Honest Property Investment with Natasha Collins

Hosted by Natasha Collins

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426

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Aug 2026

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About the show

Confident investing without shortcuts. The Honest Property Investment Podcast gives UK commercial and mixed-use property investors the expert insight, strategic guidance, and no-fluff support they need to build high-performing portfolios that generate income and hold long-term value. Led by Chartered Surveyor Natasha Collins MRICS, each episode dives into smart commercial property strategies, risk mitigation, leasing, valuations, and the realities of property management — all with honesty, integrity, and innovation at its core. 🎙️ New episodes drop every Tuesday at 7am UK time.

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60 recent

August 25, 202621 min

The Yield YOU Want vs. The Yield the Market Is Giving You

"I want an 8% yield." I hear a version of this from almost every investor I talk to, and there's nothing wrong with having a target return, but wanting an 8% yield doesn't mean the market owes you one. In this episode I break down the relationship between the return you actually want, the yield the market is currently pricing, and the risk you need to take to bridge the gap between the two, including what prime yield guides are (and aren't) telling you, and the one question you should ask every time someone sends you a deal "yielding 9%." In this episode: Why wanting an 8% yield doesn't mean the market owes you one What return do YOU actually want and why yield and return aren't the same word Working backwards from your required return to the right risk profile What a prime yield guide is actually telling you (and what it isn't) Prime yield as the market's risk benchmark breaking down where the extra 2.5% comes from Why "is 8% a good yield?" is the wrong question — two properties, same yield, opposite investments What prime yield guides ARE useful for Why prime yield isn't your required return Where the 5-Minute Deal Check fits into all of this Links: Run the 5-Minute Deal Check yourself → https://ncrealestate.co.uk/5-minute-deal-check/

August 19, 202627 min

This Is Why You're Struggling to Find Commercial Property Deals (You Don't Have the Right Funnel)

If you think the reason you can't find a decent commercial property deal is the market, it isn't — it's that you're checking a couple of portals every few days instead of running an actual funnel. In this episode I show you exactly what my funnel looks like end to end, using a real client search that's been running since Thursday: 48 leads in, filtered right down to 2 genuine opportunities. Then I run both of those real, live deals through my 5-Minute Deal Check on air, so you can hear exactly how a fast filter tells you where to spend your actual time — and where not to. In this episode: Why "the market" isn't your actual problem What a real funnel looks like — alerts, one spreadsheet, a hard filter The numbers: 48 leads in since Thursday, only 2 good enough to shortlist Live case study 1 — a mixed-use freehold that looks fine on paper Live case study 2 — the deal that comes down to one question for the agent What both of these actually prove about filtering fast Where to run this same check yourself Links: Run the 5-Minute Deal Check yourself → https://ncrealestate.co.uk/5-minute-deal-check/

August 11, 202614 min

I Built a 5-Minute Deal Check for My 1:1 Clients… And I'm Going to Let YOU Have It

Get the 5-Minute Deal Check → https://ncrealestate.co.uk/5-minute-deal-check/ (£49 + VAT founding price, rising to £249 + VAT once the first 100 are sold) Every deal that lands on my desk gets the same first test before anything else happens: rough numbers, real risks, a straight verdict. In this episode I walk through exactly how I do that — and introduce the tool I've built so you can run the same check yourself in about five minutes. I also take a property that's live on the market right now and run it through the test in real time, so you can hear exactly what it catches that a quick skim of the brochure wouldn't.

August 4, 202625 min

The NC Real Estate Economic Dashboard | August 2026

Welcome to the second edition of my monthly NC Real Estate Economic Dashboard , where I take the latest economic data and explain what it means for commercial property investors. Rather than reacting to headlines, I use a simple dashboard to monitor the key indicators that influence commercial property and decide whether I need to change the way I analyse investment opportunities. This month, I discuss: Why 10-year gilt yields have edged back up and what that could mean for commercial property values Why the Bank of England base rate has remained unchanged whilst commercial mortgage pricing has started to soften How the latest inflation figures are influencing my view of tenant affordability What the latest RICS UK Commercial Property Monitor tells us about occupier demand Why vacancy continues to rise even though tenant demand is beginning to improve What the latest investment enquiries reveal about buyer confidence Why I'm continuing to underwrite deals using a 9-month void period and 6 months' rent free The biggest risks and opportunities I'm seeing in today's commercial property market I also explain the assumptions I'm making in my own deal analysis and why, despite some encouraging signs, I'm not changing my underwriting just yet. The purpose of this dashboard isn't to predict the future. It's to understand the current market, ask better questions and make more informed commercial property investment decisions. NC Real Estate helps commercial property investors build high-performing, income-generating portfolios that have the potential to increase their value — without the overwhelm.

July 28, 202635 min

What makes a property project investable?

In this episode of the Honest Property Investment Podcast, I sit down with Caryn Yuen and Antoine Dufresne from The Investables. Between them, they've invested in more than 50 property projects, giving them a unique perspective on what separates opportunities worth backing from those they pass on. Rather than focusing on how to raise private finance, this conversation explores what experienced private investors actually look for before they commit their own money. In this episode, we discuss: What first attracted Caryn and Antoine to private property investing. The first things they assess when reviewing a new opportunity. The due diligence they carry out before investing. The biggest red flags that make them walk away. Why the people behind a project matter just as much as the numbers. The common mistakes developers make when approaching private investors. What investors expect after they've invested, from communication to reporting. How understanding an investor's mindset can help you become a better property investor. Whether you're looking to raise private finance one day or simply improve the way you assess commercial property opportunities, this episode offers practical insights into evaluating risk and recognising what makes a project truly investable. Connect with Caryn & Antoine Website: https://www.theinvestables.com/ LinkedIn: https://www.linkedin.com/in/carynyuen/ Instagram: https://www.instagram.com/the.investables/

July 21, 202612 min

The commercial property market is changing quickly—but not always in the ways people expect.

