Milesh and Sadie: Property Talks

🎙️ How Developers Lose Profit on Site

Most property development projects don't lose money when the deal is purchased They lose money during construction. In this episode of Milesh & Sadie Property Talks, property developer and strategic advisor Milesh Lakhani is joined by Chris Collyer, founder of Collyer Construction, to discuss the common mistakes that reduce profit, delay projectsand impact returns across property development projects. From scope creep and budgeting mistakes to poor communication, site management failures and specification decisions, this episode explores where profit reallydisappears and what successful property developers do differently to protect it. Chris brings over 20 years of experience delivering residential construction, refurbishment and property development projects across Surrey and the South East, working closely with developers, investors, architects and homeowners. 🎯 In This Episode • Why profitable property development projects still go over budget • How scope creep quietly destroys margins • The hidden cost of delays and downtime • Why communication failures become expensive • Site management mistakes developers repeatedly make • Builder and developer relationships that impact project success • How changing buyer and tenant expectations affect development decisions • What layouts, storage and flexibility mean for today's market • Over-specifying vs under-specifying developments • Why some projects sell quickly while others struggle • The role of pricing, positioning and presentation • How successful developers think about exit strategy from day one 🏗️ Key Insight Many property developers spend months analysing acquisitions and searching for opportunities. The best property developers spend just as much time thinking about delivery. The reality is that most profit isn't lost when you buy a project. It's lost during construction. Understanding how to manage costs, people, systems and expectations throughout a property development project is often what separates successful developers fromstruggling ones. 🔥 Property Development Myths We Challenge ❌ Bigger always means better ❌ Expensive automatically means desirable ❌ Open-plan solves everything ❌ Luxury specification always creates value 📩 Developer Hot Seat "We're midway through a refurbishment and costs keep climbing. At what point do you stop upgrading and start protecting profit?" Milesh and Chris discuss how experienced property developers approach this decision and where they draw the line between adding value and destroying margin. About Chris Collyer Chris Collyer is the founder of Collyer Construction, a Surrey-based construction company specialising in residential renovations, extensions, new builds and property development projects. Having worked alongside developers,investors and homeowners for many years, Chris has a unique perspective on what causes projects to succeed, stall or go over budget. 🔗 www.collyerconstructionltd.co.uk [http://www.collyerconstructionltd.co.uk/] Learn More Milesh LakhaniProperty Developer, Strategic Advisor & Founder of The Property Edgewww.mileshlakhani.com [http://www.thepropertyedge.co.uk/] Sadie PizzeyInterior Designer & Founder of Sadie Pizzey Interiorswww.sadiepizzeyinteriors.com [http://www.sadiepizzeyinteriors.com/] Follow Milesh & Sadie Property Talks for weekly conversations on property development, property investing, design, construction and the decisions that drive successful property projects.

Property Development Has Changed. Have You? | Better Property Decisions Ep.1

In today's UK property market, the rules have changed. Higher interest rates, rising build costs, tighter margins and changing buyer expectations mean property developers, property investors and homeowners can nolonger rely on the strategies that worked in the past. In this episode of Milesh & Sadie Property Talks, property developer and strategic advisor Milesh Lakhani and interior designer Sadie Pizzey discuss how successful developers are adapting to today's market and why better propertydecisions matter more than ever. You'll learn: • Why the era of easy profits in property development is over• How rising costs are impacting property investors and developers• Why commercial thinking is becoming more important than finding deals• How buyer and tenant expectations have evolved• Why design is becoming a competitive advantage• What developers need to do to remain profitable in a changing market Debate Segment What will matter most over the next five years: • Better deals?• Better design? • Better decision-making? Investor Hot Seat "I've completed a few profitable projects and built some momentum, but the market feels very different now. If I want to stay successful over the next five years, what should I stop doing, start doing and double down on?" Whether you're a property developer, property investor, landlord, renovator or homeowner, this episode will help you navigate the changing UK property market and make smarter property decisions. Learn more: Milesh Lakhani → www.mileshlakhani.com [http://www.thepropertyedge.co.uk/] Sadie Pizzey Interiors → www.sadiepizzeyinteriors.com [http://www.sadiepizzeyinteriors.com/] Follow Milesh & Sadie Property Talks for weekly conversations on property development, property investing, design, strategy and building better property businesses.

🎙️ EPISODE 6 Should You Convert to an HMO? | UK Property Strategy

Should you convert your property into an HMO in the UK? Higher income can be attractive — but it comes with increased complexity, regulation, and management. In this episode, Milesh Lakhani and Sadie Pizzey break down whether converting to an HMO is the right move in today’s UK property market. We cover:• Cashflow vs management intensity• Planning, licensing, and compliance• Reconfiguration and refurbishment costs• Tenant demand and location suitability From a design perspective, we explore what separates average HMOs from high-performing ones — and how layout, space, and quality directly impact tenant experience, retention, and long-term returns. Key insight: HMOs don’t perform because they fit more people in — they perform because they’re designed better. Essential listening for landlords and property investors considering HMOs. Learn more:Milesh Lakhani → www.mileshlakhani.com [http://www.thepropertyedge.co.uk/]Sadie Pizzey → www.sadiepizzeyinteriors.com [http://www.sadiepizzeyinteriors.com/]

EPISODE 5 Good Deal vs Perfect Deal | UK Property Investing

EPISODE 5 Good Deal vs Perfect Deal | UK Property Investing Are you waiting for the perfect property deal and getting nowhere? Many property investors don’t lose money through bad decisions. They lose years by not acting at all. In this episode, Milesh Lakhani and Sadie Pizzey break down how to identify a good property deal in the UK market and why chasing perfection often leads to missed opportunities. We cover: • The difference between a good deal and a perfect deal• The risks of over-analysing property opportunities• When to act — and when to walk away• How progress creates clarity in property investing From a design perspective, we explore how value is often hidden in poor layouts, dead space, and overlooked potential. Key insight:You don’t find the perfect deal — you design it. Ideal for property investors who feel stuck analysing deals without moving forward. Learn more: Milesh Lakhani → www.mileshlakhani.com [http://www.thepropertyedge.co.uk/] Sadie Pizzey → www.sadiepizzeyinteriors.com [http://www.sadiepizzeyinteriors.com/]

Invest Locally or Go Further Away? | UK Property Strategy

Should you invest in property locally — or go where the numbers work best? Many UK property investors stay close to home for convenience, but the strongest opportunities aren’t always nearby. In this episode, Milesh Lakhani and Sadie Pizzey explore the trade-offs between local and remote property investing. We cover: • Local knowledge vs wider opportunity• Income vs capital growth strategies• Risks of investing at a distance• Why your team matters more than postcode From a design perspective, we break down how distance impacts control, execution, and ultimately the value you create in a project. Key insight:You don’t lose value on big decisions — you lose it in the small details you didn’t control. Ideal for investors looking to scale or expand beyond their local area. Learn more: Milesh Lakhani → www.mileshlakhani.com [http://www.thepropertyedge.co.uk/]Sadie Pizzey → www.sadiepizzeyinteriors.com [http://www.sadiepizzeyinteriors.com/]