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Is buy-to-let property investment becoming less profitable in the UK? With changing landlord legislation, rising costs and tighter regulations, more property investors are exploring commercial property as an alternative way to generate rental income and build long-term wealth. In this tactical solo episode of From The Ground Up, Steve Doran explains how to invest in UK commercial property, find high-yield investment opportunities, reduce potential tax liabilities through capital allowances and finance commercial buildings using specialist property mortgages. From fully repairing and insuring (FRI) leases and off-market commercial property deals to 75% loan-to-value commercial mortgages, business tenant agreements and non-residential stamp duty rates, this episode provides a practical introduction to commercial property investing in the UK. If you've ever wondered how to buy commercial property, calculate rental yields, find commercial property deals, claim capital allowances or build a property portfolio beyond traditional buy-to-let investments, 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: Commercial property vs buy-to-let: Why Steve believes commercial investment can offer attractive alternatives to traditional residential property.How to invest in UK commercial property, including retail shops, office buildings, hotels and light industrial units.Commercial property rental yields explained: How Steve purchased three retail units for £530,000 generating £53,000 annually, achieving a 10% gross initial yield.The advantages of longer commercial leases, with business tenants potentially committing to three, five, ten or even 20-year agreements.Fully repairing and insuring (FRI) leases explained: How maintenance and repair responsibilities can be allocated to commercial tenants.Commercial property capital allowances: How Steve identified £76,000 in qualifying allowances, potentially saving £19,000 in corporation tax.Section 198 elections and commercial property tax relief: Why specialist advice and the correct purchase documentation are essential. KEY MOMENTS: 0:00 - Is Buy-to-Let Dead? Why UK Investors Are Exploring Commercial Property 01:40 - What Is Commercial Property? Retail, Offices and Industrial Units Explained 02:41 - Commercial vs Residential Property: Landlord Regulations and Tenant Rights 05:05 - Commercial Property Leases: Longer Tenancies and Rental Income 06:42 - Fully Repairing and Insuring (FRI) Leases: Who Pays for Repairs? 08:01 - Commercial Property Capital Allowances: How Steve Saved £19,000 in Tax 12:01 - Buying Commercial Property From Pension Funds: A £57,000 Potential Tax Saving 13:30 - How to Find Off-Market Commercial Property Deals in the UK 16:30 - Commercial Tenant Strategy: Why Greggs and Savers Make Attractive Tenants 18:12 - Commercial Property Mortgages: Tenant Covenants, Lease Terms and 75% LTV 20:38 - Commercial Property Stamp Duty: How Non-Residential SDLT Works 22:12 - Mixed-Use Property and Hotel Conversions: Potential Stamp Duty Savings 22:37 - Investing in Commercial Property Through a Pension and Building Long-Term Wealth DISCLAIMER: This podcast is produced for general information and entertainment purposes only. Nothing discussed constitutes financial, investment, pension, tax or legal advice, or a personal recommendation. Property investments, commercial mortgages and tax strategies carry risks and are subject to individual circumstances, lender requirements and applicable UK legislation. Tax treatment, capital allowances and stamp duty liabilities depend on the specific transaction and may change. Always seek independent advice from appropriately qualified and FCA-authorised professionals, alongside specialist property, legal and tax advisers, before making financial or investment decisions.

