Mish Liyanage – Property Expert

There’s no denying it — being a property entrepreneur in the UK right now isn’t for the faint-hearted.

Rising interest rates, tighter regulations, and shrinking margins have turned what was once seen as an easy route to wealth into a test of resilience and strategy.

But challenge always brings opportunity. The property market rewards those who understand the landscape, adapt quickly, and think long-term.

Here’s what every property entrepreneur needs to navigate if they want to not only survive, but thrive, in the current climate.

1. The Financing Squeeze

One of the biggest pressures facing property entrepreneurs today is access to finance.

Higher interest rates and tighter lending criteria have slowed deals and squeezed returns. For new investors, this can feel like a brick wall.

However, there’s still capital available — it’s just more selective. Entrepreneurs need to build relationships with alternative lenders, joint venture partners, and private investors. Being able to demonstrate robust cash flow, professional management, and a clear value-add plan is key.

The new rule is simple: money follows credibility.

2. Regulatory and Tax Complexity

From EPC upgrades and selective licensing to Section 24 and planning reform — landlords and developers are navigating an increasingly complex web of rules.

Instead of fighting against it, the best property entrepreneurs build compliance into their business model. They see legislation not as a barrier, but as a filter that removes less-prepared competitors from the market.

Professionalisation is now the minimum standard. Those who invest in education, expert partners, and proactive compliance will stay ahead.

3. Supply vs. Demand Imbalance

The UK’s housing shortage is both a problem and an opportunity.

Demand continues to outpace supply, particularly in the North and Midlands, but planning delays and rising build costs keep new stock from entering the market fast enough.

Smart investors are adapting by focusing on refurbishments, conversions, and creative re-use of existing buildings — from HMOs and co-living spaces to serviced accommodation.

As I often say, you don’t have to build new to create value — you just need to see potential where others see problems.

4. Shifting Tenant Expectations

Today’s tenants are more informed and more selective than ever.

They expect quality, sustainability, and service — not just a roof over their heads.

For property entrepreneurs, that means thinking beyond short-term rent collection. Success now depends on creating living experiences that attract and retain tenants.

That might mean investing in better design, energy efficiency, and responsive management — but it pays off in stronger demand and longer tenancies.

In a competitive rental market, reputation is everything.

5. The Rise of Data and Technology

Technology is transforming property investment. From data-driven sourcing to digital lettings and portfolio management, tech is no longer a “nice to have” — it’s an essential tool for scale and efficiency.

The challenge? Many investors still rely on outdated spreadsheets and guesswork. Those who embrace proptech solutions, automate processes, and use real-time insights to guide decisions will gain a serious edge.

In property, as in any business, what gets measured gets managed — and what gets managed grows.

Turning Challenge into Opportunity

It’s easy to see the current market as difficult, but I see it differently — it’s a sorting mechanism.

Tougher conditions weed out the speculative, leaving space for strategic, values-driven entrepreneurs who are serious about the long game.

If you’re in property today, you’re not just an investor — you’re a problem solver. You’re tackling housing shortages, regenerating communities, and creating homes that people genuinely need.

That’s what real entrepreneurship looks like.

The UK property market is under pressure. Supply is tight, regulatory burdens are rising, and some investors are pulling back. But even in this environment, there are real opportunities — if you know where to look and how to act.

One of the most powerful levers I’ve found as a property investor and operator is strategic targeting of high-yield areas. Rather than chasing the broad market or hoping for general recovery, you focus on locations and property types that deliver resilience, demand and return.

Why Location Still Rules

It’s easy to get caught up in property jargon: “yield”, “capital growth”, “BRRRR strategy”, however you label it. But behind every successful deal is the right location. Specifically:

Postcodes with strong demand drivers: Think universities, hospitals, major employers, transport hubs. These create a steady pool of tenants — whether it’s students, professionals or key workers.

Markets where supply is constrained and demand is resilient. In such areas, yields remain attractive because rental rates don’t collapse easily and landlords don’t face as much competition.

Places where the risk-return balance tilts in favour of the investor: entry prices manageable, regulatory risk understood, exit routes visible.

