Mish Liyanage – Property Expert

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  • Why the Challenges in the UK Housing Market Haven’t Disappeared

    Why the Challenges in the UK Housing Market Haven’t Disappeared

    There’s growing optimism around the UK housing market as stability returns and confidence slowly improves. But optimism doesn’t mean immunity.

    While conditions are clearly healthier than they were during recent periods of volatility, several structural and economic challenges remain firmly in place. Ignoring them risks misreading the market — and making poor decisions off the back of misplaced confidence.

    Progress is real, but it isn’t uniform.

    Policy Decisions Still Cast a Long Shadow

    Housing markets don’t respond instantly to policy change. Measures introduced in late 2025 — particularly around taxation, spending and fiscal restraint — are likely to continue influencing behaviour well into 2026.

    For some buyers, tighter affordability assessments and higher living costs will remain a barrier. For sellers, especially those under time pressure, policy-driven uncertainty can still suppress demand at certain price points.

    The lag effect of government decisions means challenges often surface after headlines have moved on.

    Buyer Confidence Remains Fragile in Key Segments

    Confidence may be improving overall, but it isn’t evenly distributed.

    First-time buyers, younger households and those relying on higher loan-to-value mortgages continue to face significant hurdles. Even with more predictable pricing, deposit requirements and monthly repayments remain stretched for many.

    As long as affordability pressures persist, this group will remain cautious — and that caution limits upward momentum across the wider market.

    Regional Performance Is Increasingly Uneven

    The UK housing market has never been a single market, but the gap between regions is becoming more pronounced.

    Some areas are benefitting from strong local employment, infrastructure investment and sustained rental demand. Others are struggling with oversupply, weaker wage growth or reduced investor interest.

    This divergence means national averages often hide localised stress, making it essential to look beyond headline figures when assessing risk or opportunity.

    Not Every Seller Is in a Position of Strength

    While distressed selling is far less common than many feared, it hasn’t disappeared.

    Households facing refinancing at higher rates, landlords adjusting to regulatory changes, and sellers affected by cost-of-living pressures may still need to accept lower offers or extended selling periods. These pockets of pressure can weigh on local markets even when broader conditions appear stable.

    Stability at a national level doesn’t eliminate vulnerability at an individual one.

    Why Realism Matters More Than Optimism

    A healthier housing market depends on informed decisions, not blind confidence.

    Acknowledging ongoing challenges allows buyers to plan responsibly, sellers to price realistically, and investors to assess risk accurately. Markets perform best when expectations are grounded — not when difficulties are ignored in favour of optimistic narratives.

    As the UK moves through 2026, success in property will belong to those who recognise both the progress made and the obstacles that remain.

    The Takeaway

    The housing market is no longer in crisis mode — but it isn’t problem-free either.

    Challenges around affordability, confidence, policy impact and regional disparity remain part of the landscape. Understanding them isn’t pessimism; it’s preparation.

    Stability creates opportunity, but realism ensures it lasts.

  • Why Stability Is Finally Returning to the UK Housing Market

    Why Stability Is Finally Returning to the UK Housing Market

    After several years of uncertainty, disruption and overreaction, the UK housing market is beginning to show something it has been missing for a long time: stability.

    This shift hasn’t happened overnight, and it isn’t driven by a single policy change or economic event. Instead, it’s the result of gradual adjustment — from buyers, sellers, lenders and policymakers — all recalibrating to a post-pandemic reality.

    As 2026 approaches, the market is no longer lurching between extremes. It’s settling.

    The End of Panic-Driven Behaviour

    One of the clearest signs of returning stability is the disappearance of panic from transactions.

    During periods of rapid price growth, decisions were rushed and emotionally driven. Buyers stretched affordability, sellers chased peak pricing, and negotiations became increasingly detached from fundamentals.

    That behaviour has eased.

    Today’s market is characterised by calmer decision-making, longer consideration periods and more grounded expectations. Properties are being priced to sell, not to test the market, and buyers are approaching purchases with planning rather than urgency. This change alone marks a fundamental improvement in market health.

    Buyers and Sellers Are Aligned Again

    Stability returns when expectations meet reality — and that alignment is finally happening.

    Sellers have adjusted to the fact that ultra-low interest rates and instant price jumps are no longer the norm. Buyers, equally, have adapted to higher borrowing costs and are budgeting accordingly. That mutual adjustment has removed much of the friction that previously stalled transactions.