Could you build a UK property portfolio, replace your corporate salary and invest in commercial property without using your own savings? 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 of From The Ground Up, Steve Doran sits down with property investor and academy coach Tracey Tomkins to explore her journey from corporate finance to full time property investing. Tracey reveals how a conversation with a family member unlocked £250,000 in private investor finance, how she completed a property flip in just nine weeks, and how she used her pension to purchase a commercial property generating an initial 8.5% return. From buy to let tax to SIPP property investment, HMO conversions, the Buy Refurbish Refinance strategy and joint ventures, Tracey shares the real numbers behind her deals. Discover how she negotiated a Peterborough property from £220,000 to £175,000, plans to convert it into a five bedroom HMO generating approximately £1,300 monthly cash flow, and is exploring a £650,000 joint venture with a potential £1.8 million gross development value. If you're looking to start property investing with little money, raise private finance, buy commercial property through a pension or transition from employment into property investment, this episode offers practical insights into funding deals, managing refurbishments and building long term wealth. KEY MOMENTS: 0:00 Introduction: Tracey Tomkins' Journey From Corporate Finance to Property Investing 02:58 The Buy to Let Tax Mistake That Started Tracey's Property Education 05:02 How Tracey Started Property Flipping Without Using Her Own Money 06:23 How One Conversation Unlocked £250,000 in Private Investor Finance 08:33 Finding Private Investors and Recycling Funds Into Multiple Property Deals 10:22 Why Tracey Invested in Stoke on Trent While Living in London 12:44 How to Manage Property Refurbishments Remotely Using a Project Manager 15:22 How Tracey Completed a Property Refurbishment £10,000 Under Budget in Nine Weeks 19:18 From Corporate Employment to Full Time Property Investing After Redundancy 24:05 How Tracey Used Her Pension to Invest in Commercial Property 26:38 Why Tracey Kept Her Final Salary Pension Separate 28:42 Buying Commercial Property Through a SIPP: What You Need to Know 30:49 Choosing Commercial Property With Reliable Tenants and Long Leases 33:39 How Tracey's Commercial Property Generated an Initial 8.5% Rental Yield 35:56 Converting a Peterborough Property Into a Five Bedroom HMO 37:37 How Tracey Negotiated a £220,000 Property Down to £175,000 41:54 HMO Investment Numbers: £70,000 Refurbishment and £310,000 Target Valuation 42:36 How Hybrid Commercial Valuations Work for HMO Properties 45:46 Using Private Finance to Target £1,300 Monthly HMO Cash Flow 47:06 The Buy Refurbish Refinance Strategy and Why Property Education Matters 49:57 How Tracey Identified a Potential £7,500 VAT Saving on Her HMO Conversion 51:37 The £650,000 Property Joint Venture With a Potential £1.9 Million Development Value 55:31 Why Property Networking and Joint Ventures Create Investment Opportunities 57:26 Giving Back: Tracey's Property Academy Charity Experience in The Gambia 01:01:25 Advice for Beginners: Property Education, Networking and Taking Action 01:03:57 The Mindset Shift That Changed Tracey's Property Investing Journey DISCLAIMER:This podcast is produced for information and entertainment purposes only. Nothing discussed constitutes financial, investment, pension, tax or legal advice, or a personal recommendation. Pension investments, transfers and property transactions carry risks and are subject to eligibility requirements and HMRC regulations. Tax treatment depends on individual circumstances and may change. Always seek independent advice from appropriately qualified and FCA-authorised professionals, alongside pension and tax advisers, before making financial or investment decisions.

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 10:10 - Steve's Commercial Property Investment: A 9.5% Gross Initial Yield 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.

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 ⏹ 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 16:32 Commercial Property Stamp Duty & Conversion Costs 18:57 £220K Refurb to an £850K HMO 22:14 How Bridging Finance Really Works 24:30 Is It Ever Too Late to Start Property Investing? 29:44 £308K to £450K Using a Property Title Split 32:14 How to Raise Private Finance for Property 37:44 Purchase Lease Options Explained 44:17 Lease Option Agreements, Solicitors & Costs 49:25 Lease Option vs Delayed Completion 1:06:55 Using Property Joint Ventures to Get Started 1:16:27 The First Step for New Property Investors 1:20:45 Combining Lease Options With Title Splits

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 Key Moments: 00:00 - Introduction: Property vs Stocks vs Gold vs Crypto - How To Invest UK? 00:38 - Stocks and Shares ISA Explained: £20k Allowance & Vanguard Funds UK 02:00 - The Power of Leverage: Why Property Beats Shares For Returns 03:15 - Cash Flow Explained: Why Property Pays Monthly Income 04:20 - Why Property Will Always Have Value: Supply, Demand & Housing Shortage UK 06:30 - Gold Investment UK: Hedge Against Inflation & Store of Value 07:45 - Gold in a SIPP Pension: Vaulted Gold in Switzerland Explained 09:15 - Why All Assets Go Up: Inflation & The Devaluing British Pound 11:00 - Crypto Investing UK: Bitcoin Volatility & Speculative Risk 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. #PropertyInvestmentUK #InvestingForBeginners #StocksAndSharesISA #HowToInvest #PassiveIncome

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 ⏹ 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.

