The Property Auctions Podcast

Dominic Farrell
  • 5.0 (2)
  • Investing

Welcome to The Property Auctions Podcast. I’m Dominic Farrell, property investor and author of the UK’s No.1 bestselling book on property auctions, Property Auctions: Repossessions, Bankruptcies and Bargain Properties, now in its fourth edition. This podcast is for anyone interested in finding and buying property opportunities, whether you are preparing for your first investment, building an existing portfolio or buying through auction, before auction or off market. We’ll explore how the auction market really works, how experienced investors identify genuine bargains and the common, and often expensive, mistakes buyers make. We’ll look at valuations, legal packs, finance, bidding strategies, distressed assets and what separates a genuine opportunity from a property that is simply cheap for a reason. But property auctions do not operate in isolation. We’ll also examine the economic trends, legislation, investment strategies and news affecting the wider UK property market, including buy-to-let, rents, finance and the changing opportunities available to investors. The aim is simple: to help you recognise genuine value, avoid the traps and make better-informed property investment decisions.

Episodes

  1. 3 days ago

    The Contrarian Property Investor

    The Contrarian Property Investor I once bought a small block of flats in Liverpool for £20,000, at an Allsop auction in London. Using UK consumer price inflation and taking 2008 as the starting point, that’s the equivalent of about £33,900 today. The story of how I came to look for opportunities like that begins in Cyprus, in 2008. I was a property developer there when the credit crunch arrived. Lending dried up. Buyers walked away. The market we had been working in changed completely. At the time, it felt as though the whole world had collapsed. That experience was really where my book started. It was also where we began thinking seriously about distressed assets, and about what happens when owners need to sell into a market where very few people want to buy. Hello, I'm Dominic Farrell, and welcome to The Property Auctions Podcast. Today I want to talk about the contrarian property investor. We've discussed avoiding the herd before. This time, I want to explain where that thinking came from for me, through a couple of purchases, and why I think it matters again today. I don't expect the next few years to be on a par with 2008. That was an exceptional financial crisis, something I would describe as a generational event like the Wall Street Crash of 1929. But I do believe there will be opportunities for people prepared to take a different view of particular properties. You don't need another global banking crisis for an owner to want out, or for a good asset to become available at an attractive price. What being contrarian meansA contrarian investor is willing to disagree with the prevailing view when the evidence supports a different conclusion. When everyone seems to be running for the hills, you are prepared to stop and look at what they are leaving behind. Sometimes you'll find that their concerns are justified. Sometimes the price has fallen enough to make a property worth investigating. Warren Buffett expressed the idea in his 1986 letter to Berkshire Hathaway shareholders. He wrote about trying to 'be fearful when others are greedy and to be greedy only when others are fearful'. That's easy to agree with when you're reading it at home. It becomes harder when the news is dreadful and you're considering putting your own money into something everyone is worried about. There's comfort in having other people agree with you. If everyone around you is buying, joining them can feel sensible, even when prices have become difficult to justify. When they're selling, you can feel uncomfortable buying at a price that gives you much more room. The way through that, for me, is to understand the individual property well enough to explain why I want it. If the only explanation is that everyone else hates it, I haven't done enough work. You can also agree that the economic outlook is difficult and still find a purchase worth making. A seller may need a decision much sooner than conditions are likely to improve. A buyer who can take a longer view may have a useful opening. The two people are working to different timescales. The Liverpool purchasesThat brings me back to the Allsop auction in London and that small Liverpool block at £20,000. It gives you some idea of the opportunities that became available around that period. Looking back now, the price sounds extraordinary. At the time, you were making decisions with the uncertainty of the financial crisis around you. And there were other purchases. For example, we bought a block of flats and a plot of land in the Sefton Park area of Liverpool that had gone into receivership. The developer sadly could no longer continue to operate. I negotiated with the receiver, who was based in Manchester, and my offer was accepted at