wars, and why landlords are advertising rents above what they expect to get (06:54) Is the ban on rent in advance shutting out the tenants who can most afford it? (08:25) The fee one agent quoted Rob B for a £25 a month increase (13:06) Why a 5% savings rate is a trap, and who is walking into it (15:26) What £100,000 in the bank really pays you after tax and inflation (17:18) The same money in property, and the gap after five years of modest growth (21:16) Hub Extra - which side of AI your income lands. Links mentioned: London landlords' latest tactic: inverse bidding wars 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
September 22 · 8 min
ASK542: Should I add mortgage fees to my loan? PLUS: My tenant is running a business from my property - what now?
Should you add the mortgage fee to your loan, or pay it upfront? And if your tenant's running a business from your rental, what does that mean for your insurance and mortgage? Rob & Rob tackle both questions on Tuesday’s Ask Rob & Rob. (00:41) Esther is buying her first property through Property Hub and weighing mortgage deals with and without an arrangement fee. Should she pay the fee upfront or add it to the loan? Rob D breaks down the two options. (04:00) Lawrence and his brother have discovered their long-term tenants are running a commercial business from the property. Does this invalidate the landlord insurance and mortgage, and what should he do about it? Rob B sets out the checks to make and the steps to take before it becomes a bigger problem. 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
September 17 · 26 min
The man who sees every rent in Britain
Whatever the national rent headline says this month, there's a good chance it isn't describing everything... Rob & Rob are joined by Richard Donnell, Executive Director of Research at Zoopla, who tracks what 9 million monthly users do on the site and how landlords and agents set rents in real time. He takes them through what's driving the gap between one town and the next, and why the case for owning rental property looks nothing like it did 10 years ago. There's also a free tool to check what your own property should be letting for. (02:30) The number that took everyone by surprise, and why it has completely reversed (04:47) Where rents are climbing fastest right now, and what those markets have in common (10:01) Does the data prove the Renters' Rights Act has pushed advertised rents up? (14:49) Why huge demand for rented homes in London still isn't pushing rents up much (17:51) Why the reason for owning rental property has flipped since the tax changes (22:56) Richard's call on rents over the next 12 months (24:58) Hub Extra Links mentioned: Zoopla's rental estimate calculator 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
September 15 · 8 min
ASK541: What advice would you give a first-time landlord? PLUS: Can I rent to a family member?
What would you do differently if you were buying your first buy-to-let today? And can you get a mortgage on a property you're planning to rent to a family member? Your questions answered on this week's episode of Ask Rob & Rob. (00:48) Anya is renovating her own home and plans to put the equity into her first buy-to-let, but she's hesitant about taking the plunge. How do you buy with confidence when it's your first? Rob B sets out what he'd put in place to take the guesswork out of it. (03:59) Sarah's second buy-to-let stacks up on paper, but she wants to rent it to a family member and has been told no lender will touch it. Is that right, and does buying in her own name solve it? Rob D explains what changes when a let is regulated, and what that does to the terms on offer. 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
September 10 · 21 min
Market Update - September 2026
Bond markets are under pressure across the UK, the US and much of the world. That sounds like a problem for economists, but it has a direct impact on your mortgage... Rob & Rob explain what's pushing government borrowing costs up, and why that's already showing up in swap rates and lender pricing. With the October Budget on the horizon, fresh data on prices and rents, as well as a striking number on where professional investors are putting their money - there's a lot here that could change the maths on your next purchase. (00:56) The bond market is moving, here's why that matters more than the Bank of England rate (04:30) Swap rates at their highest. What that means for your borrowing costs (05:22) The first lender has already repriced, so why moving fast on paperwork pays (08:14) The Budget lands in October, and the tax Rob D thinks is most exposed (11:57) House price growth looks flat, but the real-terms picture is very different (13:22) Rents up year on year, outpacing both inflation and house price growth (13:53) Why the number of professional investors who plan to buy in the next 12 months surprised Rob B (17:00) What England should read into rented homes in Wales (18:25) Hub Extra Links mentioned: Bank of England holds at 3.75% NRLA: Budget 2026, what we know so far Ultra concentrated coffee in a can House prices: Nationwide's House Price Index Lloyds' House Price Index Mortgages and lending: Landlord mortgage rates fall across lenders Lender cuts buy-to-let rates to woo landlords Fewer buy-to-let applications Rents: ONS private rent and house prices London landlords' latest tactic: inverse bidding wars Landlord behaviour: Buy-to-let costs soar twice as fast as rental income Just 5% of Welsh landlords control a third of rental homes Handelsbanken Property Investor Report Investors missing the older-renter opportunity Planning and supply: HBF: Planning on Empty 2026 Centre for Cities: building near stations Regulation: Renters demand rent and eviction data in the PRS Database Short-let landlord register coming soon NRLA warns of risk of unqualified agents UK CertifID trust mark for digital ID 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
September 8 · 9 min
ASK540: How can I sell this property? PLUS: Is this rent increase allowed?