    As a result, deals are progressing more smoothly, and transaction volumes are gradually returning to levels that resemble pre-Covid norms.

    Lending Conditions Are No Longer Shifting Underfoot

    Another critical factor behind renewed stability is consistency in lending.

    Mortgage rates may still be higher than historic lows, but they are no longer swinging unpredictably. Lenders have priced risk more accurately, stress testing is clearer, and borrowers have a better understanding of what is realistically achievable.

    When financing conditions stabilise, confidence follows — not just among buyers, but across the entire property chain.

    Fewer Extremes, More Balance

    A stable market isn’t one where prices race upwards. It’s one where extremes are reduced.

    Sharp price surges, sudden drops and stalled sales all undermine confidence. The current environment, by contrast, is seeing fewer dramatic swings and more incremental movement. This balance allows the market to function as intended — enabling people to move home, invest sensibly and plan for the long term.

    Why This Matters Going Into 2026

    Stability is the foundation for everything that follows.

    Without it, affordability can’t improve, first-time buyers remain excluded, and long-term investment becomes speculative rather than strategic. With it, confidence returns, transactions increase and price growth becomes sustainable rather than fragile.

    As the UK housing market moves into 2026, the narrative is shifting away from crisis and correction — and towards normalisation.

    That, quietly, is the most positive signal the market has seen in years.

  • Why Slower House Price Growth Is Exactly What the UK Housing Market Needs

    Why Slower House Price Growth Is Exactly What the UK Housing Market Needs

    For years, the UK housing market has been judged almost entirely on one metric: how fast prices are rising. When growth slows, headlines quickly turn pessimistic. When prices surge, optimism returns — often without questioning whether that growth is actually sustainable.

    As the market moves into 2026, that way of thinking no longer holds up. Slower house price growth isn’t a warning sign. It’s a correction — and a healthy one.

    Stability Builds Confidence, Not Hype

    Rapid price growth creates urgency, but not confidence. Buyers feel pressured to rush decisions, stretch finances and compete at unsustainable levels. Sellers, in turn, anchor expectations to peak pricing rather than real demand.

    Slower growth changes that dynamic entirely.

    When prices move gradually, decisions become rational rather than reactive. Buyers gain the confidence to plan properly, lenders price risk more accurately, and transactions are driven by genuine need rather than fear of missing out. A stable market doesn’t rely on hype — it relies on trust.

    Affordability Improves Without Prices Falling

    There’s a common misconception that affordability only improves when house prices fall. In reality, affordability improves just as effectively when prices pause while incomes catch up.

    That’s exactly what slower growth allows.

    Wage growth, while imperfect, has begun to narrow the gap created during years of rapid house price inflation. When values rise modestly instead of surging ahead, buyers regain purchasing power without the market having to endure a damaging correction.

    This is particularly important for first-time buyers, who benefit far more from predictability than from falling prices that often come with tighter lending conditions.

    A Healthier Environment for First-Time Buyers

    First-time buyers are the backbone of a functioning housing market. When they’re excluded, everything else slows down.

    Slower price growth reduces competition, softens bidding wars and restores negotiation — all of which disproportionately benefit those entering the market for the first time. Combined with stabilising mortgage rates, this creates a window where homeownership feels achievable again, rather than permanently out of reach.

    A market that works for first-time buyers ultimately works for everyone.

    Sustainable Growth Protects Long-Term Value

    Sharp price spikes may look attractive in the short term, but they often store up problems for later. Markets that grow too quickly tend to correct just as abruptly, damaging confidence and trapping homeowners in negative equity.

    Gradual growth protects long-term value by aligning prices with real demand, lending criteria and economic fundamentals. It also reduces the risk of forced selling, distressed assets and sudden downturns — all of which destabilise the wider market.

    Sustainability, not speed, is what preserves value over time.

    Investors Benefit From Predictability

    For investors, slower growth doesn’t mean lower opportunity — it means clearer strategy.

    Stable pricing allows investors to focus on fundamentals such as yield, tenant demand and location rather than relying on speculative capital appreciation. That shift encourages better-quality stock, longer-term thinking and a more professional rental sector overall.

    Predictability is far more valuable than volatility when building long-term portfolios.

