The Return: Property & Investment Podcast

Anna Clare Harper
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  • UPDATED BIWEEKLY

The Return is a podcast for property investors and developers who want to get UK housing deals done, even in a tough market. Getting homes built is harder than ever. Planning delays, rising construction costs, funding gaps and shifting market conditions stop most projects before they start. Learn from investors, developers and policymakers discussing what's happening in the UK housing market right now and how to learn from their experience. Each episode features a real life case study or topic including: planning reform, policy shifts, funding conditions, deal viability, sales, delivery challenges and measuring impact. Hosted by Anna Clare Harper, Director at Pinnacle Investments and author of three best-selling books on residential investing. Her mission is to help mobilise capital to drive the delivery of 10,000 more, better homes by 2030. Join 350,000+ listeners learning how to build, fund and deliver more, better UK housing deals.

  1. Hyde CEO: How Housing Partnerships Really Work

    13H AGO

    Hyde CEO: How Housing Partnerships Really Work

    Send a text I had to be on my best behaviour for this - interviewing my boss. Andy Hulme is CEO of The Hyde Group  One of the largest UK Housing Associations With 125,000 homes (Also my employer) He’s also a former Group MD at Lloyds Where he helped launch Help to Buy. No pressure, then. We covered:  - What public-private housing partnerships actually are  - Why housing partnerships fail - despite the best intentions  - The 3 biggest mistakes (and how to avoid them)  - Why “if you're reading the contract, you’re already in trouble.” If you're a developer, investor, housing provider or local authority trying to deliver more homes through partnerships, this episode is a must-listen. This episode is in association with (and thanks to) Lloyds. https://www.lloydsbank.com/business/industry-expertise/real-estate.html?utm_source=The+Return&utm_medium=podcast+partnership&utm_campaign=sponsored+episode Guest LinkedIn: https://www.linkedin.com/in/andy-hulme-b9830a23/ Host LinkedIn: https://www.linkedin.com/in/annaclareharper/

    19 min
  2. 5 Things Bankable Developers Do

    JAN 29

    5 Things Bankable Developers Do

    Send us a text Even if the land was free, many property deals don’t stack. Zombie pricing. Rising costs. More regulations. I asked Nicola Haigh, Head of Real Estate & Housing, Lloyds. Who’s served 10,000+ real estate borrowers. How can developers survive and thrive in the 2020s? She shared 5 things bankable developers Lloyds work with do, including: 1. Keep a cash buffer → Don’t borrow the max. 2. Track cash flow weekly → Avoid nasty surprises. 3. Plan multiple exits → Sell some, hold some. Listen in to hear what banks really want to see from developers right now. This episode is in association with (and thanks to) Lloyds. In association with: https://www.lloydsbank.com/business/industry-expertise/real-estate.html?utm_source=The+Return&utm_medium=podcast+partnership&utm_campaign=sponsored+episode Guest LinkedIn: https://www.linkedin.com/in/nicola-haigh-55941a56/ Host LinkedIn: https://www.linkedin.com/in/annaclareharper/

    20 min
  3. What Works in Supported Housing - with Lloyds Bank

    JAN 15

    What Works in Supported Housing - with Lloyds Bank

    Send us a text Solving the housing crisis isn’t just about building more. It’s about the right homes, in the right places, for the people who need them most. The sharpest edge of that challenge? Supported housing - for people with learning and physical disabilities, mental health needs and other vulnerabilities.  It’s vital - but complex. It demands real care. And let’s be honest: some players are cutting corners. This week on the podcast, we covered what actually works for providers who want to grow without compromising on safety, standards or support. My guests: John Verge – CEO of Golden Lane Housing, Chair of the Learning Disability and Autism Housing Network Nigel Walker – Head of Social and Supported Housing at Lloyds Bank We cover: → How to grow when you have a tiny team (and what to say no to) → What funders really look for - and the common mistakes that block investment → The biggest missed opportunity: turning empty shops and offices into Supported Living → How supported housing can save the public £850M+ each year → Real examples of deals that worked - and how others can do the same This episode is for:  → Housing providers juggling more rules, upgrades and urgent need  → Developers wondering if supported housing is worth exploring  → Councils under pressure to meet growing demand  → Investors looking to make a difference and a return P.S. Know someone in housing, investment or the public sector who needs to hear this? Tag them below. This episode is in association with (and thanks to) Lloyds. In association with: https://www.lloydsbank.com/business/industry-expertise/real-estate.html?utm_source=The+Return&utm_medium=podcast+partnership&utm_campaign=sponsored+episode Guest LinkedIn:  https://www.linkedin.com/in/johnverge/ https://www.linkedin.com/in/nigel-walker-85225886/  Host LinkedIn: https://www.linkedin.com/in/annaclareharper/