the 3rd attempt. We still hold that block today. The income has been tremendous, and the value has gone up several times over. That is a much more useful example than simply saying you should buy when people are frightened. It shows what can happen when you acquire a property at a favourable price and continue to own it over many years. When fewer buyers are competing, you may have more scope to negotiate. And the price you agree stays with that investment. If you acquire the same rental income for less money, the numbers improve from Day 1, assuming the other costs remain the same. That is why I pay so much attention to the purchase. A good decision at that stage can continue to benefit you for a very long time. I also think you have to be fair about hindsight. We know how that investment turned out. At the time, we couldn't look forward and see today's income or today's value. You hear people talk about the opportunities in 2008, 2009, 2010, 2011 and 2012 as though the decisions were obvious. They weren't. Buying the right property mattered, and so did being able to hold it. Someone who ran out of cash before conditions improved could have had a very different experience. That's one of the lessons I take from that period. Your finances have to allow your investment enough time to work. Having a reason to disagreeHoward Marks, the investor and cofounder of Oaktree, put it very clearly: 'You can't take the same actions as everyone else and expect to outperform.' He also makes the point that departing from the crowd can produce worse results if your judgement is wrong. That is worth remembering alongside the quotation. For a disciplined property investor, the useful question is what you've understood about this particular purchase. Perhaps you've established the actual cost of a refurbishment that has frightened other buyers. Perhaps the legal position is clearer once a solicitor has examined it. Perhaps your ability to complete fits the seller's circumstances. Those are reasons you can investigate. You can check documents and ask questions. You can also discover that your first impression was wrong. A receiver selling a building does not, by itself, tell you that the building is cheap. You still need to establish its value and understand what you're taking on. The seller's circumstances may create the opportunity, the property and the price have to justify the purchase. I'd want to know what could prevent the plan from working. If the answer is a major refurb or renovation, can I fund it? If borrowing is needed, is the finance actually available? If a sale or refinance takes longer, how long can I carry the costs? Those questions make it easier to judge whether the opportunity works. Why I am looking again nowSo why bring this up now? Because I think the coming years could offer some very worthwhile opportunities for astute investors, even without anything approaching the scale of 2008. The current figures show why broad statements about the property market aren't enough. Rightmove's September report puts average new seller asking prices 0.8% below a year earlier, although they rose 0.7% during the month. Meanwhile, the Office for National Statistics estimates that average UK private rents rose 3.8% in the year to August. These are different measures, covering different markets. Asking prices tell you what sellers are seeking. They don't tell you what a particular house will sell for, and a national rent figure won't tell you what a tenant can afford in your street. But softer asking prices alongside rising rents give me a reason to look more closely. My view is that some individual purchases could offer attractive income for the money required to acquire them. I've recently written about reconsidering leasehold flats, including a purchase I'm working on where my figures show a projected net yield of 37%. That's a projection, and it depends on the income and costs working out as expected. With a flat, the lease, service charges and potential major works can make an enormous difference. I want those understood before allowing an impressive percentage to influence the decision. The broader point is that I'm prepared to revisit properties I might previously have passed over. As the price or circumstances change, the decision can change as well. Putting the idea into practiceIf you want to approach the market this way, start with an area and a type of property you can understand properly. Familiarity helps you recognise when something deserves attention. Work out the full amount you'll have committed by the time the property is ready to earn. Include the purchase, the transaction costs and any work. Then calculate the income after realistic running costs, and examine what financing and tax leave for you net. Allow for an empty period or a bill arriving at an inconvenient time. If the purchase needs every assumption to work perfectly, I would question whether the price gives you enough room. AI can help organise the research and identify questions to investigate. We've covered that in...

