Honest Property Investment with Natasha Collins

Natasha Collins
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  • INVESTING
  • UPDATED BIWEEKLY

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. DEC 16

    2 Powerful Ways To Increase Commercial Property Value (Without Developing)

    This year, I’ve seen a lot of investors buying good commercial and mixed-use buildings... but quietly leaving value on the table. Not because the buildings are wrong, but because of how they’re assessed and how they’re held. In this episode, I break down two strategies I’ve personally used this year to increase commercial property value without development:• Buying mixed-use property without pulling value into the residential unit • Structuring ownership correctly by splitting assets between a SSAS and a Ltd company These are not beginner tactics, but when applied correctly, they can materially change value, financeability and exit options. What You’ll Learn• Why over-valuing the residential element in mixed-use property often destroys deal quality • How commercial valuers and lenders actually assess mixed-use buildings • Why residential units should often be treated as upside, not justification • How ownership structure can influence value, risk and long-term strategy • When splitting a building between a SSAS and a Ltd company makes sense • The biggest mistakes investors make when attempting these strategies without advice Ready to Go Deeper?Book a call with the NC Real Estate team.

    22 min

  2. DEC 9

    What Makes a Commercial Property Deal Stack Up (vs. Fall Apart)

    In this episode, I’m breaking down the exact reasons why some commercial property deals stack up beautifully… and why others fall apart the moment you start doing the maths. Most investors think a deal stacks up because “the yield looks good” — but that’s only one tiny part of the picture. A solid deal is built on verified income, realistic costs, a sensible purchase price, and a plan that actually works in real life, not just on paper. I’ll walk you through: What “stacking up” truly means in commercial property The 5 factors that make a deal work The common pitfalls that cause even promising deals to unravel A simple checklist you can use on your next opportunity If you’ve ever found yourself thinking, “This looks great… but something feels off,” this episode will help you understand exactly what to dig into before making an offer. Why verified income is your starting pointHow service charges, insurance and capex change the true picture What a sensible purchase price actually looks like How to decide whether a deal offers upside or stability The red flags that should make you walk away A 5-point checklist to test whether a deal genuinely stacks up Book a call with my team to go through your next deal: https://ncrealestate.co.uk/bookacallTake the What Commercial Property Should You Buy Next? quiz: https://nextcommercialproperty.scoreapp.com/ Explore NC Real Estate services: https://ncrealestate.co.uk/

    20 min

  3. DEC 2

    The Fallout from the Budget for UK Commercial Property Investors

    In this episode, Steve Wallis and I sit down to unpack what the latest UK Budget really means for commercial property investors. There’s been so much noise, speculation and confusion over the past week, so we’re cutting through the chaos and focusing purely on what impacts you if you own, manage or plan to buy commercial property. We break down the new tax rules on property income coming in from 2027, including the introduction of separate tax bands for rental profits and what this means if you hold property in your personal name versus through an SPV. We also discuss the increases to dividend tax, how this affects anyone extracting profits from a company, and why overall this Budget pushes investors even further towards using corporate structures. Together, we cover the changes to salary sacrifice pension contributions, the government’s tougher stance on HMRC enforcement, and the move towards more automatic and regular tax payments for Self Assessment — all of which will influence cashflow planning and portfolio management. By the end of the episode, you’ll understand exactly what’s changing, how it affects your current investments, and where the opportunities now sit. If you want to talk through how this applies to your personal strategy, you can book a call with my team at https://ncrealestate.co.uk/bookacall

    30 min

  4. NOV 18

    Jargon-Free Commercial Property Lease Explanations

    In today’s episode, I’m stripping away the legal jargon and giving you clear, simple explanations of the commercial lease terms that matter most. Whether you’re reviewing your first lease or your fiftieth, understanding this language is essential — because the lease is the value of your commercial property. I walk you through the key terms you’ll see in every lease, why they matter, and how they impact risk, cashflow and negotiations. By the end, you’ll be able to pick up a lease and instantly make sense of 80% of it. What Heads of Terms really are What “the demise” means — and why it’s crucial Service charges, in plain English Repairing obligations (FRI, IRI + Schedule of Condition) Break clauses — and the conditions that catch people out Rent reviews: open market, index-linked, caps + collars Alienation and why you do want control over who occupies your property User clauses and planning + valuation implications Security of Tenure under the 1954 Act — and whether your tenant has renewal rights If you’ve ever felt like leases were deliberately written to confuse you, this episode will change that. LINKS: More information about the 1954 Act your full guide is here:https://ncrealestate.co.uk/1954-act/ Find out your next best investment move:https://nextcommercialproperty.scoreapp.com/ If you want to understand what a property is really worth:https://ncrealestate.co.uk/investment-calculator/ Your no-nonsense guide to commercial property:https://ncrealestate.co.uk/book If you need help reviewing a lease, analysing a deal or setting your strategy:https://ncrealestate.co.uk/bookacall

    16 min

  5. NOV 11

    Beginner-Friendly [Commercial Property] Yield Breakdowns — What the Numbers Really Mean