    23 min
  4. Zoopla Exec: Where to Buy, Upgrade or Sell in 2026

    JAN 1

    Zoopla Exec: Where to Buy, Upgrade or Sell in 2026

    Send us a text I loved recording a no-fluff episode of The Return  With Richard Donnell at Zoopla (Source of the best insights in the industry.) The headline? → Stop investing like it’s 2021. → Start investing like it’s 2026. We covered what 2025 changes mean for 2026 investors. Then discussed 2026 ‘must-dos’, including: Re-underwrite your portfolio. Assume “normal” rent growth (2-3%). Stress test higher compliance and running costs. Face the London maths. If you want income, be honest. London can work - but mainly as value-add, or very long term. Go where the spread works. Follow yield, not headlines. (We discussed regional cities like Glasgow, Derby.) Decide your stance early. Buy / Build / Upgrade / Sell. Commit to scaling or shrinking. Act like an operator. Sell liability-heavy stock early. Buy only where pricing reflects the cost of capital. This episode is in association with (and thanks to) Lloyds. In association with: https://www.lloydsbank.com/business/industry-expertise/real-estate.html?utm_source=The+Return&utm_medium=podcast+partnership&utm_campaign=sponsored+episode Guest LinkedIn: https://www.linkedin.com/in/richard-donnell/ Host LinkedIn: https://www.linkedin.com/in/annaclareharper/

    20 min
  5. University of Cambridge Professor Colin Lizieri: Smarter Investment Decisions

    12/18/2025

    University of Cambridge Professor Colin Lizieri: Smarter Investment Decisions

    Send us a text 99% of real estate investors say the model tells the truth. But in practice, the data is messy. And the herd is loud. 3 weeks ago, I got to interview a real estate finance hero of mine: Colin Lizieri - Professor of Real Estate Finance  At the university of Cambridge. And a global authority on how markets really price risk. In 20 minutes, we dug into: → Signal vs noise Why real estate data is so unreliable  And quick checks to make sure your assumptions actually stack. → Herd-driven mispricing Real examples - pre-GFC, life sciences, “new paradigm” stories And how to tell if you’re investing on evidence or FOMO. → Bias in ICs How strong personalities bend models And simple fixes: written views before IC, a named devil’s advocate, And backtesting deals where you overruled the numbers. If you’re an institution or serious SME trying to avoid buying at the wrong price / wrong time this one’s worth a listen - link below. This episode is in association with (and thanks to) Lloyds. In association with: https://www.lloydsbank.com/business/industry-expertise/real-estate.html?utm_source=The+Return&utm_medium=podcast+partnership&utm_campaign=sponsored+episode Guest LinkedIn: https://www.linkedin.com/in/colin-lizieri-996694214/ Host LinkedIn: https://www.linkedin.com/in/annaclareharper/

