Your Property Podcast

How to Turn an Empty High Street Shop into a £340k Mixed-Use Property Deal | Sam Bastow In this episode of the YPN Podcast, Ant Lyons is joined by property investor and developer Sam Bastow to break down a real mixed-use property deal that transformed an unloved, long-empty high street shop into a profitable investment. Sam shares how he purchased a Grade II listed building in Evesham for £188,000, invested approximately £45,000 in refurbishment works, and secured a final valuation of £340,000 — creating three residential flats alongside a commercial shop, all on one title. You'll discover how Sam approached planning, funded the purchase and refurbishment, and refinanced the property at 75% loan-to-value, leaving virtually no money left in the deal. In this episode, we cover: How to spot opportunities in empty high street shops and mixed-use properties. Negotiating a purchase from £250,000 down to £188,000. Converting commercial space into additional residential accommodation. Navigating planning permission for a Grade II listed building in a conservation area. Funding the project using bridging finance, private investment and personal funds. Refurbishment costs, contractor management and avoiding unexpected expenses. Achieving a £340,000 valuation and refinancing through a specialist lender. Generating £30,600 in annual rental income across the building. Why affordable commercial rents can help attract and retain long-term tenants. The risks of commercial conversions and whether mixed-use investing is right for beginners. How transforming neglected buildings can create homes, support local businesses and revitalise high streets. Sam also shares a valuable lesson on planning applications: understanding the local authority's development plan and supplementary planning guidance can significantly improve your chances of success. If you're looking beyond traditional buy-to-let and want to understand how commercial-to-residential conversions and mixed-use investments can create value, this is a real-world deal breakdown packed with practical insights.

With the average five-year fix tipping over 6% and landlords selling up ahead of the Budget, the headlines say property is in trouble. So why are experienced investors buying more than ever? In this episode, Ant is joined by Adam McGhee from Mogul Finance, YPN’s property finance partner, for an honest look at where lending is right now and what’s coming in 2027. Adam explains why bridging rates have actually come down, why commercial term debt is surprisingly well priced, and why nearly every new purchase is now going into a limited company. He also breaks down the supported living boom, including how yield-based commercial valuations can push a property’s value well above its bricks-and-mortar figure, what lenders look for in a care provider, and the fake leases you need to watch out for. Plus: the mixed-use opportunity on the high street, the one question Adam asks every new investor, and why the best deal you ever do might be the one you walk away from.

In this episode, we're joined by Ash Gore from Teesside, who spent 16 years working rotations in oil and gas across the North Sea, Kazakhstan, Egypt and Iraq before going full-time in property in 2022. Ash talks us through three very different deals. First is a fire-damaged house he bought from a work colleague for the £145K left on the mortgage. After a £23K refurb and three months of work, it sold for £245K before it even hit the market, making around £52K profit. Next is a derelict former butcher's shop in Guisborough that had sat empty for five years. Ash bought it for £125K using funds from his SSAS, then lost a blue-chip tenant two weeks before they were due to move in. He turned it around with two tenants paying a combined £32K a year on a seven-year lease, leaving no money in the deal. Finally, he bought a 10-property portfolio on a single title in Northumberland for £1M. It was valued at £1.495M, and he has already increased the rent roll from £80K to £90K in six months. We also cover: How Ash used his pension and a SSAS to unlock £130K to fund his deals Why future-proofing a commercial unit saved the Westgate deal Finding portfolio deals hidden in the commercial section of Rightmove Handling a difficult vendor and bridging lender to get a £1M deal over the line Why telling everyone what you do brings deals to your door Adjusting to life at home after years of working away

From a nightmare property to a potential £500k valuation — this is a creative deal you won’t want to miss. In this episode of the Your Property Network podcast, Ant is joined by Thomas Reed from Yellow Homes to break down one of his most interesting property deals yet. The property started life as a tired seaside B&B, had problem tenants, more than £10,000 in rent arrears, an illegal laundry business, bed bugs, mould, damp and a whole host of compliance issues. But rather than walking away from the problem, Thomas and his business partner found a way to structure a win-win deal with the vendor using vendor finance. They agreed a £187,000 purchase price, acquired the property using 100% vendor finance, invested around £70,000 into a major back-to-brick refurbishment and transformed it into a 15-person HMO. The projected commercial valuation? Around £420,000–£510,000. Thomas talks Ant through: • How the relationship with the vendor led to the deal • Why helping the vendor before buying the property was so important • How they structured the vendor finance • How they bought the property without a traditional deposit • The challenges of a £70k refurbishment • How they negotiated an additional £16k from the vendor without reducing the purchase price • How they approached the commercial valuation • Why they're holding off on refinancing • Creating multiple exit strategies from the outset • Designing an HMO around the needs of its tenants • Why relationships, trust and creating a genuine win-win are at the heart of creative property investing A brilliant real-world example of how creative deal structuring, relationships and good property knowledge can turn a problem property into a very different proposition. Find out more about Thomas and Yellow Homes: yellow-homes.co.uk

Most property investors think design is just about scatter cushions and paint colours. Julian Maurice — design consultant, former contractor, and HMO investor — says that misunderstanding is costing landlords thousands. In this episode, Julian breaks down why he believes most investors don't actually understand what "profit" means (hint: gross yield tells you nothing), and how applying Dieter Rams' 10 Principles of Good Design — the same framework behind Apple and Porsche — transformed his own property portfolio. We cover: 🏠 Why the average leveraged landlord only keeps 15% profit on turnover — and how letting agents can eat over half of it 🛋️ The £1,500 refurb that can double a flat's monthly profit (real Rightmove example included) 🪑 Why fitted furniture beats IKEA and landlord packs every time — even at double the cost 📐 The hidden design mistakes killing HMO longevity (hint: it's not the ensuites) 🎓 What student co-living blocks can teach us about building to last 20+ years 🧭 Julian's concept of "custodial design" — treating your property like a legacy, not a quick flip Whether you're refurbishing your first single let or managing a portfolio of HMOs, this conversation will change how you think about every pound you spend on design.