    The Bigger Picture

    A healthy housing market isn’t defined by how fast prices rise. It’s defined by how well it serves the people who rely on it.

    Slower house price growth:

    • Encourages rational decision-making
    • Improves affordability without triggering crashes
    • Supports first-time buyers
    • Protects long-term value
    • Creates stability for investors and lenders alike

    As the UK market moves into 2026, steady growth isn’t a disappointment — it’s progress.

  • What’s Really Coming for UK House Prices in Early 2026

    What’s Really Coming for UK House Prices in Early 2026

    Anyone following the UK housing market will know the last few years have been anything but straightforward. Interest rate shocks, political uncertainty and post-pandemic distortion have made it difficult for buyers and sellers alike to understand where things are truly heading.

    However, as the first quarter of 2026 approaches, a clearer picture is starting to emerge — and it’s far more stable than many expected.

    This isn’t a return to the frenzy of the early 2020s, but it is a return to something far healthier: a market that’s beginning to behave rationally again.

    Stability Is Finally Returning to the Market

    On-the-ground activity is showing genuine early signs of steadiness. The extreme volatility seen over the last few years is easing, replaced by calmer negotiations and more realistic expectations on both sides of the transaction.

    Buyers and sellers have now adjusted to the post-pandemic landscape. Pricing is no longer driven by panic or unrealistic optimism, and transaction volumes are slowly moving back towards levels that would be considered normal before Covid. That shift alone is a critical step toward a balanced and sustainable housing market.

    What to Expect From House Prices in Early 2026

    House prices are expected to rise in early 2026 — but only modestly.

    Rather than sharp spikes, growth is likely to fall within a sensible range of around 1–4% during the first quarter. This kind of movement reflects improving confidence and affordability rather than speculative behaviour, which is exactly what the market needs at this stage of the cycle.

    With average UK house prices currently sitting around £280,000, projections suggest values could edge closer to £300,000 by the end of 2026, assuming broader economic conditions remain stable.

    Why Slower Growth Is Actually Positive

    Slower price growth doesn’t grab headlines, but it creates far stronger foundations for long-term market health.

    Predictable pricing restores confidence, particularly among first-time buyers who have spent years priced out by volatility. At the same time, affordability has begun to improve, with the house-price-to-income ratio easing to levels not seen since the mid-2010s.

    Mortgage rates, while still higher than historic lows, have stabilised. Most economic indicators suggest borrowing costs may ease further as 2026 progresses, which would provide additional support to both demand and pricing without overheating the market.

    The Challenges Haven’t Disappeared

    While the outlook is more positive, it’s important to stay realistic.

    Fiscal policy changes introduced toward the end of 2025 may still have knock-on effects in early 2026, and buyer confidence remains cautious in certain segments — particularly among younger buyers and those reliant on higher loan-to-value mortgages.

    Regional performance will also continue to vary significantly, with some areas outperforming while others lag behind. The UK housing market has never been uniform, and that won’t change in 2026.

    The Bottom Line

    Early 2026 is shaping up to be a period of measured optimism, not market euphoria.

    What’s emerging is a housing market that is:

    • More predictable
    • More affordable relative to incomes
    • Less volatile
    • Better aligned with real-world buyer behaviour

    For buyers, sellers and investors alike, this could represent a rare window of opportunity — not driven by hype, but by stability.

  • Edinburgh: A Steady Selling Market in Scotland

    Edinburgh: A Steady Selling Market in Scotland

    Edinburgh remains one of Scotland’s most resilient property markets. Unlike cities that fluctuate with broader trends, it consistently delivers solid opportunities for both buyers and sellers.

    The city’s appeal is grounded in its stability and enduring demand. Areas such as Morningside, Stockbridge, and Marchmont are particularly sought-after, thanks to their charm, access to green spaces, and strong local schools.

    Market performance

    The average home price in Edinburgh sits at around £294,000, while the wider Scottish housing market has grown by 5.7% over the past year. Limited new-build supply combined with consistent demand creates a favourable environment for sellers. Well-priced properties in desirable areas can expect strong offers and relatively quick sales when timed correctly.

    Why Edinburgh remains a strong choice

    The city’s steady market performance makes it a “safe bet” in uncertain times. Its long-term appeal lies in a combination of location, stability, and future potential, attracting buyers looking for both lifestyle and investment security.

