From The Ground Up is the property investing podcast for ambitious people who want to build freedom and long-term wealth through property.
Hosted by property investor and entrepreneur Steve Doran, the podcast gives practical guidance on how to start, scale and build a successful portfolio in today’s market. Expect real deal breakdowns, current market insights, property strategy and expert conversations covering buy-to-lets, HMOs, rent-to-rent, finance, tax and creating a successful property business, giving you the tools to accelerate your journey to wealth
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How to Buy UK Property With Your Pension: SIPP vs SSAS Explained
Season 1 · Episode 20
Tuesday, October 6, 2026 • Duration 13:52
Could you be sitting on enough money to buy your next investment property without even realising it? If you've been paying into a pension for years, you could already have access to one of the most tax-efficient property investment strategies available in the UK.
In this tactical solo episode of From The Ground Up, Steve Doran explains how to use your pension to invest in UK commercial property, generate tax-free rental income within your pension and potentially fund property development through a SIPP (Self-Invested Personal Pension) or SSAS (Small Self-Administered Scheme).
From pension contributions and corporation tax relief to commercial property mortgages, SSAS loanbacks and the 50% pension borrowing rule, Steve breaks down how business owners and property investors can take greater control of their retirement funds and use them to build long-term wealth.
He also shares his own experience of purchasing a light industrial unit through his pension, achieving a 9.5% gross initial yield, and explains why understanding HMRC pension rules is essential before attempting any pension-funded property investment.
If you've ever wondered whether you can buy property with your pension, transfer an old workplace pension into a SIPP, or use your SSAS to lend money back to your limited company, this episode is for you.
Want to learn more and find out how to transform your financial future in just two days? Head to https://stevedoran.co.uk/home
IN THIS EPISODE YOU'LL DISCOVER:
SIPP vs SSAS explained: How to choose the right pension structure for UK commercial property investment.
How to buy commercial property with your pension, including offices, retail premises and industrial units.
Why residential buy-to-lets, HMOs and short-term lets cannot ordinarily be held directly within a SIPP or SSAS.
How pension contributions can reduce corporation tax and why the £60,000 annual allowance and three-year carry-forward rules matter.
The 50% pension borrowing rule: How a £300,000 pension could fund a £450,000 commercial property purchase.
How to buy your own business premises through your pension and pay commercial rent back into your retirement fund.
How tax-free rental income and capital gains within a pension can support long-term wealth creation.
SSAS loanbacks explained: How to lend up to 50% of eligible pension assets back to your sponsoring limited company.
The five-year SSAS loanback repayment rule, first-charge security and interest requirements.
Why choosing the right pension provider and understanding HMRC's unauthorised payment rules is essential.
Steve's personal pension property investment: A light industrial unit delivering a 9.5% gross initial yield.
KEY MOMENTS:
00:00 - Can You Buy Property With Your Pension? The Hidden Investment Opportunity
00:54 - SIPP vs SSAS Explained: Which Pension Can Invest in Property?
01:45 - Can a SIPP Buy Residential Property, HMOs or Commercial Buildings?
02:15 - Pension Tax Relief: The £60,000 Annual Allowance and Corporation Tax Benefits
03:22 - Tax-Free Rental Income and Capital Gains Inside a Property Pension
03:55 - Pension Mortgages Explained: The 50% Borrowing Rule
04:39 - Buying Your Own Business Premises Through a SIPP or SSAS
05:42 - Investing Pension Funds Before Buying Commercial Property
06:27 - Choosing a SIPP Provider That Allows Commercial Property Investment
07:06 - SSAS Loanbacks Explained: How to Fund Property Deals Through Your Limited Company
09:16 - Paying Interest Back Into Your Pension Tax-Efficiently
11:28 - Transferring Old Pensions and Taking Control of Your Retirement Investments
This is essential listening for UK property investors, limited company directors, business owners and entrepreneurs exploring SIPP commercial property investment, SSAS pension strategies, pension-funded property development and tax-efficient wealth creation.
Purchase Lease Options Explained: How to Buy UK Property With Little Money Down
Season 1 · Episode 19
Tuesday, September 29, 2026 • Duration 01:23:12
Can you build a UK property portfolio without having a huge deposit sitting in the bank?
In this episode of From The Ground Up, Steve Doran sits down with Richard Aylward, a property investor and coach with more than 25 years of experience, to break down the creative property investment strategies he has used to build a multi-million-pound portfolio.
From purchase lease options, HMOs and title splits to private finance, bridging loans and property joint ventures, Richard explains how investors can structure deals, solve problems and acquire property without relying solely on traditional deposits.
