Explorez tous les épisodes du podcast The Return: Property & Investment Podcast

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£39 billion is going into UK affordable housing.

Sounds like a lot.

But in practice, the estimated need is 145,000 affordable homes per year.
This programme could deliver 30,000.

That gap is the opportunity for investors.

The default structure of investments has changed.

It’s no longer just:
→ debt + government grant

It’s now:
→ debt + equity + grant

Private capital isn’t optional.
It’s essential.

In our latest podcast episode, we cover:

• Who is positioned to deliver at scale
• The return profile for Affordable Housing
• How entry barriers create a competitive advantage

Guest LinkedIn: https://www.linkedin.com/in/john-german-2437573b/ 

Host LinkedIn: https://www.linkedin.com/in/annaclareharper/

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The share price of the biggest student accommodation provider fell 43% in 12 months - suggesting that confidence in the sector is starting to crack.

But in the same period, £4.3 billion was invested into UK Purpose-Built Student Accommodation.

So which number is telling the truth?

Anna Clare Harper, Director at residential investment manager Pinnacle Investments (part of Hyde, one of the UK's largest Housing Associations with 125,000 homes), and John German, Head of Living Sector Investment at $2tr global investment platform Invesco, break down:

• Why the old playbook for making money in student accommodation no longer works
• Where demand is actually going - the headline numbers hide a lot - and which university towns to avoid
• How core, core-plus and value-add investors should be positioning right now

PBSA has not broken. It has grown up. And the investors who understand the difference will be the ones who outperform the next cycle.

Guest LinkedIn: https://www.linkedin.com/in/john-german-2437573b/
Host LinkedIn: https://www.linkedin.com/in/annaclareharper/

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Build-to-Rent was meant to fix Britain’s housing crisis.

Then everything changed:

• Interest rates rose.
• Build costs jumped.
• New regulations hit.

And suddenly, the pipeline slowed.

That’s when Single-Family Housing stepped in.

In just 3 years, investment grew from £544M to £3.17B.

So what’s really happening here?

A long-term shift…
or investors chasing the next shiny trend?

If you’re investing in UK residential, you’re probably flooded with data.

What’s harder to find is clear thinking on what it actually means.

That’s what this episode is about.

Anna Clare Harper, Director at residential investment manager Pinnacle Investments (part of Hyde, one the UK’s largest Housing Associations with 125,000 homes) stand John German, Head of Living Sector Investment at $2tr global investment platform, Invesco, break down:

– What BTR and SFH really look like today
– Where the money is going (and why)
– How regulation is quietly reshaping the market

And most importantly:

Where to play, what to avoid, and what’s working right now.

If this is useful, share it with someone thinking about UK living sector investment.

And if there’s a topic you want us to cover next, send it through via the show notes.

Guest LinkedIn: https://www.linkedin.com/in/john-german-2437573b/

Host LinkedIn: https://www.linkedin.com/in/annaclareharper/

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The Return - Format Update

A quick note from Anna on what is changing and why.

After putting a question out to listeners on LinkedIn, a few clear themes came back - so we’re making changes. 

From next month, The Return becomes a monthly, research-led series. Each episode will distill the key insights around a sector, strategy or market shift - anchored in reports and data from leading advisers - and unpacked in terms of what it actually means for investors. 

Anna is also bringing on an experienced co-host: a real estate investor with 35 years in the sector.

The goal is more clarity, with lower lift.

Next episode: out next month.

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Most property developments run late, over budget, or both.
Not because developers are lazy.

Because they’re running projects without systems.
Anjuim Moied approached development differently.

Before property, he ran businesses.
So when he started developing sites, he treated them the same way:
With systems.

→ A clearly mapped critical path
→ Project management databases
→ Software tracking every pound spent in real time

Then he bought a derelict bingo hall in Woolston (Southampton).

It had:
→ Lapsed planning
→ Heritage constraints
→ Complex foundations

Many walked away (including the previous owner).

Anjuim turned it into 10 flats + a dance studio.

→ £310k purchase
→ £1.3m build
→ £2.3m asset

43% return.

On time. On budget.

In this episode he breaks down the systems he used to deliver this project - and three other ~£2m developments.

We’re also joined by Ben Mackett from Lloyds Banking Group, who finances developments every year and shares:

→ The warning signs lenders look for
→ Where developers’ forecasts usually go wrong
→ What separates developers who deliver from those who don’t

If you’re building housing, this episode will change how you run your projects.

This episode is in association with (and thanks to) Lloyds:
https://www.lloydsbank.com/business/industry-expertise/real-estate.html?utm_source=The+Return&utm_medium=podcast+partnership&utm_campaign=sponsored+episode

Guest LinkedIn: https://www.linkedin.com/in/ben-mackett-19709184/

Host LinkedIn: https://www.linkedin.com/in/annaclareharper/

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If you're a developer trying to get homes built right now, you're stuck between two impossible choices:

Pay what the landowner needs and lose money on the build. Or offer what the numbers say you can afford - and watch the deal die.

Traditional deals are stalling everywhere. Finance and build costs are too high, sales are too slow, and the gap between what a developer can afford to pay for land - and what the landowner will accept - has become a chasm.

But developers still want to build profitably, lenders and investors still want to back them, landowners still want to unlock value, and everyone agrees we desperately need more homes. Maybe the problem isn't a lack of motivation - it's that the traditional deal structure is outdated. 

What if the answer isn't trying to find a motivated seller who can offer cheaper land, or waiting for rates to drop - but structuring the deal itself completely differently, and working with the right kind of investors?

In this episode, we're breaking down exactly how to do that, using a real case study of a deal that looked impossible on paper - a car park in Barnet owned by the Local Authority - but it got funded and is getting built anyway - with Sophie White, Regeneration Sector Head at Aviva Capital Partners, and James Scott, Co-founder and COO at Stories. 

This episode is in association with (and thanks to) Lloyds:
https://www.lloydsbank.com/business/industry-expertise/real-estate.html?utm_source=The+Return&utm_medium=podcast+partnership&utm_campaign=sponsored+episode

Guest LinkedIn: https://www.linkedin.com/in/jmscott2/
https://www.linkedin.com/in/sophie-white-89378a30/

Host LinkedIn: https://www.linkedin.com/in/annaclareharper/

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I just interviewed a Former Housing Minister 
And he didn’t hold back. 

