From The Ground Up

Steve Doran

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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19 episodes
weekly
Avg 52 min
English

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S1 · E15
September 15 · 1 hr 21 min
UK Property Tax Explained: Should You Move Your Portfolio Into a Limited Company?
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.
S1 · E16
September 7 · 24 min
Property Finance Explained: How To Fund Any UK Deal With No Assets
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 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.
S1 · E15
September 1 · 1 hr 6 min
Property Investor Mindset: NLP, Limiting Beliefs & Confidence with Steve Payne
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
S1 · E14
August 25 · 28 min
How I Built £4.3M of Property Deals in 2026: Flips, HMOs, Commercial Property & Short-Term Lets
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
S1 · E13
August 18 · 2 hr 10 min
How to Invest in Property Tax Efficiently: Limited Companies, Director’s Loans, IHT & HMRC with John Noble
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
S1 · E12
August 11 · 33 min
How to Build a Property Investor Mindset: 3 Habits for Better Decisions and Results
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
S1 · E11
August 3 · 1 hr 21 min
How a 23-Year-Old Built a 40-Property Management Business
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
S1 · E10
July 27 · 1 hr
How She Made £372K Profit in 18 Months Using Rent-to-Rent and Serviced Accommodation
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
S1 · E9
July 20 · 1 hr 18 min
From Firefighter to Property Investor: Steve Doran’s Journey to Financial Freedom
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
S1 · E8
July 13 · 42 min
How to Find Property Deals: 7 Ways to Source Below Market Value Property in the UK
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
S1 · E7
July 6 · 1 hr 18 min
How He Bought £1M of Property Worth £1.7M in Less Than 18 Months Using Serviced Accommodation
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 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
S1 · E6
June 29 · 30 min
Why HMOs Beat Buy-To-Let: How to Create More Cashflow From One Property
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 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
S1 · E5
June 22 · 1 hr 3 min
How He Built a £2M Property Portfolio From £40k During the Hardest Year of His Life
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 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
S1 · E4
June 15 · 23 min
How to Use Your Pension to Invest in Property, Reduce Tax and Take Control of Your Future
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 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.
S1 · E3
June 8 · 1 hr 13 min
How a Police Officer Used None of His Own Money to Buy His First Property Deal
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 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
S1 · E2
June 1 · 32 min
Limited Company Property Investing Explained
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. To learn more about Steve Doran and property investing strategy, visit: https://stevedoran.co.uk/ KEY MOMENTS: 0:00 – Why Steve recommends limited company property investing 00:34 – Why your own home should usually stay in your personal name 01:17 – Steve’s personal experience of buying property personally 01:56 – Why investors historically bought in their personal name 03:31 – Section 24 and paying tax on phantom profit 04:39 – Steve’s free Section 24 calculator 05:14 – HMO tax example: personal name versus limited company 06:49 – How tax drag slows portfolio growth 07:28 – Limited liability and why company structure matters 07:45 – Should every property have its own limited company? 08:34 – Personal guarantees explained properly 12:22 – Family Investment Companies and inheritance planning 13:59 – Why specialist tax advice matters 14:52 – What to do if you already own property personally 15:12 – Why personal-name landlords are exposed politically 16:46 – The extra 2% tax burden on property income 16:54 – Capital gains tax risks for personal-name landlords 17:52 – Why flipping property personally can create income tax issues 18:56 – Five options for landlords who own personally 19:16 – Option 1: Sell the property and redeploy the capital 21:21 – Option 2: Keep the property in your personal name 22:17 – Option 3: Use a property management company 23:35 – Option 4: Use a rent-to-rent structure with yourself 24:51 – Option 5: Incorporate your portfolio into a limited company 26:04 – Section 162 incorporation relief explained 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
S1 · E1
June 1 · 1 hr 4 min
Building an HMO Portfolio With None of His Own Money: How This Former Bodyguard Created The Perfect Investment Model
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 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
June 1 · 3 min
Welcome to From The Ground Up
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.
May 29 · 1 min
TRAILER: From The Ground Up (Launching 2nd June 2026)
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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