Richard also takes Steve inside his current £525,000 HMO conversion project in Swindon, where an expected £220,000 refurbishment could create a property worth around £850,000, with projected annual rental income of approximately £85,000.
They unpack the realities of bridging finance, why development projects need a cash buffer, how Richard turned a £308,000 property into a £450,000 title split, and how building a professional reputation helped him raise private finance from investors.
Richard then gives a detailed explanation of purchase lease options in the UK: how they work, the three key terms you need to agree, why they can create a future below-market-value purchase, how assignable options work and the difference between a lease option and exchange with delayed completion.
At 70 years old and still actively investing, Richard also explains why it is never too late to start property investing — and why mindset, education, consistency, networking and taking action matter more than simply consuming information.
Want to learn more and find out how to transform your financial future in just two days, head to https://stevedoran.co.uk/home
IN THIS EPISODE YOU'LL DISCOVER:
⏹ Purchase lease options explained — how to control a property now with the option to buy it later
⏹ How a £525K commercial property conversion could become an £850K+ HMO
Property vs Stocks vs Gold vs Crypto: How To Invest In The UK 2026
Season 1 · Episode 18
Tuesday, September 22, 2026 • Duration 19:34
Property, Stocks, Gold or Crypto - where should you actually put your money in the UK?
In this tactical solo breakdown, Steve Doran reveals why property is his primary investment, due to leverage, monthly cash flow and the ability to add value, but he also shares why shares, gold and crypto all still deserve a place in a diverse portfolio. From Stocks and Shares ISAs and Vanguard funds to vaulted gold in your SIPP and his rule for speculating on Bitcoin, this is the no-fluff guide to how every major asset class really works.
If you're Googling "how to invest for beginners UK" or wondering what to do with your £20k ISA allowance, this episode gives you the framework before you pick the asset.
Want to learn more and find out how to transform your financial future in just two days, head to https://stevedoran.co.uk/home
IN THIS EPISODE YOU'LL DISCOVER:
◼ The 4 asset classes every UK investor should understand: Property vs Shares vs Gold vs Crypto
◼ How a Stocks and Shares ISA works: £20k tax-free allowance, Vanguard funds & 7-9% long-term compounding
◼ Why "Leverage is power" - how a £50k deposit controls a £200k property and amplifies returns vs shares
◼ Cash flow vs growth: Why property pays you monthly and shares/gold/crypto generally don't
◼ UK supply and demand: Why housing shortage + population growth pushes property up - "they ain't making any more land"
◼ Gold as an inflation hedge: Store of value in uncertainty, why it's vaulted in Switzerland & held in a SIPP
◼ The real reason all assets rise: Your British Pound is devaluing - property, gold and shares are just hedges
◼ Crypto is speculative: Why James caps it at <5% of his portfolio and only buys mainstream coins
◼ Why property remains #1 for Steve: Tax reliefs, leverage, value-add and cash flow other assets can't replicate
UK Property Tax Explained: Should You Move Your Portfolio Into a Limited Company?
Season 1 · Episode 15
Tuesday, September 15, 2026 • Duration 01:21:53
Should you move your UK property portfolio into a limited company - or will Capital Gains Tax and Stamp Duty wipe out the benefits?
In this tactical breakdown, Steve sits down with senior tax advisor Siddharth Agarwal from DNS Accountants to demystify UK property tax for landlords and investors. From Section 24 and mortgage interest relief to S162 Incorporation Relief, genuine partnerships, and Family Investment Companies, this is the no-fluff guide to getting your structure right and legally keeping more of your profit.
If you own buy-to-lets in your personal name and are wondering about incorporation, dividends, or inheritance tax, this episode answers what Google and ChatGPT often get wrong.
Want to learn more and find out how to transform your financial future in just two days, head to https://stevedoran.co.uk/home
IN THIS EPISODE YOU'LL DISCOVER:
⏹ Why more UK landlords are moving from personal ownership to limited companies after Section 24
⏹ Capital Gains Tax vs Stamp Duty Land Tax: The two big taxes that trap incorporation
⏹ S162 Incorporation Relief explained: the 3 strict conditions to defer CGT (and the 20-hour test)
⏹ When it’s better to pay CGT upfront to create a director’s loan account
⏹ SDLT relief on incorporation: Mixed-use, 6+ properties, and the genuine partnership rule (Schedule 15)
⏹ What HMRC actually counts as a genuine partnership: agreement, bank account & commercial substance
⏹ Form 17 & Declaration of Trust: How married couples can legally optimise rental income tax (60-day rule)
⏹ Family Investment Companies (FICs) for inheritance tax planning and passing wealth to the next generation
⏹ Group holding companies: When they help developers vs when they hurt your mortgage options
Property Finance Explained: How To Fund Any UK Deal With No Assets
Season 1 · Episode 16
Monday, September 7, 2026 • Duration 24:45
Buying property with no money or assets feels impossible, until you understand that a mortgage is NOT your only option.