UK housing policy generates headlines daily. 
For serious UK housing investors and developers, the challenge isn’t keeping up with announcements.
It’s knowing which policy signals genuinely matter over the next five to ten years.

Lord Gavin Barwell joined the podcast to cut through the noise around UK housing policy, including: 

→ How planning reform is really playing out
And why sentiment and affordability matter just as much as policy

→ The delivery gap: why policy failure is often local
And how investors and developers can influence outcomes in practice

→ Why mainstream housing headlines rarely help investors
And how to filter signal from political froth.

If you’re investing in, underwriting or developing UK housing with a long-term horizon - and want to stay ahead of political noise - this episode is worth your time.

This episode is in association with (and thanks to) Lloyds.

https://www.lloydsbank.com/business/industry-expertise/real-estate.html?utm_source=The+Return&utm_medium=podcast+partnership&utm_campaign=sponsored+episode

Guest LinkedIn: https://www.linkedin.com/in/gavinbarwell/

Host LinkedIn: https://www.linkedin.com/in/annaclareharper/

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I had to be on my best behaviour for this - interviewing my boss.
Andy Hulme is CEO of The Hyde Group 
One of the largest UK Housing Associations
With 125,000 homes
(Also my employer)

He’s also a former Group MD at Lloyds
Where he helped launch Help to Buy.

No pressure, then.

We covered:
 - What public-private housing partnerships actually are
 - Why housing partnerships fail - despite the best intentions
 - The 3 biggest mistakes (and how to avoid them)
 - Why “if you're reading the contract, you’re already in trouble.”

If you're a developer, investor, housing provider or local authority trying to deliver more homes through partnerships, this episode is a must-listen.

This episode is in association with (and thanks to) Lloyds.

https://www.lloydsbank.com/business/industry-expertise/real-estate.html?utm_source=The+Return&utm_medium=podcast+partnership&utm_campaign=sponsored+episode

Guest LinkedIn: https://www.linkedin.com/in/andy-hulme-b9830a23/

Host LinkedIn: https://www.linkedin.com/in/annaclareharper/

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Even if the land was free, many property deals don’t stack.
Zombie pricing. Rising costs. More regulations.

I asked Nicola Haigh, Head of Real Estate & Housing, Lloyds.
Who’s served 10,000+ real estate borrowers.

How can developers survive and thrive in the 2020s?

She shared 5 things bankable developers Lloyds work with do, including:

1. Keep a cash buffer
→ Don’t borrow the max.

2. Track cash flow weekly
→ Avoid nasty surprises.

3. Plan multiple exits
→ Sell some, hold some.

Listen in to hear what banks really want to see from developers right now.

This episode is in association with (and thanks to) Lloyds.

In association with:
https://www.lloydsbank.com/business/industry-expertise/real-estate.html?utm_source=The+Return&utm_medium=podcast+partnership&utm_campaign=sponsored+episode

Guest LinkedIn: https://www.linkedin.com/in/nicola-haigh-55941a56/

Host LinkedIn: https://www.linkedin.com/in/annaclareharper/

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Solving the housing crisis isn’t just about building more.
It’s about the right homes, in the right places, for the people who need them most.

The sharpest edge of that challenge?
Supported housing - for people with learning and physical disabilities, mental health needs and other vulnerabilities. 

It’s vital - but complex.
It demands real care.
And let’s be honest: some players are cutting corners.

This week on the podcast, we covered what actually works for providers who want to grow without compromising on safety, standards or support.

My guests:
John Verge – CEO of Golden Lane Housing, Chair of the Learning Disability and Autism Housing Network
Nigel Walker – Head of Social and Supported Housing at Lloyds Bank

We cover:

→ How to grow when you have a tiny team (and what to say no to)

→ What funders really look for - and the common mistakes that block investment

→ The biggest missed opportunity: turning empty shops and offices into Supported Living

→ How supported housing can save the public £850M+ each year

→ Real examples of deals that worked - and how others can do the same

This episode is for:

 → Housing providers juggling more rules, upgrades and urgent need

 → Developers wondering if supported housing is worth exploring

 → Councils under pressure to meet growing demand

 → Investors looking to make a difference and a return

P.S. Know someone in housing, investment or the public sector who needs to hear this? Tag them below.

This episode is in association with (and thanks to) Lloyds.

In association with:
https://www.lloydsbank.com/business/industry-expertise/real-estate.html?utm_source=The+Return&utm_medium=podcast+partnership&utm_campaign=sponsored+episode

Guest LinkedIn: 

https://www.linkedin.com/in/johnverge/

https://www.linkedin.com/in/nigel-walker-85225886/ 

Host LinkedIn: https://www.linkedin.com/in/annaclareharper/

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I loved recording a no-fluff episode of The Return 
With Richard Donnell at Zoopla
(Source of the best insights in the industry.)

The headline?
→ Stop investing like it’s 2021.
→ Start investing like it’s 2026.

We covered what 2025 changes mean for 2026 investors.
Then discussed 2026 ‘must-dos’, including:

Re-underwrite your portfolio.
Assume “normal” rent growth (2-3%).
Stress test higher compliance and running costs.

Face the London maths.
If you want income, be honest.
London can work - but mainly as value-add, or very long term.

Go where the spread works.
Follow yield, not headlines.
(We discussed regional cities like Glasgow, Derby.)

Decide your stance early.
Buy / Build / Upgrade / Sell.
Commit to scaling or shrinking.

Act like an operator.
Sell liability-heavy stock early.
Buy only where pricing reflects the cost of capital.

This episode is in association with (and thanks to) Lloyds.

In association with:
https://www.lloydsbank.com/business/industry-expertise/real-estate.html?utm_source=The+Return&utm_medium=podcast+partnership&utm_campaign=sponsored+episode

Guest LinkedIn: https://www.linkedin.com/in/richard-donnell/

Host LinkedIn: https://www.linkedin.com/in/annaclareharper/

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99% of real estate investors say the model tells the truth.
But in practice, the data is messy.
And the herd is loud.

3 weeks ago, I got to interview a real estate finance hero of mine:
Colin Lizieri - Professor of Real Estate Finance 

At the university of Cambridge.
And a global authority on how markets really price risk.

In 20 minutes, we dug into:

→ Signal vs noise
Why real estate data is so unreliable 
And quick checks to make sure your assumptions actually stack.

