012 Screw New Year's Resolutions

015 Design That Pays: Architecture, Interiors & GDV with Ben Richards

Ben Richards — Masters degree in Architectural Engineering, founder of Aura Architecture & Interiors, and co-host of the XP Property Podcast — joins us to break down what great design actually does for your numbers. What we cover: * What most SME developers still get wrong about architects and design * The fundamentals that never change, no matter the scale of the project * Exactly how Aura works with clients — from brief to build * Whether premium design and interiors genuinely moves GDV, and by how much * How to select finishes — and how to avoid the "expensive reno, boring result" trap * A real-world cost and timeline breakdown: rear extension, skylights, kitchen, interiors * What Ben has learned from XP Property Podcast guests that changed how he operates * What UK developers should actually be paying attention to right now Our companies: * ZEN Stays — £1.1m annual turnover through Serviced Accommodation * ZEN Properties — £1m+ assets with £500k own equity * ZEN Properties Podcast — real conversations on building cashflow + wealth through UK real estate Sponsorship: * This episode is brought to you by ZEN Properties. * We develop and convert property across the UK. * Investors earn 10-15% annual, asset-backed. * Find out more: zenproperties.uk [http://zenproperties.uk]

014 Derelict cottage conversion to holiday let

We turned a derelict cottage into a high-end holiday let — and the numbers might surprise you. What we cover: • Full acquisition breakdown (£543k purchase) • Build cost reality (£430k+ SOW) • Finance costs over 10–12 months • Total project cost: £1.15m+ • Conservative vs expected exit scenarios • 75% LTV refinance strategy • £36k–£42k annual net profit projections • 13.5% vs 29% yield explained • What nearly went wrong • Why design and positioning change everything Our companies: * ZEN Stays — £1.1m annual turnover through Serviced Accommodation * ZEN Properties — £1m+ assets with £500k own equity * ZEN Properties Podcast — real conversations on building cashflow + wealth through UK real estate Sponsorship: * This episode is brought to you by ZEN Properties. * We develop and convert property across the UK. * Investors earn 10-15% annual, asset-backed. * Find out more: zenproperties.uk [http://zenproperties.uk]

013 Master HMOs – Central Suites Style

Most HMOs are average. Central Suites aren't. In this episode, Jack and Rob break down how they build design-led co-living homes that young professionals actually choose — and how they scale without chaos. What we cover: * What Central Suites really is (beyond "just HMOs") * The brutal lessons from their first property * How they split roles and run multiple businesses * The exact tenant profile they target — and who they avoid * What actually makes tenants stay longer * How they stage rooms to outperform the local market * Pricing strategy: why they charge more and still fill fast * Their full HMO launch process: buy → finance → planning → compliance → build → operate * Arrears, evictions and early red flags * Whether HMOs are still worth it in 2026 Our companies: * ZEN Stays — £1.1m annual turnover through Serviced Accommodation * ZEN Properties — £1m+ assets with £500k own equity * ZEN Properties Podcast — real conversations on building cashflow + wealth through UK real estate Sponsorship: * This episode is brought to you by ZEN Properties. * We develop and convert property across the UK. * Investors earn 10-15% annual, asset-backed. * Find out more: zenproperties.uk [http://zenproperties.uk]

012 Screw New Year's Resolutions

This episode is a no-BS portfolio and business update — what's working, what's breaking, and what we're changing going into 2026. What we cover: * Real portfolio updates from Mawsley, Cotswolds and Swadlincote * What actually rents fast vs what looks good on paper * Lessons from being £70k over budget (and how it could've been avoided) * Why we're restructuring our serviced accommodation businesses * ZEN Management: what it is and why we're launching it * Why New Year's resolutions are mostly a lie — and what to do instead * Reducing expensive debt without killing momentum * Getting clarity on A&L, P&L and forecasts (without accountant shock) * Systemising businesses so they run without you * Outsourcing when you think you can't afford to * How we're planning to retain more assets and finish more projects Our companies: * ZEN Stays — £1.1m annual turnover through Serviced Accommodation * ZEN Properties — £1m+ assets with £500k own equity * ZEN Properties Podcast — real conversations on building cashflow + wealth through UK real estate Sponsorship: * This episode is brought to you by ZEN Properties. * We develop and convert property across the UK. * Investors earn 10-15% annual, asset-backed. * Find out more: zenproperties.uk [http://zenproperties.uk]

011 SAP, EPCs & Building Regulations Explained

Most property projects don't fail on bricks and mortar — they fail on compliance, energy performance, and details developers underestimate. In this episode, we sit down with Productive Energy [chatgpt://generic-entity?number=0] founder Nate to demystify SAP, EPCs, ventilation, airtightness, and sound testing — and show you how to get them right first time. What we cover: * What SAP assessments really are — and why they matter more than most developers think * The biggest EPC killers in refurbishments, HMOs, and conversions * SAP Design vs SAP As-Built (and why missing documents can cost you money) * Easy, low-cost upgrades that have the biggest EPC impact * Ventilation mistakes that lead to mould, complaints, and failed inspections * Airtightness tests explained simply (and how not to overdo it) * Why sound tests fail — and proven acoustic build-ups that pass * What's unique (and risky) about commercial-to-residential compliance * How poor early design decisions massively increase costs later * How to avoid retests, delays, and Building Control nightmares * The paperwork every developer must collect during a project * The biggest EPC myths developers still believe Our companies: * ZEN Stays — £1.1m annual turnover through Serviced Accommodation & property management * ZEN Properties — £1m+ assets with £500k own equity * ZEN Properties Podcast — real conversations on building cashflow + wealth through UK real estate Sponsorship: * This episode is brought to you by ZEN Properties. * We develop and convert property across the UK. * