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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Should you buy property in your personal name or through a limited company?
In this episode of From The Ground Up, Steve Doran breaks down why UK property investors need to think carefully about tax, structure and long-term portfolio growth before buying their next investment.
Steve explains how Section 24 changed buy-to-let investing, why personal-name landlords can end up paying tax on “phantom profit”, and how limited company property investing can protect more of your cashflow. Using a real HMO example, he shows how the difference between buying personally and through a limited company can be worth thousands of pounds per year.
He also covers limited liability, personal guarantees, inheritance tax planning, Family Investment Companies, limited company mortgages and the common myths that stop investors making better decisions.
26:41 – HMRC v Ramsay and the 20-hour property business test
27:12 – Stamp duty, linked transactions and non-residential rates
28:10 – Partnership structures and Schedule 15 relief
29:08 – Refinancing when moving property into a company
30:29 – Myth-busting limited company mortgage rates
Building an HMO Portfolio With None of His Own Money: How This Former Bodyguard Created The Perfect Investment Model
Season 1 · Episode 1
Monday, June 1, 2026 • Duration 01:04:06
Can you really build a property portfolio using none of your own money?
In this episode of From The Ground Up, Steve Doran sits down with property investor and Academy coach Andrew Clayton to break down exactly how Andrew has completed six buy, refurbish, refinance HMO projects in 18 months, with four more deals currently active.
Andrew shares how he went from working as a bodyguard to running franchise businesses to building a serious HMO portfolio using private investment. Steve and Andrew unpack the real numbers behind one of Andrew’s deals: a £125,000 auction property being converted into a six-bed HMO with expected annual rental income of around £54,000.
They also discuss landlord tax, Section 24, Renters Reform, HMO compliance, private finance, council contracts, local authority housing, stress testing deals and how to build property income without relying only on your own savings.
They also discuss one of Andrew’s most powerful strategies: working directly with the local authority to provide high-quality HMO accommodation for vulnerable people. This creates a strong business model with solid profit margins, reduced void risk and a meaningful social impact.
If you want to understand how HMO investing, BRR strategy and private finance work in the real world, this episode is packed with practical insight.
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 Andrew’s local authority housing strategy
02:52 Why property education changed everything
04:57 From Subway franchise to property investing
08:39 Early landlord mistakes
Welcome to From The Ground Up
Season 1
Monday, June 1, 2026 • Duration 03:36
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.
TRAILER: From The Ground Up (Launching 2nd June 2026)
Friday, May 29, 2026 • Duration 01:00
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.
How a Police Officer Used None of His Own Money to Buy His First Property Deal
Season 1 · Episode 3
Monday, June 8, 2026 • Duration 01:13:48
Can you really buy your first property investment deal using none of your own money?
In this episode of From The Ground Up, Steve Doran sits down with property investor, finance broker and SD Financial co-founder Ben Willox to unpack how he went from 23 years in the police force and £38,000 in debt to building wealth through property.
Ben shares how property education, deal packaging, rent-to-rent, private finance and bridging loans helped him buy his first investment property. Steve and Ben break down the full numbers behind the deal: listed at £200,000, negotiated down to £160,000, refurbished for around £15,000 and later revalued at £275,000.
They also discuss finding motivated sellers, raising private investment, using bridging finance, paying zero stamp duty through the right structure and turning the property into a short-term let generating up to £1,700–£1,800 net profit per month.
A practical episode for anyone who wants to leave a job, replace income, buy property with other people’s money and understand how BRR, serviced accommodation and property finance work in the real world.
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 Buying a property deal with none of his own money
01:12 From 23 years in the police to property investing
03:34 Why property education, deal packaging and rent-to-rent changed everything
06:53 How to find profitable property deals and motivated sellers
10:14 Analysing property deals from end value, GDV and sold comparables
12:39 Negotiating a £200k property down to £160k
17:07 Buying property with other people’s money and raising private finance
How to Use Your Pension to Invest in Property, Reduce Tax and Take Control of Your Future
Season 1 · Episode 4
Monday, June 15, 2026 • Duration 23:45
Is your pension actually working for you, or is it quietly costing you more than you realise?
In this solo episode of From The Ground Up, Steve Doran breaks down one of the most overlooked parts of wealth building: pensions. Most people are auto-enrolled into a pension scheme, but very few know where that money is invested, what fees are being taken, or how much control they really have over their retirement future.
Steve explains why relying on a standard pension may not be enough, how pension fees can eat into long-term wealth, and why property investors and business owners should understand the difference between a SIPP and a SSAS.
He also covers how pensions can be used to invest in commercial property, how rental income and capital growth can sit inside a pension tax-free, how SSAS loan backs work, and how limited company owners may be able to use pension contributions to reduce corporation tax.