→ Herd-driven mispricing
Real examples - pre-GFC, life sciences, “new paradigm” stories
And how to tell if you’re investing on evidence or FOMO.

→ Bias in ICs
How strong personalities bend models

And simple fixes: written views before IC, a named devil’s advocate,
And backtesting deals where you overruled the numbers.

If you’re an institution or serious SME
trying to avoid buying at the wrong price / wrong time
this one’s worth a listen - link below.

This episode is in association with (and thanks to) Lloyds.

In association with:
https://www.lloydsbank.com/business/industry-expertise/real-estate.html?utm_source=The+Return&utm_medium=podcast+partnership&utm_campaign=sponsored+episode

Guest LinkedIn: https://www.linkedin.com/in/colin-lizieri-996694214/

Host LinkedIn: https://www.linkedin.com/in/annaclareharper/

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Most housing schemes don’t stack in this market. 

Those that do get three things right.

On the latest episode of The Return, Andy Garnett (CEO, Breck Homes) and Dale Parkinson (Lloyds Bank) shared what they’re seeing on schemes that actually work:

- Buy smart - not late
Secure land before planning (e.g. through options), or buy at a genuine discount when the timing is right (e.g. around budget changes)
(For 20–30% margins vs <10% if you pay full “with planning” market price.)

- Do more work upfront
The best developers front-load the effort: constraints and layout, valuation feedback, historic issues, flood risk, plus sensitivities (rates, delays, costs).
(All before the offer, to protect margins and avoid surprises later.)

- Move fast and stand by your number
In a slow market, sellers value certainty over a slightly higher price

We also covered:
 - Why relying on a single scheme is a silent killer for developers
 - Where the best opportunities of this cycle might be

Huge thanks to Andy and Dale for a rare, candid conversation - full of ideas you can apply tomorrow, not theory.

Listen via link in comments

This episode is in association with (and thanks to) Lloyds.

In association with:
https://www.lloydsbank.com/business/industry-expertise/real-estate.html?utm_source=The+Return&utm_medium=podcast+partnership&utm_campaign=sponsored+episode

Guest LinkedIn: https://www.linkedin.com/in/andy-garnett-b8308414/

Host LinkedIn: https://www.linkedin.com/in/annaclareharper/

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It’s hard to make housing developments stack in today’s market.

Build costs are up

Policies are changing

Planning is a dragging.

So I asked Alex Notay -
Chair of the Radix Big Tent Housing Commission and one of the most respected strategic voices in UK housing -
what it really takes to deliver 1,000 homes per day.

She shared the big lessons on the podcast, including:

• Treat housing as national infrastructure - not just a market product.
• Planning + policy + funding must operate as one ecosystem.
• Solve for delivery capability, not just land and capital.
• Communication matters - complexity without clarity kills momentum.
• The biggest risk in the sector? Unintended consequences from siloed decisions.

If you’re trying to develop or retrofit UK housing over the next 2–5 years, this conversation is a powerful scene-setter - first published almost a year ago.

Listen in.

This episode is in association with (and thanks to) Lloyds.

In association with:
https://www.lloydsbank.com/business/industry-expertise/real-estate.html?utm_source=The+Return&utm_medium=podcast+partnership&utm_campaign=sponsored+episode

Guest LinkedIn: https://www.linkedin.com/in/alexandranotayparr/

Host LinkedIn: https://www.linkedin.com/in/annaclareharper/

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People say the housing market is broken.
Homes England aims to fix it.

It touches 1 in 4 new homes.
I spoke to ex-CEO Peter Denton CBE.
About how developers and housing providers 
Use Homes England support to build more homes.

We covered:
 - What it is. Who it serves. How it helps.
(From grants to Compulsory Purchase powers.)

 - How to frame your ask for success.
(Lead with the market failure you’ll unlock.)

 - How to avoid common mistakes.
(Respect procurement and social impact metrics.
Don’t ‘goal-seek’ viability after overpaying for land.)

This episode is in association with (and thanks to) Lloyds.

In association with:
https://www.lloydsbank.com/business/industry-expertise/real-estate.html?utm_source=The+Return&utm_medium=podcast+partnership&utm_campaign=sponsored+episode

Guest LinkedIn: https://www.linkedin.com/in/peterdenton71/ 

Host LinkedIn: https://www.linkedin.com/in/annaclareharper/

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It's hard to scale in real estate 

Without a big budget, expensive team or endless meetings.

I asked Kelly Bream 

A multi-time founder and ex-COO, Bidwells

How she has grown multiple real estate businesses from local to national. 

She shared the playbook for local to national growth on the podcast, including:

 - People > platforms first.
Hire complements (e.g. brand/marketing), not clones.

 - Standardise the boring; localise the value.
Central compliance/process. Local nuance + relationships.

- What and where, before how.
Win work before the tooling is perfect.

 - Measure what matters early.
Lead conversion, cash runway - not vanity metrics.

This episode is in association with (and thanks to) Lloyds.

In association with:
https://www.lloydsbank.com/business/industry-expertise/real-estate.html?utm_source=The+Return&utm_medium=podcast+partnership&utm_campaign=sponsored+episode

Guest LinkedIn: https://www.linkedin.com/in/kelly-bream-5b4aa541/

Host LinkedIn: https://www.linkedin.com/in/annaclareharper/

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Anna Clare Harper is joined by Hayley Rees, Managing Director at £50bn+ Pension Insurance Corporation.

In Anna’s words: 

There’s lots of advice for private investors.
Almost nothing on how big institutions back UK housing.
Yet it’s a major growth area.

So I asked Hayley (MD at £50bn+ insurer PIC) what actually works.

We covered:

• How to choose investments: Compare returns to UK government bonds (gilts). Avoid 10 year projects, as there’s a lot of competition for 10 year money. Look for ‘relative value’ - extra returns over 20-30 years.
  
  
• How to structure deals: Set them up to pay steady, long-term income that matches pension promises.
  
  
• Case study – Miller’s Quay: A simple lease helped unlock 500 homes.
  
  
• Fix viability first: The hardest thing today is making the numbers work before you start. Teams who solve this win.

Listen for lessons from £14bn+ invested across UK housing. 