    These traits make Edinburgh particularly attractive for sellers seeking to capitalise on high demand while avoiding the volatility seen in other regions.

    Positioning for 2025

    Edinburgh continues to stand out as a top location for those looking to sell. With limited new housing, ongoing demand, and historically stable prices, the city offers opportunities to achieve strong returns without taking on undue risk.

    For buyers and sellers alike, Edinburgh represents a market where careful timing and pricing can make a significant difference. As trends evolve in 2025, the city remains one to watch closely — a reliable option for those aiming to act strategically and stay ahead of the curve.

  • Newport: South Wales’ Rising Property Hotspot

    Newport: South Wales’ Rising Property Hotspot

    Newport is quietly emerging as one of South Wales’ most appealing property markets. Its accessibility to major cities, combined with affordability and ongoing regeneration, has positioned it as a strong choice for both buyers and investors.

    The city benefits from excellent connectivity. Located just 12 miles from Cardiff and under two hours from London by train, Newport attracts commuters looking for more space and lower property prices without sacrificing accessibility.

    Affordability driving demand

    Homes in Newport currently average around £223,000, making the city significantly more affordable than many other parts of the South East or major Welsh cities. This affordability, coupled with rising demand, has contributed to a 14% increase in sales agreed across Wales in recent months.

    The combination of accessible pricing and strategic location has created a market where both first-time buyers and investors can achieve strong value.

    Regeneration transforming the city

    Major development projects are reshaping Newport, most notably the Glan Llyn development, which is transforming the former Llanwern Steelworks site into a thriving community. The scheme includes new homes, schools, and business facilities, contributing to the city’s long-term growth prospects.

    These regeneration projects are not just improving infrastructure — they are enhancing quality of life for residents, attracting new buyers, and creating a favourable environment for investment.

    Investment potential

    Newport offers an attractive balance of affordability and growth potential. Properties are well-priced now, but with the city’s regeneration, commuter appeal, and rising demand, values are expected to grow steadily over the next few years.

    The rental market is also strengthening. Its accessibility to Cardiff and London makes Newport appealing for long-term tenants, including professionals, young families, and students seeking a cost-effective alternative to larger cities.

    Why now is the time

    Newport combines affordability, connectivity, and forward-looking development, creating a strong platform for both property ownership and investment. Buyers and investors who act now are well-placed to benefit from the city’s continued growth, making Newport one of South Wales’ most promising property hotspots.

  • Brighton & Hove: Why This Coastal City Continues to Outperform the South East

    Brighton & Hove: Why This Coastal City Continues to Outperform the South East

    Brighton & Hove continues to outperform much of the South East property market. Its mix of seaside living, cultural vibrancy, and easy access to London keeps demand strong among buyers and investors alike.

    Brighton’s appeal extends beyond property alone. The city offers a high quality of life, with beaches, cafés, creative communities, and a lively cultural scene — factors that continue to attract people relocating from other parts of the South East and London.

    Lifestyle and remote working driving demand

    The rise of remote and hybrid working has strengthened Brighton’s property market. Professionals seeking more space, flexibility, and a better work-life balance are increasingly moving to the city, taking advantage of the lifestyle benefits while remaining within easy commuting distance of London.

    This trend has created consistent demand for both houses and flats, particularly in areas with good transport links, local amenities, and proximity to the seafront.

    Opportunities for sellers

    Asking prices in Brighton have risen by around 2.1% over the past year, with the average property now worth more than £424,000. Combined with a shortage of quality homes, this has created a strong seller’s market.

    Properties that are well-presented and competitively priced are attracting strong offers and achieving quicker sales, particularly before potential changes in interest rates or buyer behaviour impact the market.

    Investment considerations

    Brighton remains a city where property investment is supported by long-term fundamentals. Growing demand from students, young professionals, and remote workers ensures a healthy rental market.

    Properties in well-connected areas, close to the beach or local hubs, continue to offer attractive rental yields and capital growth potential.

    Market outlook

    Brighton & Hove represents a market where lifestyle directly influences property value. Coastal living, cultural richness, and connectivity have created a city that consistently attracts buyers and investors alike.

    For those looking to sell, invest, or move, Brighton offers opportunities grounded in long-term demand, making it one of the South East’s most resilient and appealing property markets.

