This Property Life is the podcast that cuts through the noise in the property world.
Hosted by Sarah and Nick, we share honest conversations, real-life stories, and practical insights from active investors across the UK. Whether you're starting out or scaling up, you'll find inspiration, knowledge and community here—without the hype.
🎙️Weekly episodes
🏘️ Real investors, real journeys
💡 Actionable tips for every stage of your property journey
Want to connect with other investors in real life? Join the Community
Join our growing community with regular in-person & online networking events and exclusive online support. Find out more at www.thispropertylife.co.uk
The world of property investing can be incredibly rewarding—but it can also feel lonely, confusing, and overwhelming at times. Whether you're just starting out or deep into your journey, you’ve probably had moments where you wished you had someone to ask, a sounding board, or a place to stay informed and inspired.
That’s exactly why we created the This Property Life Community.
What Is the This Property Life Community?
It’s more than just a network. This is a space built by property investors, for property investors. A supportive, non-hypey, real-world community designed to help you grow your knowledge, connections, and confidence in all things property.
1. Monthly Online Meets, Networking and Expert-Led Content
Every month, join live networking featuring:
Market updates, compliance, finance & what you MUST know as an investor
Real investor case studies breaking down what’s working now
Deep dives into trends impacting property
Specialist panel guests leading networking rooms
Open Q&A sessions where you can ask your burning questions
Business Networking, success is a team sport.
Miss a network session? All sessions are recorded so you can watch on your schedule.
2. In-Person Networking Events
Discounted Membership ticket prices for in person events.
Meet the team and fellow investors face-to-face and do business with each other, help & inspire each other. These events feature:
Inspiring guest speakers on topics like HMOs, finance, marketing, and development
Ample time to build authentic relationships with like-minded people
No sales pitches — just genuine networking in a friendly, relaxed environment.
Locations alternate between the north and south.
3. Exclusive WhatsApp Community
Stay connected and supported 24/7 in our private WhatsApp group:
Ask quick questions and get advice from peers and hosts
Share wins and challenges for encouragement and insight
4. Member-Only Content Hub
Access a growing library of premium content, including:
Video recordings of all Zoom calls and past events
Bonus interviews and masterclasses with property experts
Special Membership Offer
Try the TPL Community FREE for 2 months with no obligation. Experience all these benefits firsthand, including access to live Zoom calls, the WhatsApp group, the content hub, and an invitation to our next in-person event. After your free trial, membership continues at just £35 per month — cancel anytime, no contracts, no fuss.
Découvrez des podcasts liées à This Property Life Podcast. Explorez des podcasts avec des thèmes, sujets, et formats similaires. Ces similarités sont calculées grâce à des données tangibles, pas d'extrapolations !
Why Most Property Investors Get Stuck After 1 Deal
vendredi 20 mars 2026 • Durée 29:20
How to Build a Property Portfolio: Systems, Strategy, and Mindset
In this episode, Nick and Caroline Claydon distill the most common questions about property investing, sharing actionable insights on building a portfolio from scratch. Whether you're a beginner or looking to scale up, they break down the step-by-step process for achieving scale confidently.In this episode:
The importance of systems in property investment success
How to get started, even with limited funds or experience
The role of mindset shifts and strategic planning
Why focusing on cash flow and value-add strategies accelerates growth
The myth of needing massive cash reserves to succeed
Practical tips on viewing habits, making offers, and managing emotions
How starting small can lead to big portfolio milestones faster than you think
Timestamps:
00:00 - Introduction and overview of the most common property questions
02:00 - Building big portfolios: the importance of systems and processes
04:30 - How to start with limited funds: insights from Robert Kiyosaki's principles
06:45 - The power of creative deal structuring and deal analysis
09:00 - The BRRR system explained: buy, renovate, refinance, repeat
11:15 - Breaking down big goals into achievable weekly and monthly targets
13:30 - The significance of zoning in property value and cash flow
15:00 - The importance of viewing habits: how many viewings and offers are needed
17:00 - Overcoming the fear of rejection and emotional investment
19:00 - The mindset shift: from emotional buying to transactional decision-making
21:00 - Growing confidence through knowledge and repeatability of systems
23:00 - How to get started today: contact your local agents, view properties, make offers
25:00 - The critical role of understanding your numbers and focus areas
27:00 - The dangers of analysis paralysis and YouTube rabbit holes
28:15 - Connecting with motivated investors and communities
29:00 - Final thoughts and encouragement to start small, scale fastResources & Links:
Final Note:The key takeaway is that property investing isn't about massive cash reserves or complex knowledge; it’s about applying systems consistently, understanding your numbers, and taking decisive action. Start with a small deal, learn the process, and scale from there. Success is built step by step, with strategy and discipline at the core.