In this tactical solo breakdown, Steve Doran breaks down exactly how to fund UK property deals when you don't have cash, savings, or assets to leverage. From bridging finance and private lending to vendor finance and the FCA rules most beginners miss, this is the no-fluff guide to creative property finance that actually gets deals over the line.
If you're asking "how do I get the money to do this deal?" instead of "what deal can I do with the money I've got?" - this episode is for you.
Want to learn more and find out how to transform your financial future in just two days, head to https://stevedoran.co.uk/home
IN THIS EPISODE YOU'LL DISCOVER:
Why asking "Can I get a mortgage for this?" is the wrong first question for investors
The Law of Requisite Variety: Why flexible investors with more funding options win more deals
Bridging finance vs private lending vs private investment - the key differences, costs, and LTVs
How private lending works: serviced, rolled-up, and deducted-upfront interest explained
The 6-month mortgage myth debunked - and what actually happens on refinance
FCA compliance for private investment: high net worth & sophisticated investor rules
How to secure private lenders with a first charge (CH1), Companies House charges & personal guarantees
Vendor finance explained: How to buy HMOs, hotels & commercial property with the seller as your deposit
Why finding a great deal matters more than finding investors - deals attract money
The exit strategy rule: How to plan your refinance BEFORE you buy
Key Moments:
0:00 - How To Fund Any UK Property Deal With No Assets
01:28 - The Law of Requisite Variety: Why More Funding Options = More Deals
Property Investor Mindset: NLP, Limiting Beliefs & Confidence with Steve Payne
Season 1 · Episode 15
Tuesday, September 1, 2026 • Duration 01:06:31
What separates people who achieve their goals from those who give up when things become difficult and can you actually change your mindset, beliefs and confidence?
In this episode of From The Ground Up, Steve Doran sits down with human performance specialist, NLP Master Trainer, coach, author and TEDx speaker Steve Payne to explore the psychology of success, limiting beliefs, confidence, personal development and the mindset required to perform at a higher level.
Steve explains why every goal has a goal behind it, how understanding your why, values and intentions can create stronger motivation, and why property investors need something more compelling than simply wanting to own more properties. They explore how values drive behaviour, why reconnecting with your original purpose can help you push through challenges and what happens when your goals are not genuinely aligned with what matters to you.
The conversation then breaks down limiting beliefs, confirmation bias and the stories we tell ourselves. Steve explains why beliefs are not facts, how your internal narrative can influence what you notice and how questioning beliefs such as “I’m not good enough” can create completely different behaviours and outcomes.
They also explore practical techniques for building confidence and changing your emotional state, including breathing, body language, physiology, acting “as if”, visualisation and mental rehearsal. Steve explains how changing posture, voice and behaviour can influence how you feel and how other people respond to you.
Steve and Steve discuss the learning dip, why getting worse temporarily can be part of becoming better, the four stages of learning from unconscious incompetence to unconscious competence and why people who actively seek feedback can accelerate their personal and professional growth.
The episode also explores Walt Disney’s Dreamer, Realist and Critic strategy for turning ideas into achievable goals, why the words you use can change your psychology, how language such as “should”, “have to”, “can’t” and “choose to” influences behaviour and why visualisation can help prepare you for important meetings, presentations and negotiations.
How I Built £4.3M of Property Deals in 2026: Flips, HMOs, Commercial Property & Short-Term Lets
Season 1 · Episode 14
Tuesday, August 25, 2026 • Duration 28:57
What does £4.3 million worth of UK property deals actually look like in 2026?
In this solo episode of From The Ground Up, Steve Doran breaks down the real property deals he has completed and progressed this year, covering property flipping, commercial property investment, HMOs, short-term lets, private finance, property tax strategies and deal negotiation.
Steve reveals how he negotiated an Essex probate property and gained huge tax savings through the refurb , he shares how he is investing in commercial property, including buying a light industrial unit through his pension and he breaks down one of his biggest property deals of the year: a £2.5 million Greater London property negotiated down to £1.4 million, with an estimated £2.8 million end value and more than £900,000 of projected profit after refurbishment and costs.
The episode also explores HMO investing, moving property from a personal name into a limited company, intercompany loans, capital allowances, commercial property cash flow and a £165,000 short-term let that generated more than £25,000 in bookings within its first few months.