In association with: https://www.ukreiif.com/

Guest website: https://www.pensioncorporation.com/

Guest LinkedIn: https://www.linkedin.com/in/hayleyrees1/?originalSubdomain=uk

Host LinkedIn: https://www.linkedin.com/in/annaclareharper/

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Richard Donnell, Executive Director at Zoopla joined Anna Clare Harper to share what the latest rental market data means for investors, and how to underwrite real estate deals with the right rent growth assumptions.

Topics include:

• Rent growth has slowed - why and what next for UK rentals
• Underwriting rents to earnings, not history or inflation
• The most invest-able places (and EPC grades) 
• Renters Rights Bill opportunities and risks

We also covered what strategy Richard would invest in

With the benefit of market-leading data:

“I’d put £100m into mid-market second-hand homes 

Near cities in the Midlands and North.”

Thanks to Alto Software Group, sponsors of this mini-series

Sponsor offer: bit.ly/offer-alto

Guest website: zoopla.co.uk 

Guest LinkedIn: https://www.linkedin.com/in/richard-donnell/ 

Host LinkedIn: https://www.linkedin.com/in/annaclareharper/

Host website: annaclareharper.com

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Riccardo Ianucci-Dawson, CEO of £50m Annual Recurring Revenue (ARR) Alto Software Group, joined Anna Clare Harper for this episode.

It’s hard to get real estate deals done in 2025.

With caution, fall-throughs and zombie pricing.

So some smart investors are buying real estate businesses.

Not just assets.

@Riccardo Ianucci-Dawson is CEO of Alto

A £50m ARR estate agency CRM powering 25,000 agents.

We discussed:

• How smart investors are growing in 2025
• Top leadership lessons from raising a daughter with autism
• What he has learned scaling and selling 3 businesses before age 35.

P.S. Thanks to Alto, sponsors of this mini-series of The Return.

Guest website: https://www.altosoftware.co.uk/ // bit.ly/offer-alto 

Guest LinkedIn: https://www.linkedin.com/in/riccardoid/

Host LinkedIn: https://www.linkedin.com/in/annaclareharper/

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Martin Wolf CBE is Chief Economics Commentator at the Financial Times.

Described as “the most important economics commentator in the world.”

I had such fun recording this. 

Thank you for sending in your questions.

If you’re a real estate investor, policymaker or fellow economics nerd, this episode is for you.

We covered:

The costs and benefits of land/property taxes.

→ The right thing to do, but destabilising?

How house price increases don't create growth.

→ They transfer wealth from young buyers to older owners. 

Cities like London can't be torn down and re-built.

→ Investors must embrace retrofit, urban intensification and greenfield development around stations. 

Career advice:

→ “Choose something that stimulates you. If it bores you, you’ll be bad at it.”

Guest website: https://www.ft.com/martin-wolf

Guest Twitter: https://x.com/martinwolf_

Host LinkedIn: https://www.linkedin.com/in/annaclareharper/

Host website: greenresi.com 

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Anna Clare Harper joined Charlie Martin on his podcast, The Responsible Edge.

In Anna’s words:

There’s a £2.2 trillion UK housing opportunity 

Unlocked using clever automation and AI

But hiding in plain sight:

Existing private and social homes

That need upgrading quickly.

AI can help analyse portfolios 

To make fast, reliable decisions.

So analysing 10,000 homes takes hours, not months.

But, TBT - AI has its limits e.g. in construction.

I explored this with Charlie Martin on The Responsible Edge podcast.

As well as the commercial case for inclusion. 

This is a key theme in Charlie’s podcast.

It also underpins a new programme I am working on. 

Guest website: https://theresponsibleedge.com/

Guest LinkedIn: https://www.linkedin.com/in/charliekmartin/

Host LinkedIn: https://www.linkedin.com/in/annaclareharper/

Host website: greenresi.com 

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Melanie Leech CBE, British Property Federation CEO joins Anna Clare Harper.

In Anna’s words:

‘35% of no new homes is still nothing.’

People love to blame planning for our housing crisis.

But it’s only half the story.

You also need to:

• Tackle construction cost inflation
• Manage skills and labour shortages
• Navigate new regulations (eg building safety, net zero)
• Make the numbers work with 35% ‘affordable’ requirements

I loved chatting with Melanie Leech CBE, Chief Executive of the British Property Federation, about the blockers and opportunities in real estate today.

Melanie is one of those rare leaders who instantly earns trust: diplomatic, clear and genuinely passionate about making things better - not just talking about it. 

Key takeaways include:

1. Policy stability matters as much as policy content.
2. Housing remains investable and is evolving fast. Those who understand new delivery and ownership models (e.g. for-profit RPs, JVs) will unlock huge opportunities. 
3. The new Building Safety Regime is a major bottleneck. Emerging leaders must understand how these rules affect delivery timelines and project viability.

Guest website: https://bpf.org.uk/about-us/board/

Guest LinkedIn: https://www.linkedin.com/in/melanie-leech-58053218/

Host LinkedIn: https://www.linkedin.com/in/annaclareharper/

Host website: greenresi.com 

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David Smith, Economics Editor at the Sunday Times, Award-winning journalist and Author with Anna Clare Harper.

In Anna’s words:

The housing crisis isn’t just about supply.
 It’s about who owns what – and who pays for it.

In this episode, I spoke to David Smith, Economics Editor of the Sunday Times since 1989 – and a role model who first got me (and many others) interested in economics as a teenager.

We covered:

- Why 68% of property wealth is held by over-55s
  → creating intergenerational unfairness and a sticky housing market

 - What a reformed property tax system could look like
  → and why politicians are too scared to go there

 - Why the loss of Buy-to-Let as a ‘starter business’ model is especially bad for women
  → and how we can boost financial confidence and investment by closing the gender gap

Guest website: https://economicsuk.com/
Guest LinkedIn: https://www.linkedin.com/in/david-smith-71730325/
Host LinkedIn: https://www.linkedin.com/in/annaclareharper/
Host website: https://www.greenresi.com/

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Tenants are happier than owners.

(and that’s not the only surprising truth about new builds).

I chatted Hannah Marsh, a co-founder of HomeViews, the biggest property review platform in the UK - dubbed the TripAdvisor for property - and recently acquired by Rightmove.

In this episode of the podcast, she shares what she learned scaling and selling two startups. 

She also shared the surprising results of data on Build to Rent from Rightmove and HomeViews, and what opportunities the result - including:

●     Why tenants rate their experience higher than owners - challenging the assumption that ownership = satisfaction.
 