By narrowing focus to high-yield zones, you build a property portfolio that isn’t just about hope — it’s about strategy.

High-Yield Areas in Today’s UK Market

From my experience working across the UK, several existing trends stand out:

Northern cities and major regional hubs often offer better yields than many overheated Southern markets. Lower purchase prices + strong rental demand = higher gross yields.

Locations near universities and student populations are especially interesting. Turnover is higher, but so is demand year-round.

Areas with large professional or commuter pools (good links to bigger employment centres) are under-appreciated. Sometimes overlooked by others, which means less competition and more value.

Regeneration zones: where local authorities are investing, infrastructure is improving, and new housing supply is limited. These can offer both yield and growth if you enter with clarity.

Identifying these areas takes research, local insight, and an investor mindset that favours precision over trend-chasing.

How to Target the Right Areas — A Practical Guide

Here are some actionable steps you can apply:

Map demand drivers

• Locate postcodes with universities, hospitals, business parks, transport hubs.
• Check rental occupancy, tenant types and turnover.
• Assess commuting corridors or regions where people are moving for lifestyle and affordability.

Assess supply and regulation

• Is current supply restricted (planning issues, licensing, older stock)?
• Are there Article 4 or HMO licensing implications that reduce competition?
• What’s the typical purchase price vs expected rent in the area?

Calculate realistic yields and growth potential

• Aim for gross yields in the range of 8-13% (depending on type and location).
• Consider future demand: is the area likely to grow, or is it already saturated?
• Factor in exit strategy: would you resell into that area if needed?

Engage local expertise

• Local letting agents know tenant demand and behaviour.
• Local contractors for realistic refurbishment costings.
• Local letting compliance specialists to understand licensing and regulation.

Build a disciplined portfolio mindset

• Focus on fewer, high-quality areas you understand deeply rather than spreading thin.
• Monitor performance, tenant mix and regulation changes proactively.
• Be ready to pivot if demand shifts or regulatory headwinds bite.

The Bigger Picture: Why This Strategy Matters Now

In a tougher property market, the old “buy anywhere and rent it out” mindset doesn’t cut it. Regulatory pressure, tax changes, higher cost of ownership all raise the bar. What succeeds now is smarter, tighter, more strategic investment.

By targeting high-yield areas with strong fundamentals, you reduce risk, improve cash flow, and position your portfolio for resilience — not just survival. And when you do this well, you don’t just manage through a crisis — you take advantage of it.

The property crisis isn’t just a challenge: it’s an inflection point. Those who treat it as an opportunity will win. By being rigorous about location, focused on demand drivers, and disciplined in execution, you can build a portfolio that thrives when others struggle.

Strategic targeting of high-yield areas isn’t a niche tactic — it’s the foundation of modern property investment strategy. And for those willing to move with precision and purpose, the returns are very real.

The UK’s property market isn’t uniform. While some cities are seeing slow growth or stagnation, others are quietly pulling ahead. If you make decisions based on the right signals, there are real opportunities — but also risks for those who don’t read the market carefully.

Here’s what you need to know about what’s happening in hotspots like Edinburgh and Brighton, and how you can make those insights work for you.

Where the Heat Is: Brighton & Hove and Edinburgh

Two places stand out this year:

Brighton & Hove is doing well for sellers.

It’s coastal, offers lifestyle appeal, and benefits from strong transport links — particularly to London. The trend for people wanting more space, better quality of life, and remote/hybrid work is pushing demand here. Prices are up modestly but sustainably.

Edinburgh remains a classic “safe bet.”

It’s not the fastest‐growing, but its steady performance — good schools, green spaces, desirability — means people still want to live there. Areas like Marchmont, Stockbridge, and Morningside are especially in demand.

These aren’t just vanity metrics — they indicate where buyer sentiment and real demand are aligning.

Why These Hotspots Are Working

Several factors combine to make hotspots outperform:

Lifestyle and Transport Combo

People are increasingly weighing factors beyond pure price per square foot: access to nature or coast, good schools, public transport, commute-times (or ability to commute less thanks to remote work). Bright coastal towns with amenities are becoming more competitive.