This episode also explores commercial property investing, lease strength, FRI leases, rent reviews, break clauses, pension mortgages, inheritance tax considerations and why getting professional advice is
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 Why pensions could be one of the most important wealth-building topics
01:03 How much money you may really need in retirement
02:05 The reality of pensioner poverty and why retirement planning matters
03:20 Why standard corporate pensions may not give you enough control
04:06 Pension fees, fund charges and why you need to know where your money goes
05:31 Taking control of your pension through a SIPP or SSAS
06:10 Using a pension to invest in commercial property
How He Built a £2M Property Portfolio From £40k During the Hardest Year of His Life
Season 1 · Episode 5
Monday, June 22, 2026 • Duration 01:03:49
Can you build a £2 million property portfolio starting with just £40,000?
In this episode of From The Ground Up, Steve Doran sits down with property investor Guy to unpack one of the most powerful property journeys shared on the podcast so far. In just over a year, Guy and his wife Catherine have gone from a standing start to building a serious HMO property portfolio using private finance, buy, refurbish, refinance and investor funding.
Guy breaks down the real numbers behind their first major HMO deal in Chelmsford: a property originally listed at £600,000, later marketed at £505,000 and eventually negotiated down to £444,000. After a challenging refurb, unexpected structural issues and a final spend of just over £70,000, the property was revalued at £630,000 and now generates around £2,530 net profit per month.
Steve and Guy also discuss raising private investment, borrowing 100% of the purchase price, using bridging-style private finance, managing refurb costs, dealing with fear before completion, negotiating below market value and why HMOs can massively outperform standard buy-to-let property.
But this episode is about more than just the numbers. Guy shares the personal challenges he faced during the same year, including the tragic loss of his son, suffering a stroke during the refurb and later having heart surgery. Through all of it, he kept moving forward, building a portfolio that could reach £2 million in value and around £8,000 per month in profit by the end of the year.
A powerful, practical and deeply human episode for anyone interested in UK property investing, private finance, HMO investing, BRR strategy, financial freedom and what it really takes to keep going when life hits hard.
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 Building a £2 million property portfolio from £40,000
01:52 How Guy and Catherine started their property investment journey
Why HMOs Beat Buy-To-Let: How to Create More Cashflow From One Property
Season 1 · Episode 6
Monday, June 29, 2026 • Duration 30:07
Is buy-to-let still the best way to build wealth through property, or do HMOs offer a smarter route to higher cashflow?
In this solo episode of From The Ground Up, Steve Doran breaks down the fundamentals of HMO investing and explains why shared housing can create significantly more income than a standard buy-to-let property when done properly.
Steve explains what an HMO is, who the main tenant markets are, and why professional tenants, students and local housing allowance tenants all require different property setups. He also shares why HMOs can create a genuine win-win by providing affordable, good-quality accommodation for tenants while giving investors multiple income streams from one property.
This episode also covers the key practical steps every HMO investor needs to understand, including HMO licensing, planning permission, Article 4 directions, C3 to C4 use class, amenity standards, room sizes, fire safety, property management, HMO mortgages, SpareRoom demand, tenant sourcing and why using the right specialist broker matters.
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 Why turnover is vanity and profit is sanity in property investing
00:33 Why buy-to-let is not working like it did 10 years ago
01:12 What is an HMO and why shared housing can be a win-win
02:28 HMO definition: three or more people from two or more households
03:10 Professional tenants, students and local housing allowance HMO markets
04:02 Why HMOs provide affordable housing for working professionals
05:18 Buy-to-let vs HMO numbers on the same property
06:25 How a six-bed HMO can generate £1,700 monthly profit
How He Bought £1M of Property Worth £1.7M in Less Than 18 Months Using Serviced Accommodation
Season 1 · Episode 7
Monday, July 6, 2026 • Duration 01:18:15
Can serviced accommodation help you build a property portfolio faster than traditional buy-to-let?
In this episode of From The Ground Up, Steve Doran sits down with property investor and academy coach Tim to unpack how he bought around £1 million worth of property, now valued at approximately £1.7 million, in less than 18 months by using serviced accommodation, short-term lets and private finance.
He shares how he turned a £1,200-per-month buy-to-let into a six-bedroom serviced accommodation property that secured a £7,500 first booking and generated around 18 months’ worth of rent in just 10 weeks, before breaking down how he bought a £260,000 commercial building using private finance, borrowed £400,000 for the purchase and refurb, revalued it at £617,000 and now generates more than £10,000 per month in bookings.
