Honest Property Investment with Natasha Collins

Natasha Collins
  • 4.4 (24)
  • Investing
  • Updated fortnightly

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.

  1. 3 days ago

    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 usWhy weak tenant demand doesn't always show up in headline rentsThe difference between headline rent and net effective rentHow negotiating power shifts when tenants have more optionsWhy leasing transactions are taking longer to completeThe growing divide between prime and secondary assetsHow I'm changing my underwriting assumptions in today's marketThe 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.

    22 min

  2. 16 Jun

    How Inflation Really Affects Commercial Property

    When inflation rises, most commercial property investors focus on one thing: rent reviews. But inflation impacts far more than rental income. In this episode, I explore how CPI, RPI and wider inflationary pressures affect commercial property tenants, from rising wages and energy costs to increasing service charge budgets and insurance premiums. I discuss why understanding inflation can help investors assess tenant affordability, covenant strength and future risk, and why a successful rent review means very little if the tenant cannot comfortably absorb the increase. Topics covered include: The difference between CPI and RPIWhy landlords often favour index-linked rent reviewsHow inflation affects tenant profitabilityThe impact of rising service charge and occupation costsWhy occupation cost matters more than rent aloneUsing inflation as an indicator of covenant strengthQuestions investors should be asking about tenant affordabilityInflation doesn't just affect rental growth. It affects the businesses paying the rent. Understanding that distinction can help investors make better decisions around acquisitions, asset management and long-term portfolio performance.

    19 min

  3. 9 Jun

    Why Commercial Property Investors Should Care About Gilt Yields

    Most commercial property investors never intend to buy a gilt, but understanding gilt yields is one of the keys to understanding what drives property values. In this episode, I break down what a gilt actually is, why gilt yields have risen so dramatically in recent years, and how changes in the wider investment market can affect commercial property values even when nothing has changed about the property itself. Topics covered include: What a gilt is in simple terms Why gilt yields have become so important The relationship between gilt yields and commercial property yields Why property values can change even when rents and tenants remain the same How investors compare property against other investment opportunities Why commercial property still offers advantages through leverage, asset management and value creation If you've ever wondered why valuations move despite no obvious changes at the property, this episode will help explain one of the biggest forces influencing the market today.

    16 min

  4. 26 May

    Part 8: Commercial Property Q&A: Lease Renewals, Covenant Risk & The Myth of Passive Income

    After seven episodes covering the lifecycle of a commercial property — from lettings and rent reviews through to arrears, lease renewals and dilapidations — this final episode answers listener questions based on real-world situations. This episode focuses on the commercial realities behind investment decisions, lease negotiations, tenant covenant strength, and the operational side of owning commercial property. Commercial property can create exceptional long-term wealth and income — but it is not passive. It is a constant process of: negotiationstrategyproblem solvingand decision-makingAnd often, the most important work happens quietly in the background. Thank you to everyone who submitted questions for this series. If there’s a topic you’d like covered in future podcast episodes, feel free to get in touch.

    23 min

  5. 19 May

    Part 7: Dilapidations: Protecting Value at the End (and During) the Lease - The Journey of a Single Commercial Property

    Dilapidations are one of the most misunderstood parts of commercial property — but they play a critical role in protecting the value of your asset. They’re not just about repairs.They’re about ensuring a property is returned in the condition agreed in the lease. And if handled incorrectly, they can become time-consuming, expensive, and damaging to landlord-tenant relationships. What You’ll Learn The difference between interim and terminal dilapidations What dilapidations actually are (and what they’re not) How lease clauses dictate what a tenant is responsible for The role of building surveyors and solicitors in the process What landlords are really trying to achieve How tenants typically respond (and where issues arise) Why dilapidations can become a negotiation tool — not just a legal process Dilapidations are not about making a property perfect. They’re about returning it to a lettable, usable condition — typically a “white box” ready for the next tenant. Got a Question? Next week is the final episode — a Q&A. If there’s anything you’d like me to cover, you can submit your question anonymously here:  https://forms.gle/znWTFqF74xguaB21A

    16 min

  6. 12 May

    Part 6: Lease Renewals: Where Value Is Protected or Lost - The Journey of a Single Commercial Property

    Lease renewals are one of the most critical — and most misunderstood — stages in the lifecycle of a commercial property. They don’t start when the lease ends.They start 12–18 months in advance — and what you do in that window can significantly impact both income and asset value. In this episode, I walk through how lease renewals actually work in practice — from legal structure, to negotiation strategy, to the real costs involved. What You’ll Learn Why lease renewals should start 18 months before expiry The difference between Inside vs Outside the Landlord & Tenant Act Why serving a Section 25 notice is critical (and what happens if you don’t) How landlords balance rent, lease length, and capital value What tenants are really trying to achieve during negotiations Where lease renewals commonly go wrong The true cost of a lease renewal (and how costs can escalate) Lease renewals are not just about agreeing a new rent. They are about structuring a deal that balances: Income today Security of income over time Lease renewals are a key moment in the lifecycle of a property. Handled well, they stabilise income and protect value.Handled poorly, they can lead to lost income, increased costs, and unnecessary risk. Got a Question? I’m recording a Q&A episode for this series. If there’s anything you’re unsure about, stuck on, or want me to cover —you can submit your question anonymously here:  https://forms.gle/znWTFqF74xguaB21A

    14 min

  7. 5 May

    Part 5: Assignment, Subletting & Surrender: Managing Tenant Change - The Journey of a Single Commercial Property

    What do you actually do when a tenant can’t perform? In this episode, I break down the four key options available to landlords — assignment, subletting, surrender, and surrender & regrant — and, more importantly, when each one should (and shouldn’t) be used. This is where commercial property moves from process to strategy. Because the structure you choose doesn’t just solve a short-term issue — it directly impacts lease length, income security, and ultimately, asset value. What You’ll Learn The difference between assignment, subletting, surrender, and surrender & regrant Why assignment isn’t always the best option How lease structure impacts long-term value When to prioritise control over convenience The risks and realities of managing tenant change Why these decisions should be strategic, not reactive Have a Question? I’m recording a Q&A episode for this series. If there’s anything you’re unsure about, stuck on, or just curious about, you can ask anonymously here: https://forms.gle/znWTFqF74xguaB21A

    15 min

  8. 28 Apr

    Part 4: Chasing Arrears to Bust: What Happens When Rent Stops - The Journey of a Single Commercial Property

    What actually happens when a tenant stops paying rent? In this episode, I walk through the full lifecycle of arrears — from the first missed payment through to breakdown, recovery attempts, and in some cases, tenant failure. This isn’t theory. It’s how it plays out in real time. We cover how to spot early warning signs, when to step in, and the key decisions landlords and property managers have to make when things start to go wrong. What You’ll Learn Why a missed rent payment isn’t always a problem — but behaviour is The key red flags that signal a tenant is in financial difficulty How payment plans work (and when they don’t) The critical decision: forfeit the lease or chase arrears What happens when tenants stop engaging completely The role of debt recovery, legal action, and surrender negotiations The real cost of arrears beyond just lost rent Have a Question? You can submit your questions anonymously using the link below — I’ll be answering them in an upcoming Q&A episode https://forms.gle/znWTFqF74xguaB21A

    17 min
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4.4
out of 5
24 Ratings

About

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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