    The Contrarian Property Investor

  2. 30 Aug

    30,000 Landlords Sell Up - An Opportunity For Smart Investors

    30,000 Landlords Sell UpWhy Smart Investors Should See OpportunityThirty thousand landlords have left the buy-to-let market. That is the headline. And, depending on which side of the argument you are on, it will either be presented as proof that landlords have finally had enough, or as evidence that the private rented sector needed reform in the first place. But if you are a serious property investor, I want you to look beyond the politics and beyond the headline. Because when a market changes, it creates risk for people who are unprepared and opportunity for people who understand what is actually happening. The old model of buying an average house through an estate agent, paying the full retail price, putting in a tenant and hoping that inflation bails you out has been under pressure for years. Tax, interest rates, regulation, maintenance and compliance have all tightened the margins. Many landlords are deciding that they have had enough. That creates a genuine problem for tenants if the supply of rented homes falls. But it also creates an opportunity for smart investors who know how to buy below market value and operate professionally. The properties have to go somewhere. The question is: who is going to buy them, at what price, and what will the numbers look like when they do? INTRODUCTION Hello, and welcome to The Property Auctions Podcast. I’m Dominic Farrell and author of the UK’s No.1 bestselling book about property auctions. I also run a property auctions and distressed assets workshop in London which is streamed live online the details of which can be found on our website. In this episode, I’m looking at the report that around 30,000 small landlords left the sector, the latest Knight Frank evidence that rents are still rising as rental supply tightens, and why I believe this market could create one of the best buying opportunities we have seen for disciplined investors in years. Now, I am not saying that every property being sold by a landlord is a bargain. Far from it. A tired landlord can still want a ridiculous price. Nor am I saying that rising rents will rescue a bad deal. They will not. What I am saying is that motivated sellers, constrained supply and resilient tenant demand are three conditions that a smart investor should pay very close attention to. WHAT THE 30,000 FIGURE REALLY TELLS US The Telegraph reported that government figures show an estimated 30,000 small buy-to-let landlords left the sector in the year to April 2025. These are landlords operating personally rather than through limited companies. The average small landlord declared about £20,500 in rental income, only £200 more than the previous year before allowing for inflation. Total declared property income fell by £10 million, and London recorded a particularly large fall. Those figures matter, but we need to be accurate about what they do and do not prove. The reporting period ended in April 2025. The Renters’ Rights Act did not come into force until 1 May 2026. So the 30,000 figure cannot, by itself, prove that the Act caused those landlords to leave. What it shows is that the direction of travel had already changed before the new regime started. There is another qualification. Thirty thousand landlords leaving does not automatically mean 30,000 homes were removed from the rental market. Some landlords own more than one property. Some homes will have been bought by other landlords, and some by owner-occupiers. Nevertheless, the figure is a clear signal that the traditional small-landlord model is under pressure. The causes are not difficult to identify: higher taxation, the increased stamp duty charge on additional properties, more expensive borrowing, higher repair and insurance costs, and a much heavier regulatory burden. The Renters’ Rights Act has now added another layer. Good standards and proper protection for tenants are necessary. I have no argument with that. But legislation does not repeal the basic law of supply and demand. If the cost and risk of supplying a rented home rise, some providers leave. If the number of homes available then falls faster than tenant demand, rents come under upward pressure. That may be an unintended consequence, but it is not a surprising one. WHAT KNIGHT FRANK IS SEEING Knight Frank’s August report gives us a current picture of that mechanism at work in prime London. It found that new rental listings in prime central and prime outer London during the first six months of 2026 were 14 per cent below the five-year average. At the same time, average rents in prime outer London rose by 3.2 per cent in the year to July, including a 1.2 per cent rise in just the previous three months. Prime outer London rents are now 36 per cent higher than before Covid. In prime central London, rents rose by 1.1 per cent over the year and are 37 per cent above their pre-pandemic level. Knight Frank also said some landlords are setting a higher asking rent from the outset because the new rules prevent them from accepting offers above the advertised figure. Now, London is not Liverpool, Manchester, Leeds or Newcastle. Prime London data should not be treated as a national buy-to-let index. But the broader official figures point in the same direction. The Office for National Statistics said the average UK private rent reached £1,388 a month in June 2026, up 3.3 per cent over the year. In England, the increase was 3.4 per cent. The North East recorded the strongest English regional growth at 6.3 per cent. Over roughly the same period, average UK house prices rose by 2.7 per cent. In other words, rents have recently been rising a little faster than capital values nationally. That can improve gross yields, but only modestly. It does not remove finance costs, repairs, voids, management, tax or compliance. The purchase price still matters more than any optimistic rent forecast. A REAL EXAMPLE FROM LIVERPOOL We saw the change in our own market recently. A one-bedroom flat in Bootle had previously been let at £575 a month. We re-marketed it at £645 a month. No refurbishment was required, and we received two applications at the asking rent. That is an increase of £70 a month, or £840 a year. I do not mention that to celebrate higher costs for tenants. I mention it because it is real evidence that the old rent had fallen behind the local market. It also shows why investors must use current, achieved evidence rather than a rent figure copied from an old tenancy or an optimistic advert. A good landlord should charge a fair market rent, provide a decent home and treat a good tenant as an asset. Keeping a reliable tenant is often worth more than chasing the final few pounds and creating a void. The opportunity is not to exploit scarcity. It is to buy and operate efficiently enough that the property works for both landlord and tenant. WHERE THE OPPORTUNITY REALLY IS The first opportunity is acquisition. Some of the landlords leaving the market will want a quick, certain sale. They may have a fixed-rate mortgage ending, a major repair coming, a property that needs to reach a higher energy standard, or simply no appetite for the new management burden. That motivation can create a negotiable price. This is where wholesale investors have an advantage over retail investors. A retail investor searches the portals, views a nicely presented property and pays close to the asking price. A wholesale investor looks for repossessions, receivership sales, tired portfolios, tenanted auction lots, withdrawn properties, unsold auction stock and landlords who value certainty more than the final pound of price. The second opportunity is income. If you buy at a genuine discount in an area where tenant demand is durable, the combination of a lower capital cost and a properly evidenced market rent can produce a strong yield. Notice the order: the buying price comes first. Rental growth is the upside, not the rescue plan. The third opportunity is professionalism. The more complex the market becomes, the more valuable knowledge and systems become. An amateur sees paperwork and walks away. A professional understands the legal pack, checks the tenancy, prices the compliance work, models the finance and adjusts the maximum bid. Complexity can reduce competition, but only if you know what you are doing. HOW TO ASSESS AN EXITING LANDLORD’S PROPERTY If you are buying from an exiting landlord, begin with one question: why are they really selling? A motivated seller can create an opportunity. A defective property or a serious tenancy problem can create a trap. Sometimes it is both. Check the tenancy agreement, rent account, deposit protection, arrears history and any notices that have been served. Confirm the licences, gas safety record, electrical report, EPC, insurance position and repair history. Establish whether the tenant wants to remain and whether the rent is genuinely sustainable. A reliable tenant paying a sensible rent can be a valuable part of the purchase. An unresolved dispute can be a liability you inherit on completion. If the property is being sold at auction, read the legal pack and the special conditions. Do not assume that...