In this episode, I'm sharing a conversation from one of our Thursday night Members Club Q&A sessions after several members suggested it deserved to become a podcast. You can join the Members Club here ---> https://ncrealestate.co.uk/membersclub We discuss what's happening behind the scenes across the commercial property market, from institutional investors pulling back on spending to increasing rent-free incentives, cautious lenders and deals that are collapsing during lease negotiations. While the headlines often focus on interest rates or values, the reality on the ground tells a much bigger story. Understanding these market dynamics can help you negotiate better, analyse deals more realistically and avoid overpaying. In this episode I cover: Why institutional investors are cutting capital expenditure and what that means for the wider market. How increasing rent-free periods are reducing landlords' effective income. Why banks and valuers still appear to be catching up with current market conditions. Why commercial property prices may continue to soften. The challenges landlords are facing when letting vacant space. How solicitors are unintentionally slowing transactions. Why cash buyers and SSAS purchasers are currently in a particularly strong negotiating position. The assumptions I'm now using when analysing acquisitions, including realistic vacancy periods. A simple back-of-the-envelope calculation I use before deciding whether to pursue a deal. Commercial property has always been cyclical. The key isn't avoiding the market—it's understanding where the opportunities are and making decisions based on today's realities rather than yesterday's assumptions. If you enjoyed this episode, I'd love it if you subscribed to the Honest Property Investment Podcast and left a review. It really helps more commercial property investors discover the show.

July 14, 202616 min

How to Make Commercial Property Offers in Today's Market

Making an offer on a commercial property is about far more than simply negotiating on price. In today's market, understanding the wider economy and how it affects both investors and tenants is essential if you want to make informed investment decisions. In this episode, I explain how I use the current market conditions to shape my offer strategy, why asking price and market value are rarely the same, and how to negotiate professionally using data rather than emotion. I also share why my own underwriting assumptions have changed, from longer void periods and increased rent-free assumptions to higher borrowing costs, and how these changes influence the price I'm prepared to pay. Topics covered include: Why the asking price isn't necessarily the market value Understanding the agent's role in the negotiation process How the current economic climate is influencing my offers Using market data to support your negotiations Why your assumptions should determine your offer price Educating agents on how you've reached your valuation Looking beyond price and negotiating on terms Why today's market presents opportunities for disciplined investors The best commercial property investors don't make offers based on emotion or asking prices. They make offers based on robust analysis, sensible assumptions and a clear understanding of the risks involved. NC Real Estate helps commercial property investors build high-performing, income-generating portfolios that have the potential to increase their value — without the overwhelm.

July 7, 202624 min

How I Read the Economy as a Commercial Property Investor

Over the past few episodes, I've explored the key economic indicators that influence commercial property, from gilt yields and occupier demand to inflation and interest rates. But understanding these indicators individually is only part of the picture. In this episode, I bring everything together and explain how I use these indicators to assess the market and, more importantly, how they influence the assumptions I make when analysing commercial property investments. I also share the simple framework I use each month to stay informed without spending hours reading economic reports. Topics covered include: Why you don't need to predict the economy to become a better investor How gilt yields influence commercial property values What the RICS Commercial Property Monitor tells us about tenant demand Why inflation affects far more than just rent reviews How interest rates influence both landlords and tenants Why commercial mortgage rates don't always move with the Bank of England base rate The assumptions I've changed in my own deal analysis How I use economic data to build a more resilient commercial property portfolio Successful investing isn't about forecasting the future. It's about understanding what's happening around you and making sensible assumptions based on the current market.

June 30, 202619 min

Why Your Commercial Mortgage Rate Can Change Without the Bank of England Doing Anything

Many commercial property investors assume the Bank of England base rate is the only interest rate that matters. In reality, commercial lenders consider a much wider range of economic factors when pricing debt. In this episode, I explain why commercial mortgage rates can increase even when the base rate remains unchanged, how lenders assess future risk, and what this means for commercial property investors. I also explore how rising borrowing costs affect not only landlords, but tenants too, influencing business expansion, demand for commercial space and ultimately investment performance. Topics covered include: How the Bank of England base rate works Why commercial mortgage rates don't always follow the base rate The factors lenders consider when pricing commercial debt How higher borrowing costs affect deal analysis Why interest rates influence tenant demand as well as investors How I'm stress-testing acquisitions in today's market Building resilience into your commercial property portfolio Understanding the cost of debt is about far more than watching the next interest rate announcement. It's about understanding how lenders think and ensuring your investments remain resilient in an ever-changing economic environment.

June 23, 202621 min

How the Latest Occupier Market Data Is Changing My Deal Analysis

The latest RICS Commercial Property Monitor suggests tenant demand remains subdued across much of the UK commercial property market, but what does that actually mean for investors? In this episode, I look beyond the headlines and explore how weak occupier demand impacts leasing negotiations, incentives, void periods and ultimately investment performance. I share how I'm adjusting my own deal analysis in response to current market conditions, including increasing void assumptions, allowing for longer rent-free periods and taking a more conservative approach to underwriting acquisitions. Topics covered include: What the latest RICS occupier market data is telling us Why weak tenant demand doesn't always show up in headline rents The difference between headline rent and net effective rent How negotiating power shifts when tenants have more options Why leasing transactions are taking longer to complete The growing divide between prime and secondary assets How I'm changing my underwriting assumptions in today's market The occupier market data isn't telling me to stop investing. It's telling me to be realistic. If a deal still works when you allow for longer voids, greater incentives and slower transactions, it's likely to be a much stronger investment.