  • Bolton: The North-West’s Hidden Gem for Smart Property Investors

    Bolton: The North-West’s Hidden Gem for Smart Property Investors

    As the national property market adjusts to a slower pace, a few towns are quietly outperforming the rest- and Bolton is one of them.

    Once known mainly as a commuter hub for Manchester, Bolton is now earning recognition as an investment hotspot in its own right. With affordable prices, ambitious regeneration projects, and strong rental demand, it’s an area with long-term potential written all over it.

    Why Bolton stands out

    While the UK average property price sits around £268,000, homes in Bolton are typically priced closer to £195,000, making it one of the most affordable towns within striking distance of a major city.

    For investors, that price gap offers room for growth. Over the past year, the North West has seen one of the biggest regional house price increases at around 8%, and Bolton has been a key contributor to that rise.

    Regeneration driving growth

    Bolton’s transformation is being fuelled by the £1 billion Town Centre Masterplan, an ambitious project designed to attract new residents, businesses, and students.

    From retail and leisure developments to new housing and improved transport links to Manchester, the town is repositioning itself as a vibrant northern hub.

    This kind of long-term infrastructure investment is exactly what smart investors look for – the kind of catalyst that turns affordable areas into future property success stories.

    A strong choice for first-time buyers and investors

    Bolton strikes a balance few towns manage to achieve:

    • Affordable entry point: Prices remain accessible for both first-time buyers and investors.
    • High demand: Students, commuters, and families all contribute to a broad rental market.
    • Connectivity: Direct links to Manchester make it ideal for those seeking urban access without city prices.

    Looking ahead

    As the property market becomes more localised, identifying emerging towns like Bolton will be key to successful investment strategies.

    With major regeneration underway, strong rental yields, and an expanding population, Bolton offers the kind of balanced opportunity that appeals to both seasoned investors and first-time landlords alike.

    Bolton represents what the modern investor should be looking for – growth potential, affordability, and long-term sustainability.

    For those ready to make their next move in the North West, Bolton isn’t just a commuter town anymore – it’s a destination with real momentum.

  • Controlling HMO Growth: Why Local Policy Must Protect Affordability as Well as Communities

    Controlling HMO Growth: Why Local Policy Must Protect Affordability as Well as Communities

    A growing debate over shared housing

    Across the UK, local councils are grappling with how to manage the rapid growth of Houses in Multiple Occupation (HMOs). The debate is especially active in towns such as Warrington, where new planning proposals aim to tighten controls on further conversions.

    While concerns about overcrowding, parking, and community balance are understandable, there’s a real danger that restrictive measures could reduce access to affordable rental homes — exactly when the demand for flexible, lower-cost accommodation has never been higher.

    HMOs: part of the housing solution, not the problem

    HMOs play a vital role in today’s rental market. For students, young professionals, and key workers, they often represent the only affordable route into good-quality accommodation close to work or study.

    However, policy discussions often focus solely on the perceived negatives — ignoring the social and economic function HMOs fulfil. Limiting supply without addressing demand risks pushing more people into unsuitable or expensive alternatives.

    Why blanket restrictions miss the point

    Councils introducing borough-wide caps or Article 4 Directions may believe they’re protecting local communities, but broad restrictions can unintentionally:

    • Reduce affordability by shrinking supply and driving up rents.
    • Discourage responsible landlords who invest in well-managed, compliant HMOs.
    • Stifle regeneration, as shared accommodation often helps revitalise underused housing stock.

    A one-size-fits-all approach treats all HMOs as a nuisance rather than recognising that standards and management quality vary enormously across operators.

    Towards a smarter, evidence-based policy

    Instead of relying on restrictions, a more balanced framework would combine data, quality control, and accountability:

    • Target problem areas, not entire towns. Use local data to pinpoint streets or clusters genuinely affected by over-concentration.
    • Raise standards, don’t cap numbers. Enforce clear, consistent rules on safety, space, and amenity. Reward compliant operators.
    • Consult stakeholders early. Engage landlords, letting agents, tenants, and residents before policy changes take effect.
    • Align with national reforms. Any local regulation should complement the government’s ongoing rental sector reforms and drive up overall quality.

    Finding the balance

    It’s easy to demonise HMOs, but the housing market is interconnected. Reduce one stream of supply, and pressure builds elsewhere. If the goal is to maintain sustainable, inclusive communities, councils must design policies that protect affordability while addressing genuine local issues.