  3. 28 Jun

    Spotting a Fake Bargain at Auction using AI

    Welcome back to the Property Auctions Podcast. I am Dominic Farrell, the author of the UK’s No1 bestselling book about property auctions, which is available on Amazon and other good book providers. This week I want to talk about something that catches out a lot of auction buyers, especially beginners, how to spot a fake bargain at auction. One of the biggest mistakes people make is confusing a low guide price with a bargain. They are not the same thing. A property can look cheap online, photograph well, be in decent condition, and still be completely overvalued. Equally, a property that does not look spectacular at first glance can be a genuine bargain if the numbers, seller motivation and timing are aligned. So in this episode I want to explain the difference between a real bargain and a fake bargain, using two examples from a very busy week we had last week. 1. The Real Bargain: Secured Before Auction I was out viewing auction properties on most days with some of my mentees. Some had travelled from far afield, while others were local here in Liverpool. We saw a lot of stock, spoke to agents, reviewed legal packs and ran the numbers. Two properties stood out. One was a fantastic bargain. The other looked like it might be a bargain, but once we did the homework, the due diligence, it clearly was not. Let’s start with the real bargain. On Monday, we secured a property before it even got to auction. While we were viewing it, an auction house was also there, presumably with a view to providing a valuation for the owner. So this property was almost certainly heading towards auction. The auction house was assessing it, and the owner was clearly considering that route. But we struck first. We were not the only interested party. Other people had seen it, and other offers were being made. But we secured it, and it is an absolutely fantastic deal for one of my mentees. I have no doubt that if that property had gone to live auction, it would have sold significantly higher. So why were we successful? It was not because we offered a ridiculous amount more than everyone else. We were in and around the same level as other interested parties. The difference was reputation. If you build a reputation for completing on properties, if you have longevity in the market, and if agents know that when you make an offer you are serious, that matters. Remember, agents make their money when properties sell. They do not make their money when someone makes a big offer and then disappears. They do not make their money when a buyer ties a property up for two or three months, only for the sale to fall through. And if that happens, the agent may lose the instruction altogether, because the owner gets frustrated and decides to send the property to auction anyway. So from an agent’s point of view, certainty has value. A buyer who can actually complete is worth more than a buyer who merely talks a good game. That is an important lesson in auction property. Speed, certainty and reputation can turn you into the preferred buyer, even when your offer is similar to someone else’s. That first property was a real bargain because the price worked, the timing worked, and the seller had a reason to move before auction. We will probably never know exactly why they chose us, and not the auction route. 2. The Fake Bargain: It Looked Good on the Surface Now compare that with the second property. This one is the fake bargain. We went to view it, and on the surface it looked very good. It was in very good condition. It was in a reasonable letting area. It looked like the kind of property that would appeal to many new and inexperienced investors. You could easily look at the photos, look at the guide price, and think, “That looks like a deal.” That is exactly where people get caught out. They make a decision with their eyes before they have done the work with the numbers. Clean kitchen. Decent bathroom. Good condition. Reasonable letting area. Low guide price. Therefore, it must be a bargain. But that is not how auction buying works. A property can be clean, tidy and lettable, and still be overpriced. It can look easy and still be a bad buy. And this one, without any shadow of a doubt, was not a bargain. Even at the guide price, it was overvalued. So how did we know? We knew because we ran the due diligence properly. 3. How We Knew: Due Diligence and AI For us, part of that process now involves using artificial intelligence, or AI. We use Claude, and we have trained it to produce the information we need from auction legal packs and property data. You can then cross reference the findings using other AI, such as ChatGPT and Gemini. I should be clear. AI does not replace a solicitor. It does not replace experience. And it certainly does not mean you stop thinking. But it is a fantastic tool for organising information quickly and highlighting the areas that need attention. Our process is structured. First, it tells us what documents are included in the auction pack. Then it tells us what documents are missing. Quite often, the missing documents are the most important part. Most people only read what is in front of them. The better question is, what should be here that is not here? Is the lease missing? Is there no management pack? Are the service charge details unclear? Are there title restrictions, rights of way, planning issues or building regulation gaps? Do the special conditions add unexpected costs? These things matter, because at auction, once the hammer falls, you are committed. You do not have the same room to renegotiate as you might in a normal private treaty purchase. Our AI review also looks at title issues, area intelligence, comparable evidence and rental evidence. It produces red, amber and green signals, along with questions for the auction house and questions for the solicitor. We have also trained it to calculate a maximum bid based on the full cost picture. Purchase price, auction fees, legal costs, stamp duty if applicable, refurbishment, finance, holding costs, letting assumptions, comparable sales, rental demand and the margin required to make the risk worthwhile. The Claude model I have trained takes about nine minutes to produce the answer. After that, we get around fifteen pages of A4 with the data and analysis. It is only £20 per month for as many properties as you like. Yes, that is not a mistake, you heard it correctly, it is currently £20 per month, not £20 per property. On this particular property, the conclusion was clear. Even at the guide price, it was overvalued. That is a fake bargain. 4. Why Guide Prices Are Dangerous, and the Warning Signs Now, this is an important distinction. A fake bargain is not always a bad property. Sometimes it is. Sometimes the condition is poor, the legal pack is alarming, or there are title problems, lease issues, planning problems or hidden costs. But often, a fake bargain is simply a decent property at the wrong price. That was the case here. The property was in good condition. It was in a reasonable letting area. It would probably rent. But once we checked the comparable evidence, rental evidence, costs and likely resale value, the numbers did not work. And if the numbers do not work at the guide price, it is not a bargain. It is just marketing. That is why guide prices are so dangerous. The guide price is not your valuation. It is not your maximum bid. It is not proof of value. Its job is to generate interest, get people through the door, create momentum and make buyers feel they might be about to get a deal. It appeals to the herd. Your job is to ignore the emotion and focus on evidence. You must be a disciplined investor. Don’t ask, “Is it cheap compared with the guide?” Ask, “Does it work compared with the evidence?” So how do you spot a fake bargain? There are four warning signs. The first warning sign is that the guide price is doing all the work. If the only reason you are excited is because the guide price looks low, be careful. A real bargain still looks interesting after you have checked the comparables, rent, condition, title and costs. A fake bargain looks good before the work is done and worse afterwards. The second warning sign is when the property looks better than the numbers. A tidy property can make people feel safe. It photographs well. It looks tenant ready. It seems less risky than a property needing work. But a nice property at the wrong price is still the wrong price. The third warning sign is missing information. If important documents are missing from the legal pack, you need to know why. Missing information is not a small issue. It may be where the real risk is hiding. The fourth warning sign is when the deal only works if everything goes perfectly. If your numbers depend on...