The Impact of Artificial Intelligence on Property Investing and Ownership
In this episode, Nick and Caroline Claydon explore how artificial intelligence is transforming the property industry and what investors need to do to stay ahead. They emphasise the urgency of adapting now and share actionable insights on leveraging AI for property management, investment strategies, and economic shifts.
In this episode:
The rapid advancement and integration of AI in property and broader industries
How AI is displacing white-collar jobs and what this means for mortgage lending
The importance of ownership in a world of automation and job displacement
Opportunities in social housing, supported living, and rental markets amidst AI-driven change
The potential for technology stocks and infrastructure companies to benefit from AI growth
The decline of traditional roles like letting agents and how AI can optimize property management
The importance of taking control of your investments and assets in uncertain times
The cultural and philosophical impacts of AI, including human purpose and societal shifts
Practical steps: investing in property under £100k, diversifying, and moving towards automation
The necessity of mindset shift: facing reality and acting decisively
Timestamps:
00:00 - The massive opportunities and challenges AI presents to property investors
02:15 - AI's impact on jobs and the importance of owning assets
03:25 - How AI enhances analytics and profitability in property management
04:38 - The urgency for investors to act now, not in the future
07:02 - Breakthroughs in AI-driven healthcare and their implications for society
08:54 - Historical parallels: Job displacement from the industrial revolution to AI
09:47 - Risks of a potential property market collapse due to job loss and market confidence
11:24 - Investing in tech companies leading AI development for future gains
13:33 - Strategic property investing: social housing, supported living, and affordability
Resources & Links:Connect with Nick & Caroline:
Deal Analysis Insights
vendredi 20 février 2026 • Durée 28:46
In this episode, Caroline and Nick Claydon break down the essential skills needed for effective deal analysis. They focus on how to evaluate investment properties realistically, highlighting common pitfalls and strategic considerations that can make or break your returns.
In this episode:
How to assess typical property deals brought by new investors
The importance of realistic cost and income calculations
Case study comparison: flats vs houses in different locations
The impact of management, operating costs, and tenant turnover on cash flow
Why scaling your property portfolio reduces risk and enhances returns
Long-term investment strategies versus short-term hassle-free options
The value of proper tenant vetting and risk management
How to identify more profitable markets like houses in regional towns
The significance of ROI, stress testing, and refinancing for growth
Timestamps:
00:00 - Why deal analysis is crucial for property success
00:32 - Typical deals from beginner investors and common errors
01:12 - What makes a rental deal financially sound or weak?
01:39 - The influence of location on property analysis (Bedford example)
02:28 - Flat example: purchase price, rent, and initial assumptions
03:11 - The importance of managing builder and refurbishment costs
04:08 - Calculating mortgage, deposits, and stress testing interest rates
05:22 - Breaking down monthly cash flow: rent, mortgage, management, and operating costs
06:32 - Managing service charges, void periods and tenant turnover
Don't Leave! Why the Best BTL Opportunities Are Still In The UK
mercredi 11 février 2026 • Durée 25:13
Summary
In this episode of The Property Life podcast, Caroline and Nick Claydon discuss the increasing trend of people leaving the UK for more tax-efficient locations, particularly Dubai. They explore the reasons behind this migration, including the perception of the UK as a challenging environment for entrepreneurs and the growing desire for flexibility in living arrangements. The conversation also touches on the opportunities that remain in the UK property market, the importance of family considerations in relocation decisions, and the potential for growth in the social housing sector. Ultimately, the couple reflects on their own decision to stay in the UK for now, while remaining open to future possibilities.
Keywords
UK migration, tax efficiency, property investment, Dubai, entrepreneurship, economic challenges, social housing, future planning, family decisions, property market
Takeaways
Many people are leaving the UK for more tax-efficient locations.
The perception of the UK as a difficult place for business is growing.
Dubai is seen as an attractive option for property investment.