    A balanced approach will support responsible landlords, safeguard tenants, and ensure towns like Warrington remain accessible for a diverse range of residents — not just those who can afford premium rents.

    The way forward?

    Managing HMO growth isn’t about choosing between neighbourhood harmony and affordability. It’s about achieving both through evidence-led, fair regulation.

    By working collaboratively — with data, transparency, and clear communication — local authorities can ensure that shared housing continues to serve the people who need it most, while keeping our communities thriving and cohesive.

  • Turning Change into Growth: Key Opportunities for Property Entrepreneurs

    Turning Change into Growth: Key Opportunities for Property Entrepreneurs

    There’s no doubt the property market is challenging right now — rising costs, tougher regulation, and a shifting economy have changed the rules of the game.

    But challenge always creates opportunity for those who know where to look.

    As someone who’s worked through multiple market cycles, I’ve seen that the best entrepreneurs don’t wait for the perfect conditions — they build within the ones they’ve got.

    And right now, the property market is full of strategic openings for those willing to take a smarter, more professional approach.

    Here are the key opportunities property entrepreneurs should be focusing on today.

    1. The Rise of Undersupplied Rental Markets

    The UK is facing a structural housing shortage — and that imbalance isn’t going away anytime soon.

    For investors, that means strong, sustained rental demand in most regions, particularly in the North and Midlands.

    At Mistoria, we see consistent tenant demand across Liverpool, Salford, and Bolton, driven by students, young professionals, and families looking for affordable quality housing.

    Entrepreneurs who can deliver well-managed, compliant, and attractive rental homes in these markets are tapping into a long-term growth story — not a short-term trend.

    2. Repurposing and Refurbishment

    With planning delays and construction costs rising, new builds can be challenging.

    But existing properties — especially those that are tired, empty, or mismanaged — offer real potential.

    Converting older housing stock into high-quality HMOs, co-living spaces, or serviced accommodation not only creates strong yields but also addresses local housing needs.

    The best opportunities today lie in reimagining what already exists — taking unloved properties and turning them into valuable, income-generating assets.

    3. Regional Growth and Regeneration

    The government’s levelling-up agenda may have lost momentum politically, but economically, regional growth is still happening — driven by new business hubs, universities, and infrastructure projects across the North and Midlands.

    Cities like Manchester, Liverpool, Leeds, and Sheffield are becoming magnets for young professionals and entrepreneurs.

    That means rising rental demand, increasing inward investment, and opportunities for developers to create modern housing near growth zones.

    For investors, the lesson is clear: follow regeneration, not headlines.

    4. Professionalisation of the Market

    As more landlords exit due to regulatory fatigue, a new generation of professional investors is stepping in — those who treat property as a business, not a hobby.

    This shift is creating space for serious entrepreneurs who understand compliance, sustainability, and data-driven decision-making.

    By raising standards, these investors are also raising returns — and reputation.

    In my view, the next wave of property success stories will come from those who embrace professionalism as their competitive edge.

    5. Alternative Finance and Partnerships

    Traditional lending may be tighter, but capital hasn’t disappeared — it’s simply become more discerning.

    Private investors, joint ventures, and crowdfunding platforms are increasingly filling the gap, particularly for experienced operators with proven track records.

    Entrepreneurs who know how to structure deals, communicate clearly, and build trust can unlock funding opportunities that many overlook.

    In today’s market, collaboration is as powerful as capital.

    6. Sustainability as a Value Driver

    Sustainability used to be a compliance issue. Now it’s an investment opportunity.

    Energy-efficient refurbishments, renewable integrations, and sustainable design are all becoming value multipliers — not costs.

    Tenants prefer greener homes, lenders are rewarding them, and local authorities are prioritising them.

    Property entrepreneurs who get ahead of the green curve will future-proof their portfolios while supporting the wider shift toward responsible investment.

    The Bottom Line

    Yes, the market is changing — but it’s not closing.

    Property remains one of the most tangible, resilient, and rewarding asset classes in the UK economy.

    For entrepreneurs willing to think strategically, act professionally, and stay adaptable, the next few years could be the most exciting yet.

    Because in every cycle, there are those who panic — and those who position.

    The ones who do the latter build more than portfolios — they build legacies.