  4. 21 Jun

    How to Set Your Maximum Bid at Auction — And Why the Guide Price Is Irrelevant

    IntroductionWelcome back to the Property Auctions Podcast with Dominic Farrell from Distressed Assets. Today’s episode is about one of the most important skills in auction buying: setting your maximum bid. Not guessing it during the auction. Not adding a bit to the guide price. Not deciding while the clock is ticking and another bidder is pushing you higher. Setting it properly, in advance, based on the numbers, the risks, and the reality of what you are buying. Because here is the uncomfortable truth about property auctions: most people do not lose money because they bought a difficult property. They lose money because they paid the wrong price. A short lease, a sitting tenant, a messy legal pack, structural issues or a refurbishment project do not automatically make a property a bad deal. But they all have to be priced. Your maximum bid is not simply what you can afford. It is the highest price you can pay while still being properly compensated for the risk you are taking. That is the whole game. Why the Guide Price Is the Wrong Starting PointOne of the biggest mistakes new auction buyers make is treating the guide price as if it represents value. It does not. The guide price is a marketing number. It is designed to generate interest, encourage viewings, get people downloading legal packs and bring bidders into the room. Sometimes it is close to where the property might sell. Sometimes it is deliberately low to create competition. Sometimes it reflects a serious issue hidden in the legal pack. Sometimes it is simply not very useful. So the first rule is this: do not start with the guide price. Start with the end value. Start With the End ValueAsk yourself: what will this property realistically be worth when my plan has been completed? That might mean the resale value after refurbishment. It might mean the investment value once let. It might mean the value after a lease extension, vacant possession, planning consent or a title issue being resolved. The key is to start at the end and work backwards. When you buy at auction, you are not just buying a property. You are buying a chain of costs, risks, delays and possible outcomes. Imagine a house listed with a guide price of £150,000. Similar refurbished houses nearby appear to sell for around £240,000. A beginner might think: “Great, there is £90,000 of margin.” But there is not. Between £150,000 and £240,000 sits the real world: stamp duty, auction fees, legal fees, finance costs, insurance, council tax, utilities, refurbishment, delays, unknowns, selling costs and your profit. So the question is not: “Can I buy this below what it might be worth?” The better question is: “After every cost, risk and delay, is there enough margin left to make this worth doing?” The Five-Part Maximum Bid CalculationA sensible maximum bid usually comes down to five parts: The end value.The refurbishment cost.Transaction and holding costs.Risk allowance.Required profit or margin. Once you know those numbers, you can work backwards to your maximum bid. 1. The End ValueThis is where many auction calculations go wrong before they have even started. Buyers often use the highest comparable sale they can find. They pick the best house, in the best condition, on the best street, and use that as their future value. That is dangerous. Your end value should be realistic, not optimistic. Look at actual sold prices, not just asking prices. Compare like with like: property type, size, condition, location, parking, garden, lease length, layout and tenure. If the best comparable sold for £240,000 but had an extension, off-street parking and a larger plot, your property may not be worth £240,000 when finished. It might be worth £225,000 or £215,000. That difference can destroy the deal. A £15,000 overestimate on value comes straight out of your profit. In auctions, where margins are often thinner than people think, that can be the difference between a sensible purchase and an expensive lesson. So be conservative with the end value. Not fearful. Just realistic. 2. The Refurbishment CostThe second number is the refurbishment cost. This is another area where buyers often undercook the numbers. They look at a tired property and say, “It needs about twenty grand spending on it.” But what does that actually include? A kitchen? Bathroom? Rewire? Boiler? Roof repairs? Damp works? Windows? Plastering? Flooring? Decoration? Waste removal? Structural repairs? Building control? Fire safety works? Leasehold consent? A refurbishment budget should not be a round number invented from the photos. It should be built from the work actually required. And if access is limited, the photos are poor, or there are signs of neglect, you need a larger contingency. Auction properties often come with surprises: leaks, rotten floors, old electrics, asbestos, damage from previous occupants or issues caused by the property being empty for too long. So when calculating your maximum bid, do not use the refurbishment cost you hope for. Use the refurbishment cost you can defend. 3. Transaction and Holding CostsThe third number is transaction and holding costs. These are the quiet killers of auction profits. At auction, you may have an administration fee, buyer’s premium, search fees, legal fees and seller’s costs passed to the buyer through the special conditions. You may also need bridging finance if completion is too fast for standard mortgage lending. Then once you own the property, you have holding costs: interest, insurance, council tax, utilities, service charge, ground rent, security, maintenance and sometimes business rates. Time matters as well. A project expected to take three months can take six. A refinance can take longer than planned. A sale can fall through. A tenant issue can delay everything. If your numbers only work on a perfect timeline, they probably do not work. 4. Risk AllowanceThe fourth number is your risk allowance. This is where the legal pack becomes part of the bid. In the previous episode, we talked about using AI to help read an auction legal pack. Not as a replacement for a solicitor, but as a way of identifying issues quickly and knowing what questions to ask. Today we take that one step further. Once you identify the risks, you need to decide what they are worth. A legal risk is not just something to notice. It is something to price. If the special conditions pass extra costs to the buyer, that affects your bid. If the title has a restriction that needs resolving, that affects your bid. If there is a short lease, unclear access, missing rights of way, a restrictive covenant, rentcharge, absent freeholder, defective lease plan, planning issue or tenancy you do not fully understand, that affects your bid. Sometimes the risk means you walk away. Sometimes it means you reduce the price. That is the professional approach. You are not trying to find perfect properties at auction. Perfect properties rarely sell at distressed prices. You are trying to find mispriced risk. Three Types of Legal RiskA useful way to think about legal pack issues is to put them into three categories. First: acceptable, and no major effect on the deal.Second: acceptable, but only at a lower price.Third: unacceptable, and you walk away. The mistake is treating every issue as acceptable because you want to buy the property. The opposite mistake is treating every issue as fatal because you are scared of complexity. Often, the opportunity is in the middle category: acceptable, but only at the right price. That is where experienced auction buyers can find value. 5. Required Profit or MarginThe fifth number is your required profit or margin. Many buyers leave this until last, or forget it completely. But your profit is not whatever happens to be left after the deal. Your profit is a cost of doing the deal. It is the return you require for taking the risk, using your capital, arranging finance, managing the project and dealing with uncertainty. If there is not enough profit in the deal, you should not do it. That might sound obvious, but auctions are emotional. People get excited. They want to win. They have researched the property, imagined the finished project and told themselves it is “the one”. Then they stretch. Another five thousand. Then another. Then another. Before they know it, the profit has gone. They have not bought an investment. They have bought themselves a job with risk attached. So decide your required profit before the auction starts. It might be a fixed amount, a percentage of total costs or a return on cash invested. The exact method depends on your strategy, but the number must be clear. If you do not know your minimum acceptable return, you cannot know your maximum bid. Example: Working Backwards to a Maximum BidLet’s put this together. You think the finished property will be worth £240,000. The works...