Want to learn more and find out how to transform your financial future in just 2 days? Connect with Steve via https://stevedoran.co.uk/home
Key Moments:
0:00 £4.3M of UK property deals in 2026
01:23 Probate property flip: £600K asking price to £476K purchase
03:08 Stamp duty and VAT savings on property flips
06:11 Funding a property deal with £400K of private finance
07:09 Buying commercial property through a pension
08:46 £530K commercial property deal with national tenants
11:40 Negotiating a £2.5M property down to £1.4M
How to Invest in Property Tax Efficiently: Limited Companies, Director’s Loans, IHT & HMRC with John Noble
Season 1 · Episode 13
Tuesday, August 18, 2026 • Duration 02:10:06
Should you buy investment property in your personal name or through a limited company and how can you structure a property portfolio to legally become more tax efficient?
In this episode of From The Ground Up, Steve Doran sits down with property investor and tax specialist John Noble to break down property tax, limited company property investing, director’s loans, inheritance tax, corporation tax, holding companies and the tax strategies UK property investors need to understand.
John explains why he believes most investors looking to build a property portfolio should consider using a limited company, why overcomplicating your company structure too early can increase property finance and accountancy costs, and when holding companies and family investment companies may become useful.
They break down the different ways to fund a property limited company, including director’s loans, company-to-company loans and holding company structures. John also explains how investors can repay a director’s loan, extract money from a property company, use salaries and dividends and understand the tax implications of borrowing money from their own limited company.
The conversation also covers inheritance tax planning for property investors, gifting, family investment companies, corporation tax thresholds, associated companies, HMRC penalties and how HMRC is increasingly using technology and AI to identify potential tax errors.
Steve and John then move into property investment strategy, including buy, refurbish, refinance (BRR), using deal sourcers, recycling capital, property finance, personal guarantees, refurbishment costs, VAT, stamp duty, commercial property capital allowances and why investors need to understand tax before purchasing a property.
Want to learn more and find out how to transform your financial future in just two days, head to https://stevedoran.co.uk/home
Connect with John Noble: https://www.instagram.com/king_nobez/
How to Build a Property Investor Mindset: 3 Habits for Better Decisions and Results
Season 1 · Episode 12
Tuesday, August 11, 2026 • Duration 33:01
What if investing just 1% of your day could improve the quality of your life, your decisions and your property investment results?
In this solo episode of From The Ground Up, Steve Doran explains why developing the right property investor mindset is just as important as learning how to find deals, raise finance, negotiate purchases or build a property portfolio.
Steve breaks down three practical ways to improve your emotional state, strengthen your confidence and make better decisions: controlling your focus, changing your physiology and becoming more intentional with the language you use.
Whether you are starting your UK property investment journey, trying to overcome fear, struggling to take action or looking to improve your performance, this episode provides practical personal-development techniques that can be applied to property, business and everyday life.
Want to learn more and find out how to transform your financial future in just 2 days? Connect with Steve via https://stevedoran.co.uk/home
Key Moments:
0:00 Investing 1% of your day to improve your life
01:33 Finding the emotional goal behind financial freedom
02:23 How emotional states affect decision-making
03:00 Responding differently when you feel positive
04:17 How negative emotions create negative results
05:22 The three ways to improve your mindset
05:40 Why your focus determines your experience
06:03 How much information your brain can process
07:31 Learning to think about your thinking
How a 23-Year-Old Built a 40-Property Management Business
Season 1 · Episode 11
Monday, August 3, 2026 • Duration 01:21:10
How do you build a successful property business at just 23 without family wealth, substantial savings or years of property investment experience?
In this episode of From The Ground Up, Steve Doran sits down with former police officer and property entrepreneur Ellie Cockbain to uncover how she used rent-to-rent, serviced accommodation, contractor bookings, property management and private finance to build a rapidly growing property business.
Ellie explains how she went from joining Durham Constabulary at 18 to managing around 40 properties, with another six in the pipeline. She reveals why it took nine months to secure her first rent-to-rent deal, how networking three or four times a week helped her find landlords and why starting with accommodation demand was more important than finding properties.
She also shares how she walked onto construction sites carrying doughnuts and sausage rolls, returned to the same site three times and eventually secured a £56,000 contractor accommodation booking.