●     The myth of sustainability - and which residents really care. Hint: it’s not the young, despite media headlines.
 

●     The features renters value most - but operators don’t promote - like security and repairs.
 

●     The branding blind spot (and opportunity) - only 56% of BTR residents know they live in a "Build to Rent" home.

Guest website: https://www.homeviews.com/
Guest LinkedIn: https://www.linkedin.com/in/hannah-marsh-32a82416/
Host LinkedIn: https://www.linkedin.com/in/annaclareharper/
Host website: https://www.greenresi.com/

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Monica O'Neill is CEO of ENSO Advisors LLC. She was a Co-Founder at Tristan Capital Partners, and a Managing Director at AEW Europe. She joined Anna Clare Harper for this episode of The Return.

Monica has grown two multi-billion dollar real estate platforms and helped shape the US affordable housing system (via Low-Income Housing Tax Credit).

Now she’s doubling down on UK residential, especially affordable and supported housing.

In this episode, we discuss:

-       Why 2025 is a ‘vintage year’ for UK affordable and supported housing 

-       What the UK can learn from US affordable housing tax breaks

-       Why it’s so important to ask more questions - and ignore hype 

Her advice?

“If you can’t explain the risks out loud, you don’t understand it.”

Wire Wisdom https://podcasts.apple.com/us/podcast/wire-wisdom/id1797011168 

Guest LinkedIn: https://www.linkedin.com/in/monica-oneill-greenstrategies/
Host LinkedIn: https://www.linkedin.com/in/annaclareharper/
Host website: https://www.greenresi.com/

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In this episode, the podcasting roles were reversed. Erica Sosna interviewed Anna Clare Harper, Host of The Return and Co-Founder of GreenResi.

Anna says, 'I was lucky to be invited on The Career Equation, hosted by Erica Sosna - career coach and Good Housekeeping’s in-house career expert. 

The format is that each guest brings a career challenge they are facing and Erica helps them through it using her methodology. 

My challenge (at the time of recording - a few months ago now) was: should I focus on solving problems for individual investors (the backbone of the residential market, who I worked with on 300 deals, who I wrote for in the Telegraph etc) or institutions (whose interest in UK residential is growing, and who are my main clients now).

Erica did such a good job that this question hasn’t bothered me at all since recording, but I thought it was useful to share as, underneath it all, it’s a common problem we all have to navigate at some point: how to adapt to market changes.'

Guest website: The Career Equation®
Guest LinkedIn: https://www.linkedin.com/in/ericasosna/
Host LinkedIn: https://www.linkedin.com/in/annaclareharper/
Host website: https://www.greenresi.com/

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Andy Rothery, Head of Europe for Real Foundations / Former Head of Deloitte Real Estate and Maya the Robot joined Anna Clare Harper for this episode of The Return.

‘AI will replace us.’

No.

AI will scale us.
AI will free us.
AI will sharpen us.

To become a high-performing, high-growth real estate business, you embrace it all.

 → Automate what slows you down - like messy bank reconciliations
 → Focus your team on value-add work - like relationship-building.
 → Use robots to double your AUM - without hiring.

In the US, building custom real estate business robots is becoming the norm. 

In the UK, 99% don’t do it.

Find out how to double your Assets Under Management without hiring.

From Maya the Robot.

And Andy Rothery, Head of Europe for Real Foundations / Former Head of Deloitte Real Estate.
 

Maya the Robot created by https://www.sesame.com/

Guest website: http://www.realfoundations.net/

Guest LinkedIn: https://www.linkedin.com/in/andy-rothery-a8209818/
Host LinkedIn: https://www.linkedin.com/in/annaclareharper/
Host website: https://www.greenresi.com/

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Helen Gordon, CEO of Grainger PLC, the UK’s largest listed residential landlord joined Anna Clare Harper for this episode of The Return.

What people think you should do:

• Take a huge mortgage.
• Own a home ASAP.
• Consider your home to be your main ‘investment’.
• Spend the bulk of your money on your home.

Or, you could:

• Enjoy living in a much nicer place than you could afford to buy.
• Waste less time on property maintenance.
• Enjoy the flexibility, and move when you want to (not after 3 x sale fall throughs).
• Make informed investment decisions suited to your age and stage of life.

Spending all your money on a home doesn’t necessarily give you financial freedom.

Being strategic about your property (and other) investments will. 

Anna spoke to Helen Gordon, CEO of Grainger PLC, the UK’s largest listed residential landlord about:

→ The benefits of renting over buying for many of their customers.

→ Misalignment of incentives in rental property.

→ How to enjoy a career in real estate and investment.

Guest website: https://corporate.graingerplc.co.uk/
Host LinkedIn: https://www.linkedin.com/in/annaclareharper/
Host website: https://www.greenresi.com/

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Anna Clare Harper spoke with Aubrey Adams OBE, Chair of Tritax Big Box REIT (FTSE 250), Former Chair of L&Q (105,000 homes) and Former CEO of Savills about building trust and how housing gets funded.

The episode covers:

→ How to fund and scale Housing Associations 

(Including cash flow, bonds, grant etc).

→ How real estate Boards can build trust.

→ Where public housing providers should take risk.

Guest website: https://www.tritaxbigbox.co.uk/
Host LinkedIn: https://www.linkedin.com/in/annaclareharper/
Host website: https://www.greenresi.com/

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Anna Clare Harper spoke to Guy Horne, CEO of HSPG, a real estate company that acquires, manages and develops residential property, in particular Affordable housing.

This episode includes:

• What are the key differences between affordable, Affordable, social, and supported housing, in words my mum can understand?
• What are the hottest strategies for Living Sector investors seeking to solve the homelessness crisis, including place-based portfolios?
• What impact is grant funding having on what investment strategies work?
• What Guy’s most recommended resource is.

Guest website: http://www.hspg.co.uk
Guest LinkedIn: https://www.linkedin.com/in/guy-horne-b6646722/
Host LinkedIn: https://www.linkedin.com/in/annaclareharper/
Host website: https://www.greenresi.com/

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Anna Clare Harper chatted with Gus Wiseman, Head of Investor Relations for the UK Government’s Office for Investment about: 

• What international capital thinks about UK housing vs. Europe vs. the US.
• How UK real estate platforms can position themselves to secure investment from global pension funds.
• Why self-deprecation is doing UK Plc no favours - and what we can do about it.