  5. 7 May

    Property Auction Legal Packs: The AI Method That Catches Costly Risks

    The Property Auctions Podcast delves into the transformative impact of artificial intelligence on the property investment landscape, specifically highlighting its application in auction settings. The episode presents a compelling narrative on how AI tools, particularly large language models, have made comprehensive legal analysis accessible and affordable for private investors. By summarising extensive legal packs in mere seconds, AI not only saves valuable time but also surfaces critical information that could easily be overlooked by human analysis. Dominic Farrell emphasises that although AI serves as a powerful tool for filtering information, it is essential for investors to continue consulting qualified solicitors to ensure thorough understanding and mitigate risks associated with potential inaccuracies in AI outputs. The discussion expands to cover the broader implications of AI's accessibility, suggesting that it dismantles the traditional information asymmetry that favored institutional investors, thereby fostering a more equitable investment environment. The episode concludes with practical advice on how to effectively incorporate AI into one’s auction strategy, ensuring that investors can capitalise on this revolutionary technology while maintaining a responsible approach to decision-making. Takeaways: The advent of AI has democratised access to serious research, previously reserved for those with substantial financial resources, making it available to private investors at minimal costs.AI excels in filtering and sifting through extensive legal packs with remarkable speed, identifying critical clauses and risks that may be overlooked by human readers.Despite its capabilities, AI should be regarded as a preliminary tool; the final decision to bid must be grounded in a solicitor's comprehensive report on the analysed documents.Investors must be vigilant, as no AI system is infallible; human oversight is essential to mitigate potential errors that could lead to significant financial losses.The shift in the property auction landscape allows individual investors to compete on equal footing with institutional buyers, fundamentally altering the economics of property investment.Effective use of AI technology enables investors to analyze a greater number of lots efficiently, transforming the bidding process into one that is both rapid and informed. Links referenced in this episode: Property Auctions: Repossessions, Bankruptcies and Bargain Properties: The Expert's Guide To Success In All Market Conditionsdistressedassets.co.ukdistressedassets.co.uk/property-auction-coursesHow to use AI for Property Auctions Companies mentioned in this episode: OpenAIAnthropicHarveyLagora

  6. 21 Apr

    A Tale of Two Cities: The Auction Market Is Softening — Here Is Why I Am Getting Ready to Buy

    The recent data regarding auction clearance rates has revealed a significant downturn, necessitating a reassessment of market dynamics. Notably, in March 2026, London experienced a clearance rate of 60%, which plummeted to 36% just a month later, indicating a material shift in market behavior. This trend is not isolated, as similar patterns have emerged in other cities, further substantiating the need for vigilance among investors. The underlying causes of this decline appear to stem from both macroeconomic conditions and domestic political instability, creating an environment where buyer confidence is waning. For motivated sellers facing financial pressures, this presents unique challenges, as they are compelled to transact in a market where buyer appetite is diminishing, thereby creating potential opportunities for discerning investors. Dominic Farrell's examination of the property auction market provides a comprehensive analysis of the recent downturn in clearance rates and its implications for both sellers and investors. Notably, he presents a compelling argument supported by statistics, illustrating a dramatic decrease in the percentage of lots sold at auction events across prominent cities. This decline is contextualized within a broader narrative concerning economic conditions, revealing that the challenges faced by sellers are multifaceted and deeply rooted in macroeconomic realities. Farrell articulates the distinction between lots that fail to attract any bids versus those that receive bids but do not meet reserve prices. This differentiation is paramount in understanding the underlying market forces at play, as it reflects varying degrees of buyer appetite and seller pricing strategies. As the podcast unfolds, it becomes apparent that the pressures exerted by rising interest rates, inflation, and political uncertainties are reshaping the landscape of property transactions. Sellers who remain inflexible in their pricing may find themselves increasingly isolated in a market that demands adaptability and realism. Moreover, the podcast addresses the critical notion of 'motivated sellers'—those compelled to sell due to financial necessity. Farrell emphasizes the urgency that characterizes this subset of sellers, as they navigate a market that is increasingly inhospitable to unrealistic price expectations. For investors, this scenario presents a unique opportunity to engage with distressed assets, albeit with a cautionary reminder to discern between assets that are genuinely undervalued and those that are fraught with underlying issues. Throughout the discussion, Farrell's analytical rigor shines through, providing a roadmap for navigating a market in flux while advocating for a disciplined investment approach. Takeaways: The significant decline in auction clearance rates indicates a material shift in market behavior.Motivated sellers are facing challenges as the gap between their expectations and buyer appetite widens.Understanding the difference between failed lots can provide insights into market sentiment and buyer interest.Investors must remain disciplined and selective, avoiding impulsive decisions in a softening market environment. Links referenced in this episode: Distressed AssetsProperty Auction Courses with Dominic FarrellThe Property Auction Professional