The UK government is perceived as not supporting entrepreneurs.
The population's desire to rent is increasing, creating opportunities for landlords.
Political chaos in the UK may lead to more opportunities for those who stay.
The importance of considering family implications when relocating.
Investors are looking for long-term opportunities despite current challenges.
The social housing sector is expected to grow in the future.
Future planning is essential for adapting to changing circumstances.
Chapters
00:00 The Great Migration: Why People Are Leaving the UK
Why The 1% Rule Of Property Investing Is Your Blueprint For Success
mercredi 4 février 2026 • Durée 23:42
In this episode of 'This Property Life', hosts Nick and Caroline Claydon delve into the 1% rule of property investment, a crucial guideline for investors to ensure they are making sound financial decisions. They explain how the rule serves as a sense check for determining whether a property is worth pursuing based on its rental income relative to its purchase price. The conversation covers practical applications of the rule, real-life examples, and the importance of understanding property types and locations. They also discuss the limitations of the 1% rule, particularly in relation to more advanced investment strategies, and emphasize the need for a mindset shift from focusing on purchase prices to rental income. The episode concludes with insights on scaling property investments and the significance of buying at a discount to maximize cash flow.
Keywords
1% rule, property investment, cash flow, buy to let, rental income, property types, investment strategy, yield, ROI, property market
Takeaways
The 1% rule is a crucial tool for property investors.
Monthly rent should equal about 1% of the purchase price.
The rule helps prevent overpaying for properties.
Understanding property types is essential for investment success.
Investing in areas outside your immediate location can yield better results.
The 1% rule is not applicable for advanced strategies like HMOs.
Scaling investments is important for building a portfolio.
Focus on rental income rather than purchase price.
Buying at a discount allows for added value and cash flow.
The numbers in property investment are black and white.
Sound Bites
"The 1% rule is a fail-safe tool."
"It stops you overpaying."
5 Mistakes Millennials Are Making in Property Investing
mardi 3 février 2026 • Durée 22:53
In this episode of This Property Life, Nick is joined by Sarah to unpack one of the most talked-about stories in UK property right now — the idea that the housing market is “broken”, landlords are leaving in droves… and yet, millennials are becoming the fastest-growing group of new landlords.
Following recent media coverage (including a Panorama episode and reporting in the Telegraph), we dig into what’s really happening behind the headlines — and why the reality on the ground looks very different from the narrative being pushed.
This is an honest, data-led conversation about where the UK property market is heading, who’s still investing, and what today’s investors need to understand if they want to succeed long-term.
🔍 In This Episode, We Cover:
Why millennials are now the largest group of new landlords in the UK
What the media often gets wrong about buy-to-let and property investors
How today’s investors are approaching property very differently from previous generations
Why limited companies, strategy and cashflow matter more than ever
The real impact of regulation, tax and interest rates
What the “professionalisation” of property investment actually looks like
Whether buy-to-let is really dead — or just evolving
What this means for anyone considering investing in 2025 and beyond
🧠 Key Takeaway
The property market isn’t broken — the old way of investing is.
The investors who are still succeeding are:
Strategic, not speculative
Focused on numbers, not hype
Willing to adapt to a changing market
Building long-term, sustainable portfolios
And increasingly, they’re doing it younger and smarter than ever before.
This Mum Balances a Demanding Job, Autism Parenting, and Passive Property Income with Esther Smith
In this episode of This Property Life, host Sarah Blaney speaks with Esther Smith, a successful property investor, corporate contractor, and busy parent. Together with her husband Mark, Esther has built a portfolio of HMOs leased to supported living providers such as Serco. The conversation explores how to strategically balance property investing with a demanding career and family life, and dives into the practicalities and pitfalls of the supported housing model.
Esther Smith is a contractor in the corporate world and a mother of young children, one of whom has autism. Esther brings a realistic, no-frills perspective to property investing, blending analytical skills, financial forecasting, and an acute awareness of social needs to build a portfolio with both purpose and profit.