What do you do when a holiday let won't sell and keeps bleeding money every month? And when a new landlord inherits a rent set well below market value, how much of that gap can be closed, and how fast? Rob & Rob tackle both questions on this Tuesday's Ask Rob & Rob. (00:50) Stephanie's last remaining holiday let is losing money every month as mortgage rates bite, and it's been on the market for over a year. Is there anything left to try before covering the shortfall out of her own pocket this winter? Rob B runs through the options worth exploring. (05:36) Mark's buying his first tenanted buy-to-let, and the rent is about to rise by just 5%, to £730, which is a lot cheaper than others in the same area. Once he's able to change it, is it better to jump straight to market value or build up slowly? Rob D explains why neither option is as simple as it sounds. 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
September 3 · 25 min
Would Warren Buffett buy UK property?
Warren Buffett has never invested in property in his life. That doesn't mean his rulebook can't tell you if it’s worth investing right now... Rob & Rob borrow the value investor's toolkit, the same one that made Buffett one of the richest people alive, and run UK property through it from first principles. They build a fair value model using bond yields, price-to-income ratios and the cost of building from scratch, then compare it against what property is trading for today. The numbers say something most headlines aren't telling you. (00:48) News story of the week (03:25) How Warren Buffett's approach to picking shares translates almost perfectly to buying a house (06:53) How to calculate what UK property should really be yielding (10:30) Two completely different lenses for valuing property, and they both point in the same direction (16:19) The one advantage property investors have that Warren Buffett doesn't (21:08) Why Rob & Rob don't want a property boom right now, even though it would boost their own numbers (22:54) Hub Extra Links mentioned: Commuter growth peaks in the north The Invite 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
September 1 · 9 min
ASK539: Are period properties better than new build? PLUS: Is a 10% return too good to be true?
Do period properties really outperform new builds when it comes to growth? And if an investment comes with a guaranteed return of up to 10%, what’s the catch? It’s Tuesday, which means Ask Rob & Rob is back answering your questions. (00:45) Gina is starting out in London and has noticed new builds looking tired a few years after completion. Period or modern, properties, are there any rules of thumb? Rob D goes through what the Land Registry data shows, and what separates a development that holds its value from one that doesn’t. (05:21) Nora is looking at student and assisted living deals promising guaranteed returns of up to 10% for three years. Good for passive income, or hard to sell later? Rob B doesn’t hesitate and explains why the commissions on these deals tell you most of what you need to know. 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
August 27 · 31 min
Rob & Rob’s daily habits that make big things happen
Rob & Rob get asked how they fit it all in more than almost anything else. This week they answer it properly... Pulling back the curtain on how they run their days, from the AI systems tracking what they've promised to the small rules that keep them consistent, this episode should help you optimise your day. (00:58) News story of the week (02:26) Why the small, repeatable stuff is what makes the big achievements land (05:33) The template day, the 90% rule and the case for one less decision each morning (09:49) What it’s worth to choose your own inputs (15:23) The AI and paper pairing that keeps nothing slipping (20:52) Treating your health like a set of KPIs (28:33) Hub Extra Links mentioned: Over half of landlord offers come in 10% below asking price Coffee with Rob - put your details down 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
August 25 · 9 min
ASK538: I can quit my job tomorrow. Should I? PLUS: How do I future-proof my portfolio for the kids?