  7. 12 Apr

    Why Successful Property Auction Investors Know When to Walk Away

    The pivotal theme of this discussion revolves around the imperative skill of knowing when to walk away from a property auction. We elucidate the notion that due diligence serves as the cornerstone of success in property investment, underscoring the necessity of maintaining a disciplined approach, impervious to emotional or psychological attachments to auction lots. Dominic Farrell observes that from various property auctions across the UK, where he frequently witnesses amateur investors falter due to a lack of self-discipline, often precipitated by an attachment to the time and resources expended in their research endeavors. The psychology of sunk costs can cloud judgment, leading investors to make irrational decisions that ultimately result in financial detriment. Thus, we emphasize that the ability to detach oneself emotionally from a potential acquisition is paramount, enabling investors to adhere to their pre-established maximum bid and to navigate the auction landscape with both rigor and prudence. The discourse presented unfolds the intricate dynamics of successful property investment, particularly within the realm of auctions, where the capacity to exercise self-restraint is of paramount importance. Dominic asserts that the defining trait of successful investors lies in their unwavering ability to walk away when circumstances warrant such a decision. This process is predicated upon a foundation of rigorous due diligence—an exhaustive evaluation of market data, legal documentation, and refurbishment costs that culminates in an informed maximum bid. Emotional attachments, however, often prove to be the downfall of novice investors, who, despite their preparatory efforts, may find themselves ensnared in a psychological quagmire that clouds their judgment as the auction progresses. The episode intricately examines the psychological implications of the sunk cost fallacy, which can compel investors to remain fixated on properties that no longer meet their investment criteria. Dominic draws upon personal experiences with mentees who, despite logical assessments, grappled with the emotional ramifications of walking away from properties they had invested considerable time and effort in researching. The narrative illustrates the necessity for investors to cultivate emotional detachment and adhere to a disciplined approach, thus enabling them to make rational decisions that prioritize long-term success over immediate emotional gratification. In addition, I introduce a nuanced layer of due diligence—understanding the motivations behind auction properties. By adopting a methodical, investigative mindset akin to that of Sherlock Holmes, investors can discern the underlying reasons for an asset's auction status, thus revealing strategic opportunities for negotiation. This perspective not only enhances an investor's ability to navigate the auction landscape but also empowers them to make informed decisions that align with their financial objectives. In conclusion, the episode advocates for a rigorous, analytical approach to property auctions, underscoring the significance of emotional discipline in realizing investment success. Takeaways: The paramount skill for successful auction investors is knowing precisely when to walk away from a property.Emotional attachment to auction lots can lead to significant financial losses and clouded judgment.Conducting thorough due diligence prior to bidding is essential for making informed investment decisions.Understanding the true motivations behind why properties are sold at auction can provide critical insights.Investors must avoid the psychological trap of sunk costs to maintain discipline in their bidding strategy.Patience and a rigorous analytical approach are vital in navigating the competitive landscape of property auctions.

  8. 3 Apr

    Two Recent Acquisitions With Huge Built-In Equity - How?

    The current state of the auction market presents unprecedented opportunities for astute investors, as evidenced by a recent auction result revealing a significant downturn in confidence, with only 46 out of 112 lots sold. As we delve into the intricacies of this episode, we shall examine a short lease acquisition and a complex Landlord and Tenant Act issue, both of which have yielded remarkable potential for savvy investors. We will also explore the experiences of two successful auction buyers who navigated challenges in a volatile environment, ultimately capitalising on properties that others overlooked. It is imperative to recognise that the best prospects often lie within properties that possess complexities, as they afford the greatest potential for value enhancement. Thus, we advocate for a strategic approach that encourages investors to eschew the conventional herd mentality in favour of addressing and resolving underlying issues to unlock significant value in their acquisitions. Takeaways: The current auction market has experienced changes due to various external factors affecting buyer confidence.Investors often overlook complex properties, missing opportunities that can yield significant value when addressed properly.Successful property acquisition requires thorough legal advice and understanding of the specific challenges involved in the transaction.Avoiding the herd mentality can lead to discovering undervalued properties that others may shy away from during auctions. The Property Auctions Podcast delves into the intricacies of the current auction market, providing invaluable insights into the evolving landscape that investors must navigate. Host Dominic Farrell, a recognised authority in UK property auctions and author of the UK's No.1 bestselling book on property auctions, articulates the nuances of recent auction outcomes, shedding light on the surprising dynamics at play. With 112 lots presented, a mere 46 sold, while 54 remained unsold, this stark contrast sets the stage for understanding the shifting tides within the market. Factors such as geopolitical tensions, rising mortgage rates, and inflation contribute to a palpable decline in buyer confidence, thus opening avenues for astute investors willing to engage with distressed assets. Farrell emphasizes the importance of research and due diligence for those seeking to capitalise on these market fluctuations, reiterating that the most lucrative opportunities often lie in properties that present complexities rather than in straightforward investments that attract fierce competition. He argues that understanding the underlying issues of a property, whether legal or structural, can lead to significant value enhancements, advocating for a strategic approach that prioritises problem-solving over conventional bidding wars. In a detailed exploration of specific case studies, the episode highlights two remarkable deals executed by members of Farrell's property auction mentorship group. The first involves a short lease property that, while overlooked by many due to its complexity, was acquired at an advantageous price after thorough negotiations. This acquisition showcases the potential for value creation through strategic lease extension negotiations and real estate development opportunities. The second case involves a freehold house with tenant-related complications that deterred other investors, exemplifying the concept of targeting properties that the broader market shuns. Farrell articulates that these instances not only validate the efficacy of his mentorship approach but also serve as a practical guide for listeners to identify similar opportunities amidst market uncertainty. He concludes with a compelling call to action for aspiring investors: to eschew herd mentality and to focus on properties with inherent challenges that can be resolved, thus unlocking substantial value in the process. The overarching theme of this episode encapsulates a profound understanding of the property auction landscape, urging listeners to adopt a discerning eye towards investment opportunities. Farrell posits that the market's current state, characterised by fear and uncertainty, is paradoxically fertile ground for skilled investors. By leveraging knowledge, preparation, and strategic guidance, individuals can navigate the complexities of the auction process to achieve remarkable outcomes. The podcast not only serves as a platform for sharing knowledge but also as an invitation for listeners to engage with the material actively, fostering a community of informed investors ready to embrace the forthcoming challenges and opportunities in the property auction sector. Companies mentioned in this episode: Amazon.co.ukDistressed AssetsRightmoveZoopla Links referenced in this episode: amazon.co.ukyoutube.com/@distressedassetsDistressed Assetsrightmove.co.ukzoopla.co.uk