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 investorsThe Law of Requisite Variety: Why flexible investors with more funding options win more dealsBridging finance vs private lending vs private investment - the key differences, costs, and LTVsHow private lending works: serviced, rolled-up, and deducted-upfront interest explainedThe 6-month mortgage myth debunked - and what actually happens on refinanceFCA compliance for private investment: high net worth & sophisticated investor rulesHow to secure private lenders with a first charge (CH1), Companies House charges & personal guaranteesVendor finance explained: How to buy HMOs, hotels & commercial property with the seller as your depositWhy finding a great deal matters more than finding investors - deals attract moneyThe 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 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 08:12 - Bridging Loans vs Private Lending: Fees, LTV & Lender Criteria 09:45 - Private Lending vs Private Investment: FCA Rules You Must Know 11:30 - Security For Lenders: First Charge (CH1), Companies House & Personal Guarantees 13:45 - Why Some Lenders Won't Refinance Private Money Deals (And How To Avoid It) 16:20 - Finding Private Investors: Why Deal First, Investor Second Always Wins 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.

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. 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 Key Moments: 0:00 Why wanting success badly enough changes everything 01:03 Why mindset is your most valuable asset 03:51 Goal setting: start with vision and intention 04:30 Find your why and the goal behind the goal 05:47 How your values drive behaviour and motivation 11:52 Limiting beliefs, confirmation bias and your internal story 17:23 How to build confidence using physiology and “act as if” 24:51 The learning dip: why change feels uncomfortable 29:55 Fail forward fast and the four stages of learning 35:37 How feedback accelerates growth and performance 44:37 Walt Disney’s Dreamer, Realist and Critic strategy 49:45 How changing your language can change your mindset 56:37 Visualisation, breathing and mental rehearsal for success 01:00:42 Why successful people focus on strengths and delegate 01:03:21 How modelling successful people accelerates growth

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 13:45 How the deal could generate £900K+ profit 14:50 Buying a commercial office for £122,800 15:43 Moving property from personal ownership into a limited company 18:01 Buying a £165K short-term let property 19:07 £25K in bookings: short-term lets versus buy-to-let 20:32 £915K commercial property deal and capital allowances 23:03 How capital allowances could save £57K in tax 24:32 The £220K HMO deal that failed mortgage valuation 26:39 Property due diligence and why volume negates luck

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/ Key Moments: 0:00 Why property investors need to understand tax 01:23 Property tax, limited companies and HMRC with John Noble 04:27 Why John is a property investor first and accountant second 07:01 Limited company vs personal name for property investment 09:23 Why investors should keep company structures simple 13:48 When should you set up a holding company? 19:46 Inheritance tax and the £325,000 nil-rate band 24:48 How family investment companies can help with estate planning 28:13 Mortgages, liabilities and inheritance tax calculations 29:51 The different ways to fund a property limited company 34:38 Director’s loans, company loans and holding companies explained 36:04 Lending money personally to your property company 40:42 Director’s loan accounts, Section 455 tax and repayment deadlines 45:21 How to take money out of a limited company 46:09 Using salary as part of a tax-efficient structure 47:25 Employment Allowance and employing family members 50:53 Should your company pay interest on a director’s loan? 53:55 Corporation tax rates and the £50,000 profit threshold 58:01 Why HMRC tax letters are not always correct 01:00:37 HMRC penalties and automated tax enforcement 01:01:20 Why investors should ignore property tax and Budget speculation 01:18:50 Why John uses the buy, refurbish, refinance strategy 01:25:26 Using trading businesses to fund property investments 01:36:42 Why property investors need urgency to build a portfolio 01:38:17 What stops people buying their first investment property 01:43:01 Focus, thinking time and avoiding distraction 01:51:20 Property tax reliefs investors frequently overlook 01:55:21 Business expenses property investors can legitimately claim 01:57:00 Why mindset, education and community matter in property 01:59:32 Three books John recommends to property investors 02:01:03 Why new property investors should ask more questions 02:07:56 Why the people around you can determine your progress