Guest website: http://great.gov.uk
Guest LinkedIn: https://www.linkedin.com/in/guswiseman/
Host LinkedIn: https://www.linkedin.com/in/annaclareharper/
Host website: https://www.greenresi.com/

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Anna Clare Harper chatted with John German, Managing Director Alternative Investments at Invesco Real Estate about the differences between UK and European Living Sector Investment, with a special focus on Affordable Housing. 

This episode is brilliant for anybody new to this sector as John is an expert at navigating this sometimes complex sector. 

It covered:

• Who’s who and what’s what in Living Sector investment
• What different investors look for: Income vs Total Return (including capital growth)
• The differences between UK living sectors and other living sectors internationally in terms of scale, maturity and return expectations
• The significance of the UK’s regulatory framework for affordable housing, meaning Affordable housing needs to be provided by Registered Providers
• What premium international investors need to make on Living Sector investments, to justify currency risk.

Guest website: https://www.invesco.com/us/en/strategies/alternatives/real-estate.html
Guest LinkedIn: https://www.linkedin.com/in/john-german-2437573b/
Host LinkedIn: https://www.linkedin.com/in/annaclareharper/
Host website: https://www.greenresi.com/

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Anna Clare Harper chatted to Phil Clark, NED at Pinnacle Group (70,000 UK homes); Thriving Investments, part of Places for People; Chair of Pinnacle Investments (a partner of ours); Executive Chair at Wellcome Trust’s Genome Campus; and Investment Committee NED at UCL and PIC.

They discussed what role institutional investors play in the UK Living Sector, and how to become a NED.

Topics include the match between institutions and social/affordable housing, including:
- Scale – Housing Associations are some of the UK’s largest landlords, with an average of 2,801 homes each (and many far bigger).
- Income growth – Typically offering some protection against inflation.
- Attractive yields – Standing stock can generate 4-5% returns.
- Social impact – Many institutions actively seek investments that deliver real-world benefits, and housing is a tangible way to meet urgent needs.

Phil explained what role institutions can play in solving the crisis of affordable (and Affordable) housing, investing through:
 - Debt – Lending to Housing Associations, in the same way they would allocate capital to other bond investments.
- Equity – Investing in the end product.

Guest website: https://wellcome.org/
Guest LinkedIn: https://www.linkedin.com/in/phil-clark-8761ba26/
Host LinkedIn: https://www.linkedin.com/in/annaclareharper/
Host website: https://www.greenresi.com/

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Anna Clare Harper chatted to Ann-Marie Atkins, a Managing Partner and award-winning Financial Planner at Evelyn Partners, about what you need to know about investing.

Disclaimer and spoiler alert - there’s no actual investment tips or investment advice, the game-changing advice is about TAX and INFLATION (and booking a Finance Date with yourself).

Some snippets from Ann-Marie:

• Want to double your money in the next 10 years?? You can, if you invest at 7.2% interest (a version of this is known elsewhere as the Rule of 72)
• If you do one thing, think about tax first because it will have the greatest impact on your net returns - for example ISAs, SIPPs, Lifetime ISAs. If you haven’t yet, now is a great time before the end of the tax year. 
• How much you should be contributing to your pension each year.

Anna shared some of her thoughts including:

• 'Something I’ve seen as I’m spending more time in the US is that there’s a much greater acceptance of mistakes. Business founders are celebrated for trying as well as for succeeding; there’s less shame around learning by doing. Here in the UK, speaking for myself, I was brought up to be scared of making mistakes with money - and the cost of that fear is huge - both for individuals and for our economy!
• Booking a monthly finance date with myself is something I find really helpful, and having a process and plan to follow.
• Some comments from listeners - for example, one very successful listener shared: “I’m just crap at this stuff. I put a reminder in my calendar to sort out my ISA or read up on how to allocate it, and then I keep postponing the calendar invite.” and we shared some nuggets about how to make this easier…'

Guest website: https://www.evelyn.com/
Guest LinkedIn: https://www.linkedin.com/in/annmariebanks/
Host LinkedIn: https://www.linkedin.com/in/annaclareharper/
Host website: https://www.greenresi.com/

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Anna Clare Harper chatted to Rob Beiley, a Partner at law firm Trowers & Hamlins with over 20 years of experience in the affordable housing sector.

Rob advises housing associations, local authorities, developers and institutional investors on topics including corporate governance, housing finance, development and structuring.

He’s also a board member of the Housing & Finance Institute, Chair of the British Property Federation's Affordable Housing group and a contributor to Inside Housing and the BBC on topics like council-led housing initiatives and the rise of local authority housing companies.

We covered:

• What are the different types of Social Housing and who is involved in delivering it.
• A potted history of Social Housing, including large-scale stock transfers and the growth of the Housing Association sector under the Conservatives and New Labour administrations in the 1990s and the early 2000s.
• How investment in Social Housing has evolved over the years, and what kind of returns investors can expect.

Guest website: https://www.trowers.com/
Guest LinkedIn: https://www.linkedin.com/in/robert-beiley-8a906944/
Host LinkedIn: https://www.linkedin.com/in/annaclareharper/
Host website: https://www.greenresi.com/

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How to deliver 1,000 homes per day with Alex Notay, internationally-recognised expert in housing, placemaking and ESG and Anna Clare Harper.

The brilliant Alex Notay succeeded Dame Kate Barker as Chair of the Radix Big Tent Housing Commission and was previously Placemaking and Investment Director at Thriving Investments (formerly PfP Capital). 

There, she facilitated a £390m joint venture with the Housing Growth Partnership and the acquisition of the award-winning sustainable developer Igloo Regeneration, where she also served as a board member.

Alex is one of the most knowledgeable, practical people I know in housing, so it was a great joy to record this - we talked: 

• The Reality of Housing Targets - what’s needed to achieve them? 
• Why it makes sense to treat housing as infrastructure
• The challenge of communicating complicated ideas simply
• The significance of language around housing… Our self-built barrier to entry to the industry, where we talk about #housing when referring to social housing, #residential for private investment, #living for institutional investment, #property for individuals, #realestate for the American market #builtenvironment in relation to planning and development, and so on.