What You'll Learn:
Why supported living HMOs can be a smart long-term investment strategy
The real timelines and work involved before a property begins cash flowing
How to manage property investing alongside a demanding job and family life
Tips on working with providers like Serco and handling bureaucratic challenges
The importance of aligning investment strategies with personal and family goals
Timestamps
[00:00] – Introduction to the Episode
[02:18] – Why Esther chose property investing alongside a corporate career
[04:32] – Transitioning to HMOs and choosing supported living as a strategy
Property Investing near Home for UK Developers to Scale with Flips and HMOs with Jake Colwill
In this episode of This Property Life, host Sarah Blaney speaks with Jake Colwill, an experienced property investor and developer based in Bristol. Jake shares how he and his partner Lucy have built a smart, sustainable property business by flipping properties to generate capital, which they then reinvest into high-quality HMOs in premium southern markets.
What You'll Learn:
How flipping properties can fuel long-term investment in high-value areas.
Why Jake and Lucy focus on tight geographic areas and niche property types.
Smart strategies for sourcing off-market deals through relationships and persistence.
The mechanics of high-end HMO investing in Article 4 areas, including planning and valuation tips.
How to build and maintain a scalable, sustainable property business with clear strategic focus.
Timestamps
[02:39] - The Origins of Their Strategy
[06:03] - Freehold Blocks and Title Splits
[09:22] - Sourcing Off-Market Deals
[16:02] - Structuring Their Business
[19:01] - What Makes a Premium HMO
[22:01] - Valuations: Commercial vs. Bricks & Mortar
[24:37] - Hold Strategy and Long-Term Thinking
[27:36] - Building Momentum Through Niching
Stop Blaming Landlords for the Housing Crisis for Property Owners with Wendy Whittaker
In this episode of This Property Life, host Sarah Blaney is joined by property expert Wendy Whitaker-Large to tackle a provocative and controversial question: Are landlords responsible for the housing crisis? Wendy offers a balanced and experience-led take as they explore key topics such as supply planning, government policy, investor behavior, and what’s really driving the shortage of homes in the UK.
What You'll Learn:
The debate around secondhand properties and how landlords help refurbish homes.
How the media's London-centric perspective distorts the national housing debate.
How the Thatcher-era "Right to Buy" policy contributed to the current shortage of affordable homes.
The role of small builders in helping to alleviate this crisis, compared to large national developers.
A discussion about the government's reliance on private landlords for social housing.
In this episode of This Property Life, host Sarah Blaney speaks with Michael Dean, co-founder of Avamore Capital, about the current challenges facing UK property developers.
What You'll Learn:
Why do smaller and mid-sized developers have more room for creative deal structuring
The importance of flexibility and negotiation when working with landowners
What funders are really looking for in today’s market
How to identify the right landowners for JV or deferred payment deals
Strategies to stay resilient and invest smartly in a challenging property climate
Timestamps
[02:34] - Michael’s Background
[05:36] - Build Cost Inflation, Slow Sales, And Landowner Expectations
[09:00] - Why Small-To-Mid Deals Offer More Flexibility
07:41 - ROI calculation and assessing capital efficiency
08:34 - Why initial surface appearances can be misleading (city flats vs houses)
09:02 - Long-term tenant profiles and vacancy risks
10:09 - The impact of tenant mobility on cash flow and costs
11:40 - Hidden costs in letting agents’ fees and maintaining properties
13:04 - Alternative investment options: houses in regional areas
15:19 - How to negotiate house purchases below market value
16:04 - Rental yields on houses and the importance of refurb costs
17:09 - Calculating cash flow for houses and the significance of yield
18:53 - ROI comparison: houses versus flats and scaling your portfolio
20:01 - The advantage of diversification and long-term growth strategies
22:07 - Why scaling and multiple properties are vital for risk reduction
23:07 - The importance of tenant vetting and avoiding nightmare tenants
24:19 - How professional investors think differently about property risk
25:41 - The value of properties that generate stable, long-term income
26:39 - Rents rising and interest rate locks—long-term buy-to-let outlook
27:17 - Future episodes focus on the depth of deal analysis and scaling strategies
Resources & Links:
Property Wealth Club
Amazon - "The No Nonsense Guide To Property Investing"
Instagram - carolineclaydon.property
TikTok - Caroline Claydon
Connect with the hosts:
Caroline Claydon - Instagram | TikTok
Nick Claydon - LinkedIn
This episode emphasises that achieving strong property returns involves realistic assessment, strategic scaling, and understanding tenant dynamics. Whether you're new or experienced, these insights help shift your perspective towards more sustainable, long-term property wealth building.
