Honest Property Investment with Natasha Collins

Natasha Collins
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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. 10H AGO

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

    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

  2. MAY 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

  3. APR 28

    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

  4. APR 21

    Rent Reviews - The Journey of a Single Commercial Property (Part 3)

    In this episode, I walk through rent reviews — one of the most important, and often misunderstood, stages in the lifecycle of a commercial property. On paper, rent reviews are designed to protect and grow income. In reality, the outcome depends entirely on how the lease is structured and how the process is managed. I explain what should happen during a rent review, the costs involved, and why not all rent reviews are created equal. Using a simple index-linked example, I show how some reviews can be straightforward and predictable — but I also explore the complexity of open market rent reviews, and why we made the decision to stop negotiating them altogether from January 2026. What a structured rent review process looks like in practiceWhy reading and understanding the lease is criticalHow rent is valued and negotiatedThe typical costs involved (and when they escalate)A real example of an index-linked rent reviewThe difference between index-linked and open market reviewsWhy open market rent reviews are becoming increasingly problematicWhy we no longer offer open market rent review negotiationsRent reviews are about protecting income — not gambling on it. The mechanism written into the lease matters more than the review itself, which is why the best outcomes are created at the point of lease negotiation, not years later. Open market rent reviews sound attractive in theory, but in today’s market they are often: Time-consumingExpensiveSubjectiveProne to disputeIn many cases, landlords are better off agreeing simple, structured increases upfront rather than relying on a process that may never deliver a clear outcome. Index-Linked Rent ReviewA simple, mechanical review based on RPI — no negotiation required, but not always reflective of true market conditionsAsk a question anonymously for the Q&A episode:https://forms.gle/znWTFqF74xguaB21A In the next episode, I’ll be covering arrears — and what happens when income stops coming in.

    17 min

  5. APR 14

    Lettings: The Journey of a Single Commercial Property (Part 2)

    In this episode, I walk through the lettings stage of a commercial property — where income is created, but also where risk is often introduced. I explain what should happen when letting a property, from pre-marketing strategy through to legal completion, and why this process needs to be actively managed rather than left to run. I also break down the real cost of securing a tenant — including agency fees, legal fees, incentives, and the often-overlooked cost of time when a property sits vacant. Using real examples, I show how different approaches can lead to very different outcomes — from a property that sat vacant for 12 months before being successfully repositioned, to a deal that fell through after months in legal and what changed as a result. What a structured lettings process looks like in practiceWhy pre-marketing strategy is criticalThe true cost of securing a tenantWhy headline rent can be misleadingThe importance of tenant quality and covenant strengthWhy Heads of Terms doesn’t mean a deal is doneThe risk of relying on a single tenantHow a pipeline approach reduces void riskLettings is not passive — it’s one of the most important stages in the lifecycle of a commercial property. The difference between a good outcome and a poor one is rarely the asset itself — it’s the strategy, process, and level of control. Liverpool StreetRepositioned after 12 months vacant → fully let in 118 days through improved strategy and targeted marketingKingsmead StreetDeal fell through during legal stage → led to a shift towards a structured leasing model and pipeline approachAsk a question anonymously for the Q&A episode:https://forms.gle/znWTFqF74xguaB21A

    18 min

  6. APR 7

    The Journey of a Single Commercial Property – Part 1: The Reality Behind the Numbers

    In this first episode of the series, I introduce the full lifecycle of a commercial property — from purchase through to exit — and, more importantly, the reality of what happens in between. Commercial property isn’t just about the numbers on a spreadsheet. It’s about the unexpected costs, shifting market conditions, and the time it takes to manage and negotiate effectively. It’s also about the wins — securing the right tenant, stabilising income, and seeing a strategy come together. This episode sets the foundation for the series by walking through the different stages a property moves through, and highlighting the multiple paths it can take along the way. Key Takeaways Why acquisition is only the starting pointThe difference between expectation and reality in commercial propertyHow rental assumptions can change over timeThe operational side of managing a propertyThe emotional highs and lows of asset ownershipAn overview of the full lifecycle — from lettings through to exitCommercial property is not a straight-line investmentIncome, risk, and value are constantly evolvingTime and decision-making are critical to long-term performanceUnderstanding the full lifecycle is key to building a resilient portfolioComing Next In the next episode, I’ll start at the first real stage of the journey — lettings — and walk through how income is actually created, using a real example. Ask a Question (Anonymous Q&A) I’ll be recording a Q&A episode as part of this series. If there’s anything you’re unsure about, stuck on, or just curious about — you can submit your question anonymously here:https://forms.gle/znWTFqF74xguaB21A About the Series The Journey of a Single Commercial Property walks through what actually happens after you buy — covering each stage of the lifecycle using real examples from assets I’ve worked on.

    10 min

  7. MAR 24

    The biggest worry in commercial property right now (it’s not the market)

    Everyone is talking about uncertainty right now—interest rates, the economy, global instability. But in this episode, I explain why none of those are my biggest concern. Instead, I break down the real risk I see investors making in commercial property today—and why it has nothing to do with the market, and everything to do with how you structure your investments. If you’re building (or planning to build) a commercial property portfolio, this is something you need to understand early. Why the current economic climate isn’t the biggest risk for investorsThe reality of how long commercial property transactions actually takeWhat really happens during lease renewals, rent reviews and lettingsWhy patience is one of the most important (and overlooked) investment tools The concept of “runway” and why most investors don’t have enough of itHow lack of cash flow or reserves leads to poor decision-makingThe trade-offs between speed vs. quality of outcome in property decisionsWhat you should actually be worrying about if you want long-term successThe biggest risk in commercial property right now isn’t the market. It’s investing without giving yourself the financial and strategic capacity to be patient. Join the Members Club: https://ncrealestate.co.uk/membersclub

    22 min

  8. MAR 17

    How to Build a Commercial Property Portfolio Using the Portfolio Blueprint

    Most investors approach commercial property by searching for deals first. But that’s usually the wrong place to start. Before analysing a single opportunity, you should know what portfolio you’re trying to build. In this episode, I explain how the Commercial Property Portfolio Blueprint works and how you can use it to model the growth of your commercial property portfolio over the next five years. The Blueprint helps you move away from random deal hunting and towards a structured investment strategy by defining the key inputs that shape your portfolio. These include: • Starting capital• Loan-to-value strategy• Target yield at purchase• Operating costs• Value creation before refinance• Refinance timing• Whether you reinvest rental income or extract it Once these assumptions are defined, you can see how your portfolio might evolve over time and whether your strategy is likely to achieve your long-term goals. This process also makes analysing deals much easier, because you’re no longer asking “Is this a good deal?” — you’re asking “Does this deal fit my portfolio strategy?” The Portfolio Blueprint forms the first step of the framework we use inside the NC Real Estate Members Club, which opens again on 23 March. Join the waiting list HERE

    15 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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