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 01:01 Why mindset underpins property investment success 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 07:59 Asking whether your thoughts are serving you 08:08 How childhood beliefs influence adult behaviour 08:45 Identifying outdated and limiting beliefs 09:00 The story of the elephant and the rope 10:32 Choosing what you focus on every day 11:03 A practical exercise to test your attention 12:20 Looking for red while missing everything blue 13:43 How the brain deletes and distorts information 14:10 Finding evidence to support negative beliefs 15:51 Using gratitude to prime your brain 17:24 Why mindset is more than manifestation 17:40 How physiology changes your emotional state 18:09 The danger of asking yourself poor questions 19:17 How posture and breathing affect confidence 20:05 Using body language to change your thinking 21:36 Accessing confidence through your physiology 22:00 What body language can teach us about emotion 24:44 Questions that help you feel more confident 25:08 Changing your state by changing your body 25:40 How language shapes your experience 26:09 Avoiding exaggerated and disempowering language 26:53 Choosing stronger words for positive emotions 27:26 Reframing difficult situations as inconvenient 28:29 Replacing “I need to” with “I want to” 29:07 Why Steve avoids the word “should” 29:30 Using language that puts you back in control 30:06 Moving from a victim to a creator mindset 31:03 Coaching yourself through better language 32:00 The three habits for better decisions and results

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 14:27 Securing three rent-to-rent deals in quick succession 15:20 How to approach property networking events 16:40 Why investors should start with accommodation demand 18:46 Growing a property management business through word of mouth 22:05 Building a business without a website or social media 22:59 Deciding to leave the police 24:51 Trusting yourself to generate your own income 28:52 Using a £15,000 credit card to furnish two properties 29:51 Making approximately £2,000 profit per property 32:44 How serviced accommodation management works 34:13 Finding contractor bookings on construction sites 36:11 Securing a £56,000 booking after three visits 38:48 Managing 40 properties with another six in the pipeline 39:12 Building a remote property management team 40:58 Finding her first property investment deal 43:01 Understanding leasehold, freehold and property valuations 44:29 Buying a property using £120,000 of private finance 45:43 Generating £2,800 per month from the property 47:09 Buying a non-standard construction property at auction 49:15 Why investors must check auction legal packs 51:42 Recovering her refurbishment costs and an additional £12,000 52:40 Launching the refurbished property on Airbnb 53:18 Dealing with solicitor and mortgage delays 56:40 Why resilience is essential in property 58:30 Overcoming personal hardship and refusing to make excuses 01:01:16 Changing the people and environment around you 01:08:14 Why you must back yourself and invest in education 01:09:29 Avoiding burnout and making time to switch off 01:11:58 How coaching helped Ellie progress faster 01:13:44 The reality of building a property business 01:15:27 Being a young female property investor 01:18:32 The qualities successful property investors share