Supply Constraints and Demand Staying Strong

In many places, new supply is struggling to keep up. Planning delays, regulations, and land constraints make growing supply tough. That means even moderate demand keeps pushing up prices — especially in popular areas.

Relative Value and Timing

For buyers priced out of the most expensive markets, places like Brighton & Hove or Edinburgh offer a blend: not the cheapest, but not so volatile either. They tend to deliver steadier returns. Spotting them early — before they move from “hot” to “too late” — can make a big difference.

Where Risks Are Hiding

Even in hotspots, there are pitfalls. Smart investors need to watch out for:

Overvaluation: As demand rises, so does speculation. That can lead to price inflation that may not be sustainable in weaker economic conditions.

Interest Rate and Cost Pressures: Rising mortgage costs, maintenance, and utility costs can squeeze returns. Even small rate changes can change affordability dynamics.

Regulatory and Planning Headwinds: Coastal and heritage zones may have stricter rules; local councils may resist densification or conversion in certain neighbourhoods, which can limit what you can do with a property.

Lifestyle Shifts: Remote work flexibility could reverse; if people return to city centres in larger numbers, those who invested in outlying “quality of life” towns might find demand less robust than hoped.

How Buyers and Sellers Should React

To take advantage of these hotspots — or avoid being caught unprepared — here are some tactics:

For Buyers:

• Prioritise areas with strong transport links, amenity investment, and rising demand (not just past performance).

• Consider long-term costs (not just purchase price) — rates, insurance, maintenance, especially in coastal/high-amenity zones.

• Move early — as more people wake up to the appeal of these areas, competition can heat up quickly.

For Sellers:

• Price smartly: if you’re in a hotspot, you may get stronger offers now — but overpricing can lead to long periods on market.

• Make improvements that buyers in your area care about: green space, energy efficiency, commuting convenience.

• Time your sale around market shifts (interest rates, demand cycles) to maximise return.

Hotspots Deserve Attention, But So Does Caution

Hotspots like Brighton & Hove and Edinburgh are more than buzz: they reflect real market forces. If you’re looking to invest, move, or sell, they offer solid opportunities. But they’re not risk-free.

The smartest strategy? Combine market insight with grounded realism. Know what you’re paying, what the ongoing costs will be, and how resilient the demand looks in your chosen area. If you do that, you could turn the current mixed market into something that works very well for you.

For decades, politicians have promised to “fix” Britain’s housing shortage. Targets are set, slogans are launched, yet the crisis deepens year after year. Last year’s small uptick in housing starts — just a 5% rise — is nowhere near what’s needed to keep pace with demand.

The uncomfortable truth is that Britain’s housebuilding problem isn’t just about bricks and mortar. It’s about broken systems, misaligned incentives, and a lack of bold, joined-up thinking.

So, what really needs to change?

Planning Is Choking Supply

Local planning systems are overwhelmed, inconsistent, and painfully slow. Developers, both large and small, find themselves caught in years of red tape. Until we simplify and digitise planning, Britain will never build fast enough.

Public Land Is Sitting Idle

The government owns vast amounts of land, much of it underused. Instead of drip-feeding it piecemeal, why not release it strategically, tied to infrastructure investment and affordability targets? Homes could be delivered faster, in the right places, and at the right price points.

Small Builders Have Been Squeezed Out

The big developers dominate, but their model often prioritises margins over momentum. Meanwhile, small and medium-sized builders — once the lifeblood of British housebuilding — have been squeezed out by lack of finance and regulation that doesn’t scale to their size. If we want agility and innovation, we must bring SMEs back into the game.

Homes Without Infrastructure Are Not Communities

Even when houses are built, they often arrive before the roads, schools, GP surgeries, and transport links that make them livable. A national fund dedicated to infrastructure — delivered in step with housing — could change that.

One Size Doesn’t Fit All

Finally, central government still tries to dictate solutions from Westminster. But housing need in Manchester doesn’t look like housing need in Devon. Local authorities, housing associations, and community land trusts need more power, funding, and flexibility to deliver what works locally.