    In this episode, I’m breaking down one of the most talked-about but misunderstood concepts in commercial property — yield. I’ll walk you through exactly what yield means, how to calculate it, and how to use it to understand both risk and return. Because here’s the truth — a higher yield isn’t automatically better. It usually means more work, more management, and more uncertainty. I’ll also explain the difference between gross yield, net yield, initial yield, and reversionary yield, and what each one tells you about a deal. Plus, we’ll look at how yield changes depending on tenant strength, lease length, property condition, and market confidence — and how you can use those insights to make smarter buying decisions. If you’ve ever looked at a deal and wondered, “Is this yield good?”, this episode will give you the clarity you need to answer that for yourself. What yield really measures and how to calculate it The difference between gross, net, initial and reversionary yields Why yield is a reflection of risk as much as return What influences yield in commercial property How to use yield as a quick filter when comparing deals The most common mistakes I see beginners make when they’re analysing yields Yield isn’t just about return — it’s an indicator of risk. A higher yield often means more uncertainty and hands-on management. A lower yield usually signals stability and less involvement. The key is to work out where you want to sit on that scale and what kind of investment suits you best. 🧮 Try my NC Real Estate Investment Calculator — it’ll show you exactly how changing the rent, price, or costs impacts your yield and your real return.

    12 min

  6. NOV 4

    Residential vs. Commercial Property – The Key Differences

    Residential and commercial property may both involve bricks and mortar — but they’re completely different businesses. In this episode, I’m breaking down exactly what separates residential and commercial investment: how they’re valued, financed, taxed and managed, and why switching from one to the other means changing the way you think about property altogether. If you’ve ever thought “I want to invest commercially, but I’m not sure what’s different,” this episode will make it crystal clear. The Fundamentals The difference between letting to people versus businesses How lease length, responsibilities and vacancy risk change between the two How Value is Determined Comparable-based versus income-based valuations How yield directly drives commercial value Funding & Finance Why residential lenders assess you, but commercial lenders assess the deal Typical LTVs, interest rates and how I approach financing strategy UK Property Transaction Taxes (2025 Update) SDLT in England & Northern Ireland LBTT in Scotland LTT in Wales The abolition of MDR in England/NI and how the commercial rates compare Residential Licensing Fees Mandatory, Additional & Selective Licensing explained Typical costs, penalties, and how commercial avoids these completely The Mindset Shift Why successful investors act like CEOs, not landlords How I build systems that let my portfolio run without me doing every task Key Takeaways Residential property is heavily regulated and hands-on. Commercial property focuses on contracted income and long-term value growth. MDR is gone in England & NI but still available in Scotland and Wales. Six or more residential units usually qualify for commercial rates. There’s no licensing requirement for commercial — saving thousands in fees. To succeed, you need to think like a CEO, not a landlord. 🔗 Resources I Mention Free guide: How to Find the Right Location to Invest In Quiz: What Commercial Property Should You Buy Next? Book a call: ncrealestate.co.uk/bookacall

    16 min

  7. OCT 28

    I don’t have enough time [to do commercial property], I have a full time job/large resi portfolio to manage

    I hear this all the time — “I’d love to do more in commercial property, but I don’t have enough time. I’ve got a full-time job, or I’m already managing a big residential portfolio.” The truth is, if you don’t have enough time, it’s because you’re still trying to do everything yourself. Commercial property is a business, and you have to start running it like one. In this episode, I’m sharing how I approach my portfolio like a CEO — building systems, delegating, and budgeting properly so the business runs smoothly without me doing every task. I’ll also show you how I find property like a CEO. You don’t need to be sourcing deals every month — I plan my acquisitions over 12 to 18 months, schedule each stage, and make sure every purchase fits the long-term strategy. When you put the right systems in place, you create time and space to think clearly, make better decisions, and actually enjoy the process. If you want to run your portfolio like a business and get your time back, book a call with me at ncrealestate.co.uk/bookacall.

    18 min

  8. OCT 7

    The Property’s On the Market… But No One’s Biting. What Now?

    You’ve listed the property, the board’s up, the agent’s optimistic… and yet, silence. No enquiries. No viewings. Nothing. It’s one of the most frustrating moments for any commercial property investor, because an empty property doesn’t just cost you rent, it costs you momentum. This week, I’m sharing what to do when your property’s not letting – including the short-term tweaks you can make this week to get attention, and the longer-term strategy shifts that’ll stop it happening again. We start with the government’s announcement about a so-called “homebuying shake-up”, which promises to make transactions cheaper and quicker. But in reality, it’s just shifting who pays for what – sellers will now front the cost of searches and surveys, while lenders and conveyancers continue to move at the same slow pace. If we really wanted to make property transactions faster, we’d create one live data room with all searches, title documents and reports in one place, so everyone works from the same information. That’s what we do in commercial, and it’s why our deals move faster. Then we get into the main topic: what to do when your property just won’t let. If you’re not getting any bites, the market’s telling you something needs to change. I’ll walk you through the short-term steps that make a difference right now – refreshing your listing, improving presentation, motivating your agents, and adjusting your incentives – as well as the long-term strategies that prevent repeated voids, like designing flexible layouts, lining up a letting plan before completion, and building momentum across your portfolio. Empty units happen to everyone, but the key is to act fast and stay visible. Let properties, let property. Listen now at ncrealestate.co.uk/podcast or book a call with my team at ncrealestate.co.uk/bookacall.

    22 min
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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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