Can you build a profitable property business without savings, good credit or previous property investment experience? In this episode of From The Ground Up, Steve Doran sits down with former teacher and property entrepreneur Helen Louise to uncover how she generated more than £372,000 in profit during her first 18 months in property through rent-to-rent, serviced accommodation, contractor bookings, property management and property flips. Helen explains how she went from earning £1,200 per month and budgeting with weekly cash envelopes to securing 16 rent-to-rent properties in just nine months. She shares how she contacted more than 250 landlords, secured her first property within weeks, leased everything from beds and furniture to teaspoons and ironing boards, and found long-term contractor bookings by visiting construction sites in person. Steve and Helen also discuss how she built a serviced accommodation management business without owning the properties, used profits from rent-to-rent to begin flipping houses, raised private finance by finding strong below-market-value property deals and developed several businesses across property sourcing, cleaning, lettings and short-term accommodation. 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 How Helen generated £372,000 profit in 18 months 02:03 Going from teaching to property investing 03:15 Living on a £1,200 monthly salary 07:43 Discovering property investment through her builder father 10:11 Learning about rent-to-rent serviced accommodation 12:17 Having her bank card declined before property training 13:14 Securing 16 properties in nine months 13:54 Finding her first rent-to-rent property 16:30 Contacting more than 250 landlords 18:05 Turning a landlord’s rejection into her first deal 21:13 Finding properties by driving around and knocking on doors 23:31 Leasing furniture without savings or good credit 26:22 Finding contractor bookings through Booking.com and Airbnb 27:12 Visiting construction sites to secure direct bookings 29:59 Overcoming fear and getting out of the car 31:36 How one site visit created bookings across the UK 34:00 Why success requires leaving your comfort zone 36:01 Believing in yourself and setting achievable goals 37:09 Handing in her notice as a teacher 38:07 Making money through serviced accommodation management 39:52 Using rent-to-rent profits to flip property 41:06 Raising private finance for property deals 43:44 Why you should find the deal before the investor 46:14 The mistakes Helen made while scaling 48:51 Receiving a £23,000 corporation tax bill 49:54 Taking responsibility for property tax and finances 51:44 Balancing motherhood and property investing 53:42 How property changed her daughter’s future 56:12 Helen’s advice to her daughter 58:10 What Helen wants to achieve next 59:17 Taking action even when you do not feel ready

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: 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

Are there still good property deals in the UK, or has the market become too competitive for investors? In this solo episode of From The Ground Up, Steve Doran breaks down seven practical ways to find property deals, source below market value opportunities and build a stronger property investment pipeline in today’s market. Steve explains how to use Rightmove, Zoopla and online property platforms properly, why investors should stop relying on asking prices, and how to test price flexibility with estate agents before wasting time on viewings. He also shares how tools like Property Log can help you spot motivated sellers by tracking price reductions and listing history. This episode also covers estate agent relationships, Companies House searches, liquidators, property auctions, pre-auction offers, post-auction offers, auction legal packs, caveat emptor, private finance, deal sourcers, direct-to-vendor strategies, Land Registry letters, retired landlords, AI property sourcing tools, Landlord, Property Market Intel, HMO deals, short-term let data and how to analyse property deals properly before making an offer. 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 there are still property deals in today’s market 00:32 Seven ways to find UK property investment deals 01:02 Using Rightmove and Zoopla to source property deals 01:56 Filtering online property listings properly 03:18 Why investors should ignore the asking price 04:05 How to test price flexibility with estate agents 06:12 Buying a £600k listed property for £476,200 09:36 Working back from final value, refurb costs and profit 10:31 Using Property Log to spot motivated sellers 12:45 Building estate agent relationships for property deals 14:50 Why no-chain investors can beat higher bidders 15:42 Finding distressed property companies on Companies House 16:44 Contacting liquidators for below market value deals 17:35 How to buy property safely at auction 18:43 Why pre-auction and post-auction offers can work 19:52 Guide price vs reserve price at property auctions 22:16 Caveat emptor and auction buyer risks 24:08 Why you must read the auction legal pack 26:31 How to use property deal sourcers properly 28:15 Why due diligence matters on sourced deals 30:30 Why proven HMO cashflow can justify a sourcing fee 32:35 How direct-to-vendor property deals work 33:22 Finding landlords through networking and Land Registry 34:12 How one HMO purchase led to three more deals 37:05 Using AI and property technology to source deals 37:42 How Landlord helps investors find and analyse deals 39:45 Using Property Market Intel for property deal analysis 41:10 AI search filters for HMOs, refurb projects and motivated sellers 42:00 Final advice for finding property deals in today’s market