    22 min
  6. How property developers make deals stack in the 2020s

    12/04/2025

    How property developers make deals stack in the 2020s

    Send us a text Most housing schemes don’t stack in this market.  Those that do get three things right. On the latest episode of The Return, Andy Garnett (CEO, Breck Homes) and Dale Parkinson (Lloyds Bank) shared what they’re seeing on schemes that actually work: - Buy smart - not late Secure land before planning (e.g. through options), or buy at a genuine discount when the timing is right (e.g. around budget changes) (For 20–30% margins vs 10% if you pay full “with planning” market price.) - Do more work upfront The best developers front-load the effort: constraints and layout, valuation feedback, historic issues, flood risk, plus sensitivities (rates, delays, costs). (All before the offer, to protect margins and avoid surprises later.) - Move fast and stand by your number In a slow market, sellers value certainty over a slightly higher price We also covered:  - Why relying on a single scheme is a silent killer for developers  - Where the best opportunities of this cycle might be Huge thanks to Andy and Dale for a rare, candid conversation - full of ideas you can apply tomorrow, not theory. Listen via link in comments This episode is in association with (and thanks to) Lloyds. In association with: https://www.lloydsbank.com/business/industry-expertise/real-estate.html?utm_source=The+Return&utm_medium=podcast+partnership&utm_campaign=sponsored+episode Guest LinkedIn: https://www.linkedin.com/in/andy-garnett-b8308414/ Host LinkedIn: https://www.linkedin.com/in/annaclareharper/

    24 min
  7. How to deliver 1,000 homes per day with Alex Notay (repeat)

    11/20/2025

    How to deliver 1,000 homes per day with Alex Notay (repeat)

    Send us a text It’s hard to make housing developments stack in today’s market. Build costs are up Policies are changing Planning is a dragging. So I asked Alex Notay - Chair of the Radix Big Tent Housing Commission and one of the most respected strategic voices in UK housing - what it really takes to deliver 1,000 homes per day. She shared the big lessons on the podcast, including: Treat housing as national infrastructure - not just a market product.Planning + policy + funding must operate as one ecosystem.Solve for delivery capability, not just land and capital.Communication matters - complexity without clarity kills momentum.The biggest risk in the sector? Unintended consequences from siloed decisions.If you’re trying to develop or retrofit UK housing over the next 2–5 years, this conversation is a powerful scene-setter - first published almost a year ago. Listen in. This episode is in association with (and thanks to) Lloyds. In association with: https://www.lloydsbank.com/business/industry-expertise/real-estate.html?utm_source=The+Return&utm_medium=podcast+partnership&utm_campaign=sponsored+episode Guest LinkedIn: https://www.linkedin.com/in/alexandranotayparr/ Host LinkedIn: https://www.linkedin.com/in/annaclareharper/

    32 min
  8. Former Homes England CEO Peter Denton CBE: How to get funded

    11/06/2025

    Former Homes England CEO Peter Denton CBE: How to get funded

    Send us a text People say the housing market is broken. Homes England aims to fix it. It touches 1 in 4 new homes. I spoke to ex-CEO Peter Denton CBE. About how developers and housing providers  Use Homes England support to build more homes. We covered:  - What it is. Who it serves. How it helps. (From grants to Compulsory Purchase powers.)  - How to frame your ask for success. (Lead with the market failure you’ll unlock.)  - How to avoid common mistakes. (Respect procurement and social impact metrics. Don’t ‘goal-seek’ viability after overpaying for land.) This episode is in association with (and thanks to) Lloyds. In association with: https://www.lloydsbank.com/business/industry-expertise/real-estate.html?utm_source=The+Return&utm_medium=podcast+partnership&utm_campaign=sponsored+episode Guest LinkedIn: https://www.linkedin.com/in/peterdenton71/  Host LinkedIn: https://www.linkedin.com/in/annaclareharper/

    21 min
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About

The Return is a podcast for property investors and developers who want to get UK housing deals done, even in a tough market. Getting homes built is harder than ever. Planning delays, rising construction costs, funding gaps and shifting market conditions stop most projects before they start. Learn from investors, developers and policymakers discussing what's happening in the UK housing market right now and how to learn from their experience. Each episode features a real life case study or topic including: planning reform, policy shifts, funding conditions, deal viability, sales, delivery challenges and measuring impact. Hosted by Anna Clare Harper, Director at Pinnacle Investments and author of three best-selling books on residential investing. Her mission is to help mobilise capital to drive the delivery of 10,000 more, better homes by 2030. Join 350,000+ listeners learning how to build, fund and deliver more, better UK housing deals.

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