Want to learn more and find out how to transform your financial future in just two days? Connect with Steve via https://stevedoran.co.uk/home
Key Moments:
0:00 How Ellie built a property business at 23
01:01 Managing around 40 properties with six more coming
02:21 Joining Durham Constabulary at 18
04:51 Discovering property and financial freedom
06:09 Why imperfect action beats perfect inaction
08:08 Being told she would never leave the police
09:57 How rent-to-rent property works
10:57 Taking nine months to secure her first deal
12:55 Networking three or four times every week
⏹ Why property development using bridging finance requires a significant working-capital buffer
⏹ How Richard bought a property for £308K, completed a title split and revalued it at £450K
⏹ How to build credibility and relationships before attempting to raise private finance for property
⏹ The three main terms of a purchase lease option: purchase price, rent and option period
⏹ Why lease options can potentially create a future below-market-value property deal
⏹ Purchase lease option vs exchange with delayed completion — and the important difference between an option and an obligation to buy
⏹ How assignable purchase options can potentially be transferred to another property investor
⏹ Why understanding a seller's real motivation can sometimes matter more than offering the highest price
⏹ How joint ventures allow property investors to combine money, time, knowledge and experience
⏹ Why due diligence on a property JV partner is just as important as analysing the deal itself
KEY MOMENTS / YOUTUBE CHAPTERS:
00:00 Property Investing Isn't Passive Income
2:22 26 Years of Property Investing Lessons
6:27 The Mindset Every Property Investor Needs
10:33 Inside a £525K HMO Conversion Project
13:35 Bridging Finance, Cashflow & HMO Fire Regulations
13:15 - How Much Crypto Should You Own? The 5% Rule For Beginners
14:40 - Dollar-Cost Averaging Bitcoin: How To Buy Crypto Safely
16:00 - Warren Buffett Rule: Be Greedy When Others Are Fearful
17:30 - Final Verdict: Why Property Is Still My #1 Investment
In this podcast, we answer:
◼ What is the best way to invest for beginners in the UK?
Start with a diversified foundation: a Stocks and Shares ISA for long-term tax-free growth (up to £20k/year in funds like Vanguard), then property for leverage and monthly cash flow. Gold and crypto are hedges/speculation, not core income assets.
◼ What is leverage in property investment?
Using borrowed money to control a larger asset - e.g., a £50k deposit controlling a £200k property. Any percentage gain applies to the full £200k, amplifying returns compared to shares where you can only invest cash you hold.
◼ Is a Stocks and Shares ISA worth it UK?
Yes for most beginners - gains and dividends are tax-free up to £20,000 per year, ideal for long-term compounding at 7-9% annually if you don't need the money within 6-12 months.
◼ Should I invest in Bitcoin or crypto UK?
Treat crypto as speculative and volatile. Keep it under 5% of your portfolio, invest only what you can afford to lose, dollar-cost average monthly, stick to mainstream coins (Bitcoin, Ethereum) and use cold storage.
⏹ Uninhabitable property relief & property trader relief: what qualifies and what HMRC rejects
This is essential listening for UK landlords, buy-to-let investors and property developers navigating UK property tax, buy to let tax UK and limited company structures in 2026.
Answered in this episode:
⏹ Should I transfer my UK property portfolio to a limited company?
It depends on your income needs, mortgage position and whether you qualify for S162 incorporation relief and SDLT partnership relief. It is not automatically more tax efficient, especially if you need to draw all profits as income.
⏹ What is S162 Incorporation Relief?
A relief that allows landlords running a genuine property business to defer Capital Gains Tax when transferring their entire portfolio as a going concern in exchange for shares. Conditions include transferring all assets and receiving only shares as consideration.
⏹ What is a genuine partnership for SDLT relief?
For Schedule 15 SDLT relief, HMRC looks for commercial substance - a partnership agreement, separate bank account, joint decision-making and time spent running the business, not just a declaration of trust.
⏹ What is a Family Investment Company?
A limited company used for estate planning to hold wealth and pass value to family members tax-efficiently, often used by landlords with estates over £2m as an alternative to trusts.
02:49 - Mortgage Myth Debunked: The 6-Month Rule Is False
04:05 - What Is Private Lending? Loan Agreements Explained (1% Per Month Example)
05:52 - 3 Ways To Pay Interest: Serviced vs Rolled Up vs Deducted Upfront
18:50 - Bridging Finance Deep Dive: How To Combine It With Investor Deposits
20:15 - Vendor Finance Explained: Buying Property With The Seller As Your Deposit
22:40 - Crowdfunding Warning: Why Too Many Small Investors Kills Deals
This is essential listening for UK property investors, developers, and buy-to-let investors looking for no money down strategies, creative finance, and BRRR funding models that work in 2026.
Finally, Steve explains why successful people focus on their strengths, delegate areas where others are more capable, model people who already achieve the results they want and, most importantly, take action rather than endlessly thinking about change.
Want to learn more and find out how to transform your financial future in just two days, head to https://stevedoran.co.uk/home