What do you do when you've got enough to stop working, but spending it means you can never buy again? And, even once you've built something worth passing on, how do you stop it being sold off the moment you're gone? Rob & Rob answer two tricky listener questions on this week's show. (00:41) Liam has an HMO, a couple of single lets and a construction company. He could replace his income tomorrow by putting his refinance money into two more HMOs, but that leaves nothing to recycle into future projects. Rob D refuses to treat this as a choice between two options. (05:03) Ryan's portfolio is growing and his attention has turned to the generations after him. From wills to trusts, what does he need to be thinking about now? Rob B covers the structures an advisor might put in front of him, and the thing that matters more than all of them. 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
August 20 · 13 min
Market Update - August 2026
August is always a strange month for property. This one is stranger than usual... There’s been good and bad news in equal measure, and often it looks like the headlines are pointing in opposite directions. In our latest market update, Rob & Rob go through every number that moved: prices, rents, lending and what landlords are doing with their money. Sentiment is grim, the returns on offer are the strongest in years, and the space between those two things is the whole story. (00:45) A new Prime Minister, a returning Housing Secretary, and two property policies ruled out inside a week (02:17) Rates held at 3.75%, and the biggest August drop in asking prices since 2018 (05:07) Four of the biggest lenders have repriced. Is this the start of a proper run of cuts? (06:13) The average UK rent is now £1,369, and one city is running far hotter than that (08:12) Landlords bought more homes than they sold for the first time since 2019 (09:15) Residential construction starts are down 46% year on year, and building cannot be switched back on quickly Links mentioned: Politics: Burnham rules out property reform in Budget Macro backdrop: Bank of England holds at 3.75% House prices: Rightmove House Price Index Nationwide's House Price Index Lloyds' House Price Index (formerly Halifax) Mortgages and lending: Barclays, HSBC, Santander, Coventry all reprice down Buy-to-let arrears and repossessions fall Rents: HomeLet Rental Index Manchester city centre rental report Landlord behaviour: Hamptons: landlords are net buyers for the first time since 2019 Planning and supply: Persimmon half-year results Glenigan: residential construction starts down 46% year on year 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
August 18 · 9 min
ASK537: Is this ground rent clause a deal-killer? PLUS: Can my tenant stay after giving their notice?
Could a doubling ground rent clause be a hidden opportunity, or a deal-breaker you can’t afford to ignore? And what happens when your tenant gives notice but then refuses to leave? Your questions answered on today’s Ask Rob & Rob. (00:45) Charlie’s got properties with ground rent clauses that double every 25 years. Will lenders play ball? Rob B explains why leverage is everything here, and why the upcoming Leasehold Reform Bill could change the game of ground rents. (03:47) Ryan’s tenant gave two months’ notice but their onward move fell through, and his incoming tenant moved elsewhere - putting him back at square one. How can landlords best protect themselves in situations like this? Rob D breaks down where landlords legally stand. 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
August 13 · 32 min
Our 700th episode special!
Here’s episode 700 of The Property Podcast, and Rob & Rob are marking the milestone by distilling everything they’ve learned across every single episode into 7 non-negotiable laws of property investment. Miss even one, and your portfolio will suffer. Follow all 7, and the odds are stacked heavily in your favour. (01:15) News story of the week (04:47) Law 1: Why property without leverage isn’t worth your time (11:15) Law 2: The long game (plus why your first year will be your worst) (15:22) Law 3: Every property must pay you to hold it (17:40) Law 4: Fundamentals drive everything (20:47) Law 5: Follow the data and ignore the noise (23:13) Law 6: Goals first, strategy second (25:01) Law 7: Act like the CEO (28:41) Hub Extra Links mentioned: Pet request data since the RRA RRA impact on asking rent pricing Watch Rafa on Netflix 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
August 11 · 9 min
ASK536: Would you buy a property with arrears? PLUS: Will this help me save faster?
Should you buy a property when the tenant already has rent arrears? And is there a smarter place to park your cash than a business bank account? Your questions answered on today’s Ask Rob & Rob. (00:44) James has found a property that ticks every box. The only exception is the tenant has rent arrears. Should he still go ahead with the investment? Rob B shares how to assess whether the discount you’d get makes the risk worthwhile. (05:51) Matt’s trying to build a deposit for his next investment as efficiently as possible. Are money market funds a better option than a business bank account for saving towards his next deposit? Rob D warns not to expect a game changer. 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

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