Looking at the Bigger Picture

Britain doesn’t have a shortage of ideas. It has a shortage of courage to execute them at scale. We don’t need another glossy target or soundbite. We need bold reform — planning that works, land that’s unlocked, SMEs empowered, infrastructure funded, and local voices trusted.

Only then will we break the cycle of promises without progress and finally deliver the homes this country so urgently needs.

Choosing the right estate agent can make or break your property journey. A good agent smooths the process, provides clarity, and protects your interests. A poor one can waste your time, cost you money, and even put your deal at risk.

Here are five essential qualities to look for when deciding who to trust with your next move.

Strong Local Knowledge

The best agents know their patch inside out. They can tell you about recent sales, rental demand, regeneration projects, and even the character of different streets. That local expertise gives you a real edge in negotiations.

Clear and Consistent Communication

Property deals move quickly. A reliable agent should respond promptly, update you without chasing, and explain each step in plain language. If they’re organised and proactive, it shows they’ll keep your transaction on track.

A Focus on Proper Due Diligence

A trustworthy agent never pressures you to skip surveys, legal checks, or inspections. Instead, they guide you through the due diligence process, making sure you understand risks before you commit.

Full Transparency on Fees

An agent worth your time will lay out their commission structure and any extra charges clearly and upfront. No jargon, no hidden costs — just simple, transparent pricing.

Realistic Promises

Confidence is good, but beware of hype. A good agent sets achievable expectations, balancing optimism with honesty. They won’t guarantee instant offers or sky-high valuations — they’ll guide you toward solid, evidence-based outcomes.

Making your Choice with Confidence

Choosing the right estate agent isn’t about who gives the flashiest pitch — it’s about who brings knowledge, transparency, and integrity to the table. If you focus on these five qualities, you’ll avoid common pitfalls and give yourself the best chance of a smooth, successful transaction.

The UK’s rental sector is under immense pressure. Demand for affordable, flexible accommodation continues to climb, while supply struggles to keep up. In this climate, Houses in Multiple Occupation (HMOs) have quietly become one of the most effective tools we have to address the housing shortage.

Far from being a niche investment, HMOs are proving themselves to be the backbone of Britain’s rental market.

Why HMOs Matter Now More Than Ever

Making the most of existing housing stock

Instead of relying solely on new builds — which take years and huge amounts of capital — HMOs allow us to maximise what’s already there. Converting a single-family home into shared living creates multiple affordable rooms under one roof, adding much-needed supply without the long delays of construction.

Stronger yields and reduced risk

On average, HMOs can deliver yields well above standard buy-to-let properties. Because income comes from several tenants, the risk of a void period wiping out monthly revenue is much lower. One empty room has far less impact than an empty flat.

Meeting modern tenant needs

Students, young professionals, and key workers increasingly want affordable, flexible housing options. HMOs meet this demand, offering private rooms with shared facilities at a lower cost than renting a whole property.

Supporting local communities

When done properly, HMOs can bring rundown or underused properties back into circulation, generate work for local tradespeople, and contribute to neighbourhood regeneration.

Challenges to Keep in Mind

HMOs are not a shortcut to easy money. They require more effort, higher standards, and careful management.

• Licensing and compliance rules can be strict, and they differ from one council to another.

• Safety regulations around fire doors, alarms, and room sizes must be followed to the letter.

• Conversion and ongoing management costs are higher than traditional buy-to-lets.

• Community engagement is important to avoid friction with neighbours or councils.

Handled responsibly, however, these challenges can be turned into strengths that set high-quality HMOs apart.

A Way Forward

If we’re serious about addressing the UK’s housing crisis, HMOs must be part of the solution. They offer flexibility, affordability, and resilience in a rental market crying out for all three.

For landlords and investors, HMOs represent both an opportunity and a responsibility: to deliver safe, compliant, high-quality housing that truly meets tenant needs. For policymakers, it means recognising HMOs as a vital part of housing strategy rather than treating them as a problem to contain.

Done right, HMOs don’t just provide higher yields — they help create a stronger, fairer, and more sustainable rental market for everyone.