Steve and Tim also discuss buying a Great Yarmouth guesthouse for £385,000, securing a £15,000 first booking, generating £39,000 from contractors over 10 months, building a management company, working with family and why understanding your “why” is critical for anyone interested in UK property investing, serviced accommodation, buy-to-let alternatives and building a portfolio that creates real income.
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 Buying £1 million of property valued at £1.7 million
01:11 Tim’s 25-year property investment journey
06:53 Discovering serviced accommodation and short-term lets
09:02 Turning a £1,200 rental into a £7,500 booking
11:02 Generating 18 months of rent in 10 weeks
From Firefighter to Property Investor: Steve Doran’s Journey to Financial Freedom
Season 1 · Episode 9
Monday, July 20, 2026 • Duration 01:18:05
How did Steve Doran go from working as a firefighter and juggling multiple jobs to building a multimillion-pound property portfolio and several successful businesses?
In this special episode of From The Ground Up, James Burtt takes over the interview and explores Steve’s complete origin story, from growing up in Lewisham and joining the London Fire Brigade to discovering property education, HMOs and the strategies that eventually allowed him to leave employment behind.
Steve explains how James first introduced him to HMO training, why his first high cash flow property changed his understanding of what was financially possible, and how consistency, resourcefulness and calculated risk helped him build momentum. He also shares why he lived in an HMO despite already being financially successful, reinvested most of his income and prioritised delayed gratification over appearances.
The conversation also challenges common property investment excuses, including not having enough money, time or experience. Steve explains how private finance, rent to rent, deal sourcing and leveraging the expertise of other professionals can help investors move forward without needing to know or do everything themselves.
Steve also breaks down several recent investments, including retail units producing a 10% gross yield, a light industrial property held within his pension, a flip with more than £130,000 projected profit and a home negotiated from an original asking price of £2.75 million to £1.4 million.
This episode explores property investment, financial education, HMOs, commercial property, private finance, resilience, mindset, delayed gratification, community and Steve’s long-term goal of creating financial freedom and positive impact for others.
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:
10:12 Why landlords are exiting the HMO market
16:21 Buying a £165k auction property for £125k
18:52 How to work out investment ROI figures from the end value
21:30 The numbers behind six-bed HMO deals
23:02 Funding property investment deals with private investment
33:43 Stress testing property deals at 10% interest
37:24 Working directly with the local authority
45:19 How to raise private finance
53:30 Building lifestyle income and legacy
56:33 Teaching children to buy assets first
59:36 The role of partnership, property education and expert support in building wealth
20:35 Finding private investors and borrowing £75,000 for the first deal
27:30 When the first investor pulled out and how Ben saved the deal
31:09 Why your first property investment deal is usually the hardest
33:06 Refurbishing the property for £15,000 and cutting costs
35:44 How Ben paid zero stamp duty on the property purchase
37:01 Why every property investor needs a second exit strategy
39:05 Turning the deal into serviced accommodation and refinancing at £275k
40:21 Generating £1,700–£1,800 net profit per month from short-term lets
42:35 Leaving the police and moving into property finance
45:09 Launching SD Financial with Steve Doran
47:41 Specialist property finance, bridging loans, HMOs and short-term lets
53:40 HELOCs and revolving credit facilities for property investors
57:58 How bridging finance, LTV and retained interest really work
1:01:36 The truth about the six-month refinance rule
1:03:36 Planning your refinance exit, valuation and finance strategy
1:06:19 Bridging loan fees, arrangement fees and valuation costs explained
1:09:37 How to start property investing when you feel trapped in your job
1:10:16 Why making the decision is the first step to financial freedom
07:28 Steve’s £115,000 industrial unit bought through his pension
08:29 How a SIPP works and why trustees review pension property investments
09:25 Investing in gold through a pension
10:07 What a SSAS pension is and how it links to a limited company
10:54 Using a SSAS to loan money to property investors
11:30 SSAS loan backs and using pension funds inside your limited company
12:16 First charge security, five-year repayment rules and commercial interest
13:28 Using pension contributions to reduce limited company tax
15:07 Pension annual allowance and carry forward explained
16:12 How pension mortgages work for commercial property
17:00 Transferring old pensions into a SIPP or SSAS
18:08 Finding lost pensions and bringing old pension pots together
18:56 Why pensions, property and estate planning need professional advice
19:43 Why Steve likes commercial property for pension investing
20:17 What to look for in a commercial property lease
21:03 FRI leases, rent reviews and break clauses explained
22:09 When you can start drawing down from a SIPP or SSAS
Disclaimer: This podcast is for general information and entertainment purposes only. Nothing discussed should be taken as financial, investment, tax, legal or professional advice, nor as a personal recommendation to buy, sell, invest in, or enter into any property, financial product or investment strategy.