Read the Radix Paper here: https://radixuk.org/papers/beyond-the-permacrisis-delivering-1000-homes-per-day/

Guest website: https://radixuk.org/
Guest LinkedIn: https://www.linkedin.com/in/alexandranotayparr/
Host LinkedIn: https://www.linkedin.com/in/annaclareharper/
Host website: https://www.greenresi.com/

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Anna Clare Harper chatted to Bella Peacock, Senior Managing Director – Investment Management and Operations Europe, at Greystar about how to create a career you love in Residential Property Management.

Greystar is one of the largest property managers globally with over 1m+ Units and Beds under management, over $78bn+ assets under management and a development track record of circa $36bn.

We covered:

• Career forks in the road - and how an early decision to try something that sounds interesting can create your future if you decide to follow the thread 
• How to navigate the complexities of working in a big global business
• How to stay focused in a world full of information and ideas - and how to stay positive in a challenging market

Guest website: https://www.greystar.com/
Guest LinkedIn: https://www.linkedin.com/in/bella-peacock-5a289360/
Host LinkedIn: https://www.linkedin.com/in/annaclareharper/
Host website: https://www.greenresi.com/

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Anna Clare Harper chatted with ex-Silicon Valley multi-national real estate investor John Corey about how real estate investors can improve processes.

John is an ex-Silicon Valley multi-national real estate investor with 30 years experience, and a specialist in structured finance and legal capital raising for real estate.

Topics include: 

• How can processes be used to shift away from emotional investment decisions and overcome ‘analysis paralysis’?
• How can data gathering be used to improve financial and non-financial outcomes?
• What is the optimal stopping point in the hunt for deals?

Guest website: https://propertyfortress.com/
Guest LinkedIn: https://www.linkedin.com/in/johncorey/
Host LinkedIn: https://www.linkedin.com/in/annaclareharper/
Host website: https://www.greenresi.com/

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Anna Clare Harper chatted with her brilliant mentor, John Corey, an ex-Silicon Valley multi-national real estate investor with 30 years experience and a specialist in structured finance and legal capital raising for real estate.

The episode covers:

• Why get or be a mentor, and how to get the most out of the relationship
• What are the rules around using ‘OPM’ (other people’s money) 
• How Financial Promotion is regulated in different geographies.

Guest website: https://propertyfortress.com/
Guest LinkedIn: https://www.linkedin.com/in/johncorey/
Host LinkedIn: https://www.linkedin.com/in/annaclareharper/
Host website: https://www.greenresi.com/

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Anna Clare Harper chatted to Emily Hamilton, Chief Sustainability Officer at Savills Investment Management about how to create a career you love in sustainable investment management in real estate. 

We covered:

• What a Chief Sustainability Officer is, and also what Investment Management actually means - in words my mum can understand
• The importance of networks - speaking to others in the industry and sharing data and best practice - with some tips on how via the Better Buildings Partnership and ULI
• Advice on driving innovation and change in a corporate context, from seeking senior management buy in to laying out a plan that includes urgent ‘now’ tasks and an inspiring vision for the future.

Guest website: https://www.savillsim.com/
Guest LinkedIn: https://www.linkedin.com/in/emily-hamilton-0973b31b/
Host LinkedIn: https://www.linkedin.com/in/annaclareharper/
Host website: https://www.greenresi.com/

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Anna Clare Harper recently chatted on the podcast with Kate Faulkner OBE, one of the UK’s leading property experts, the founder of free consumer education site Propertychecklists, The Home Buying and Selling Council and The Lettings Industry Council - which is how Anna met her.

Kate has worked with the Ministry of Housing Communities and Local Government and regularly features on BBC TV and radio including You and Yours and Moneybox.

As well as an impressive career, she’s also infectiously enthusiastic about creating positive change in the property market, and seeing property problems as business opportunities. It’s this attitude, as well as her impressive achievements, that make her uniquely qualified to discuss the key topic: how to create a career you love and drive positive change in property.

The episode includes:

• Getting started in the 1990s - and making the leap into property ‘full time’
• The importance of growing your network beyond your immediate focus area
• Embracing problems and the unexpected - which are everywhere in property 

Guest website: https://www.propertychecklists.co.uk/
Guest LinkedIn: https://www.linkedin.com/in/katefaulkner/
Host LinkedIn: https://www.linkedin.com/in/annaclareharper/
Host website: https://www.greenresi.com/

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Adam Lawrence is the Founder of Propenomix, which has many thousands of subscribers across platforms who are keen to explore the economics of property.

He’s been involved in over 700 UK property deals in the past decade, using 8 figures of joint venture funding and retaining the vast majority. He co-owns multiple investment and asset management companies that provide end-to-end services to residential property investors. And he is my favourite source of insight on property economics and finance!

In this episode of the podcast, sponsored by Cohort Invest, Anna Clare Harper and Adam Lawrence discussed whether you should have property in your portfolio in the 2020s - and how.

Topics include:

• The pros and cons of directly owning residential investments in the current economic and regulatory environment
• What returns should you be targeting right now, over what timeframe
• The pros and cons of a ‘passive’ property portfolio, and how investors can diversify their income without taking on a second job
• Common mistakes investors make - and how to avoid them

Sponsor website: https://cohortinvest.co.uk/
Guest website: https://propenomix.com/
Guest LinkedIn: https://www.linkedin.com/in/adamglawrence/
Host LinkedIn: https://www.linkedin.com/in/annaclareharper/
Host website: https://www.greenresi.com/

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Damien Fogg is a Chief Financial Officer, chartered Building Surveyor, CFO, ex-Financial Advisor and the Author of two amazon best seller books on real estate and investment.

In this episode, Damien joins Anna Clare Harper to discuss what you need to know but were afraid to ask about investing for the future and paying less tax.

Damien has helped a wide range of clients, from people who have unexpectedly inherited money to those who have built and sold multiple businesses. He does all this in plain English, so he’s the perfect guest to help de-mystify investing for the future, and navigate how to legally pay less tax. 

This episode is part of our series on ‘How to make the most of your money’ sponsored by Cohort Invest.