  9. 21 Mar

    Avoid the Herd at Property Auctions

    Understanding the intricate dynamics of property auctions is essential for investors seeking lucrative opportunities. Throughout this episode Dominic Farrell looks at the reasons behind the different outcomes experienced by various bidders during auctions, highlighting the critical notion that over-reliance on popular lots can result in significant financial loss. We delve into the concept that genuine opportunities often lie concealed behind properties with issues, which, although perceived as problematic by the majority, can actually afford astute investors a competitive advantage. By capitalising on these overlooked properties, investors can procure assets at lower prices, thereby enhancing their profit margins and yields. Through illustrative anecdotes, we illustrate the paramount importance of expertise in navigating the auction landscape, underscoring that informed decision-making is the cornerstone of success in this arena.

  10. 14 Mar

    Distressed Assets: Opportunities Await at Property Auctions

    The perception that property auctions are solely the domain of seasoned investors is a misconception that Dominic Farrell seeks to dismantle in this enlightening podcast episode. The author of the UK's No.1 bestselling book about property auctions, he articulates the necessity for prospective buyers to cultivate an understanding of auction dynamics, as this knowledge empowers them to make informed decisions. Farrell's narrative is enriched by his personal journey, which began in Liverpool, transitioned through a military career, and ultimately led to a full-time commitment to property and auctions in particular. His firsthand experiences during the tumultuous 2008 economic downturn serve as a backdrop for his advocacy of distressed assets as an unrivalled property investment avenue. This episode delves into the mechanics of auctions, demystifying essential concepts such as guide prices, reserve prices, and the crucial role of legal packs. Farrell articulates the importance of viewing properties prior to bidding and enlists the necessity of professional legal advice to mitigate risks. Furthermore, he addresses the psychological underpinnings of sales, elucidating how understanding seller motivations can significantly enhance bidding strategies. Takeaways: Property auctions are often misunderstood; they can be a source of exceptional investment opportunities.Understanding the auction process, including legal packs and viewing properties, is essential for success.Distressed assets are not necessarily rundown properties; they may simply require a quick sale.Seller psychology plays a crucial role in auctions; knowing why properties are being sold can provide advantages.The auction process includes a guide price and a reserve price, which are critical to understand before bidding.Future episodes will cover significant topics such as the Renters Rights Act and common buyer mistakes. Links referenced in this episode: distressedassets.co.ukProperty Auctions: Repossessions, Bankruptcies and Bargain Properties (4th Edition March 2026 wriiten by Dominic Farrell and available at Amazon.co.uk

  • 10 Episodes

Ratings & Reviews

5
out of 5
2 Ratings

About

Welcome to The Property Auctions Podcast. I’m Dominic Farrell, property investor and author of the UK’s No.1 bestselling book on property auctions, Property Auctions: Repossessions, Bankruptcies and Bargain Properties, now in its fourth edition. This podcast is for anyone interested in finding and buying property opportunities, whether you are preparing for your first investment, building an existing portfolio or buying through auction, before auction or off market. We’ll explore how the auction market really works, how experienced investors identify genuine bargains and the common, and often expensive, mistakes buyers make. We’ll look at valuations, legal packs, finance, bidding strategies, distressed assets and what separates a genuine opportunity from a property that is simply cheap for a reason. But property auctions do not operate in isolation. We’ll also examine the economic trends, legislation, investment strategies and news affecting the wider UK property market, including buy-to-let, rents, finance and the changing opportunities available to investors. The aim is simple: to help you recognise genuine value, avoid the traps and make better-informed property investment decisions.

Information

  • Creator
    Dominic Farrell
  • Years Active
    2026
  • Episodes
    10
  • Rating
    Clean
  • Copyright
    © Copyright 2026 Dominic Farrell
  • Show Website
    The Property Auctions Podcast

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