Property investment carries risk, values can go down as well as up, and past performance is not a guarantee of future results. You should always carry out your own due diligence and seek advice from a suitably qualified, regulated professional before making any financial or investment decision.
03:34 Choosing HMOs, high cashflow and property education
05:09 Looking for HMO deals in Chelmsford with limited savings
06:16 Finding the first major HMO property deal
07:03 Negotiating a £505k property down to £444k
09:41 Borrowing 100% of the purchase price using private finance
11:16 The fear before completion and taking on a £500k property deal
14:14 Private lending, high interest rates and understanding the real cost of finance
17:39 Revaluing the HMO at £630k after a £70k refurb
18:10 Creating £157k equity and £2,530 monthly profit from one HMO
19:32 Rotten floors, woodworm, staircases and major refurb problems
22:35 Why property investing is simple but not easy
24:15 Suffering a stroke during the property renovation
29:01 Losing his son and choosing to keep moving forward
34:19 Grit, resilience and building property through personal adversity
37:48 Heart surgery and refusing to stop the journey
40:26 Moving away from trauma and building a better future
44:04 The second HMO deal in Bishop’s Stortford
46:00 Building towards £2m in property and £8k monthly profit
47:20 Raising private investment through the property academy
49:53 Paying private investors 1% per month
51:32 Structuring a property joint venture deal
55:08 Why property education is the most important first step
59:10 Getting comfortable with being uncomfortable
1:02:17 Why anyone can build wealth through property with the right steps
07:30 Why HMOs create multiple income streams from one property
08:20 Using SpareRoom to check HMO demand before investing
09:45 Why supply and demand matters when choosing an HMO area
11:04 How to optimise SpareRoom listings and avoid empty rooms
12:30 HMO amenity standards, room sizes and local authority rules
14:18 Why you should always measure HMO rooms yourself
15:22 HMO licensing, gas safety, EPCs, EICRs and fire doors
16:43 HMO planning permission, C3 to C4 use class and permitted development
17:42 What Article 4 means for HMO investors
19:05 How to research successful HMO planning applications
20:15 Why a certificate of lawfulness can protect your HMO
21:14 Managing HMOs properly and choosing the right letting agent
22:23 Fire alarm testing, compliance and landlord responsibility
23:18 When to bring HMO management in-house
24:32 Why HMO investors need specialist mortgage advice
25:40 HMO mortgages, lender criteria and avoiding buy-to-let mortgage breaches
26:54 Why an existing HMO licence does not transfer to a new owner
27:50 HMO licence fees, five-year licences and council inspections
28:56 Why you can usually operate once your HMO licence application is submitted
29:28 Final advice for building cashflow through HMOs
16:07 Buying a commercial building for serviced accommodation
19:51 Raising £400,000 in private finance
23:12 Securing a £22,000 upfront NHS and council booking
26:04 Revaluing the commercial building at £617,000
27:27 Generating over £10,000 a month in bookings
34:00 Buying a Great Yarmouth guesthouse for £385,000
35:20 Securing a £15,000 first contractor booking
36:30 How divers spent £39,000 over 10 months
44:20 Buying another property using private finance
49:20 Generating £6,000–£7,500 per month from one property
50:41 Buying £1m of property worth £1.7m in less than 18 months
51:50 Why your “why” matters in property investing
58:00 Incorporating a personal property portfolio into a limited company
1:05:31 Why lack of money should not stop you finding deals
1:14:49 Taking the next step and solving property problems creatively
0:00 Why Steve’s first property changed his view of employment
00:56 James Burtt takes over From The Ground Up
04:20 How James introduced Steve to property education
07:53 Growing up in Lewisham with strong self-belief
16:02 Competing against 10,000 applicants for the fire brigade
19:39 The fire station conversation that changed Steve’s ambitions
23:16 Steve’s first home and accidental landlord journey
25:04 Discovering the financial potential of HMOs
26:56 Reinvesting 90% and living below his means
32:28 How property education created profit and process
34:41 The HMO that earned more than Steve’s firefighter salary
36:00 Why investors should master one strategy before diversifying
38:29 The property deal Steve lost after taking the wrong advice
43:05 Why traditional financial advice may no longer be enough
51:07 The biggest misconceptions about property investment
52:56 Why starting without money can build resourcefulness
57:55 Why consistency beats intensity
1:02:41 Leveraging other people’s time, money and experience
1:07:18 Steve’s latest property and business investments
1:08:17 Buying retail units at a 10% gross yield
1:09:00 The flip with more than £130,000 projected profit
1:10:20 Negotiating a £2.75 million home down to £1.4 million
1:12:13 Why helping new investors now creates the biggest reward
1:16:16 Steve’s long-term vision for growth, charity and impact