It covers:

• How ‘time in the market’ compares with ‘timing the market’ (answer: very favourably!)
• How investors can approach ethical or sustainable investing when they also want to make an attractive return
• When Robo Advice and Artificial Intelligence actually add value to investors
• What tax planning is
• What tax wrappers you could and should use, including how SIPPs compare with ISAs in practice
• What resources and tools to use, from tradingview to YouTube

Sponsor website: https://cohortinvest.co.uk/
Guest website: https://www.damienfogg.com/investing-made-easy
Guest LinkedIn: https://www.linkedin.com/in/damienfogg1/
Host LinkedIn: https://www.linkedin.com/in/annaclareharper/
Host website: https://www.greenresi.com/

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Anna Clare Harper is joined by Kia Commodore, who founded financial education platform Pennies to Pounds at the age of 21, when she realised there was a major gap in her own knowledge: money matters.

Kia has since grown a significant social following and worked with the likes of Barclays, Natwest, Santander and Legal and General, the BBC and the Financial Times on her mission to demystify personal finance. 

So she was the perfect candidate to discuss the things you need to know but were afraid to ask about retirement planning and pensions, as part of our series on ‘How to make the most of your money’ sponsored by Cohort Invest.

This episode covers topics including:

• Why you can’t just rely on the state pension and auto enrollment
• How to take control of your financial future and get start planning for your retirement
• How to avoid common mistakes, and why now is the time to start thinking about pensions, if you haven’t already 
• The tax benefits of diverting income to your pension
• De-mystifying the jargon, from triple lock to SIPPs
• My personal favourite: FIRE, and how to be part of this global movement.

Sponsor website: https://cohortinvest.co.uk/
Guest website: https://www.penniestopounds.co.uk/
Guest LinkedIn: https://www.linkedin.com/in/kia-commodore-34205a11a/
Host LinkedIn: https://www.linkedin.com/in/annaclareharper/
Host website: https://www.greenresi.com/

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Ann-Marie Atkins is a Managing Partner and award-winning Financial Planner at Evelyn Partners. She joined Anna Clare Harper on the podcast as part of this series on ‘How to make the most of your money’ sponsored by Cohort Invest, to discuss the things you need to know but were afraid to ask about inheritance.

We covered topics including:

• What exemptions are available for Inheritance Tax
• Trusts, Family Investment Companies and other structures which mean you don’t need to pay Inheritance Tax
• When should you start thinking about your Will, and what happens if you don’t
• Tips and tricks for how to have awkward conversations, to avoid stress and drama later
• How to protect and pass on wealth under a Labour government 

Sponsor website: https://cohortinvest.co.uk/
Guest website: https://www.evelyn.com/
Guest LinkedIn: https://www.linkedin.com/in/annmariebanks/
Host LinkedIn: https://www.linkedin.com/in/annaclareharper/
Host website: https://www.greenresi.com/

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Anna Clare Harper spoke to Allen Chilten, Global Head of Capital Formation at the £750bn Schroders Capital, previously Head of Funds at Patrizia.

This episode covers topics including: 

• What makes a best-in-class ‘living’ platform? 
• What kind of returns do investors expect from Living?
• How do returns from different UK Living strategies compare with each another, and other geographies? 

Guest website: https://www.schroderscapital.com/en/global/professional/ 

Guest LinkedIn: https://www.linkedin.com/in/allen-chilten-48ab596/

Host LinkedIn: https://www.linkedin.com/in/annaclareharper/

Host website: https://www.greenresi.com/

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Anna Clare Harper chatted with Grainne Gilmore, Director of Research & Insights at real assets advisory firm Cluttons about what digital connectivity means for real asset operators, ESG targets and homeowners.

This episode covers:

• What digital connectivity actually is, from phone masts to broadband capacity.
• Why capacity and speed are so important, for example playing a critical role in urgent healthcare delivery, facilitating the achievement of corporate ESG targets through IOT devices, or enabling families to connect with their communities.
• What we need to do in order to remain internationally competitive, including planning system capacity upgrades and public information campaigns. 

Grainne shared examples of what works in local communities, and Anna shared her thoughts on how the definition of infrastructure needs to change to align with what the UK really needs in the years to 2050.

Guest website: https://www.cluttons.com/

Guest LinkedIn: https://www.linkedin.com/in/grainnegilmore/

Host LinkedIn: https://www.linkedin.com/in/annaclareharper/

Host website: https://www.greenresi.com/

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Anna Clare Harper chatted with Elizabeth Froude, Group Chief Executive of Platform Housing Group, one of the largest Housing Associations in the Midlands with 49,000 homes as part of a collaboration with UKREiiF (The UK’s Real Estate and Infrastructure Forum).

Topics include:

• How to improve the quality and green credentials of Social Housing.
• How to attract institutional capital to decarbonise existing social housing stock when the substantial upfront capital required doesn’t always result in higher rents (e.g. where rents are capped).
• What is the benefit to the exchequer of spending on social housing.
• How is Social Housing being used to catalyse supply chains for retrofit.

Guest website: https://www.platformhg.com/ 

Guest LinkedIn: https://www.linkedin.com/in/elizabeth-froude-43b40262/

Host LinkedIn: https://www.linkedin.com/in/annaclareharper/

Host website: https://www.greenresi.com/

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Anna Clare Harper spoke to Gemma Bourne, Managing Director at Better Society Capital (formerly Big Society Capital) as part of a collaboration with UKREiiF (The UK’s Real Estate and Infrastructure Forum) about Impact Investing.

Highlights include:

• Where the UK’s leading social impact investor gets its capital from, including dormant bank accounts.
• What other organisations can learn from 10 years of impact investing, including how to avoid ‘impact blinkers’ that distract from thorough due diligence.
• What a career in impact investing involves, career pathways and advice on how to shift into a career with impact, from any starting point. 

Guest website: https://bettersocietycapital.com/ 

Guest LinkedIn: https://www.linkedin.com/in/gemma-bourne-69808544/

Host LinkedIn: https://www.linkedin.com/in/annaclareharper/

Host website: https://www.greenresi.com/

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Anna Clare Harper chatted to Richard Donnell, Executive Director at Houseful which is the Business to Business part of Zoopla. 

They discussed what’s happening in the UK Rental Market, with highlights including:

• Rent growth - at its lowest for 30 months
• The supply-demand imbalance - which is still over 2 x pre-pandemic levels 
• What investor opportunities exist in the current market - notably existing homes 
• What the election means for the housing and rental markets

Guest website: https://houseful.co.uk/

Guest LinkedIn: https://www.linkedin.com/in/richard-donnell/ 

Host LinkedIn: https://www.linkedin.com/in/annaclareharper/

Host website: https://www.greenresi.com/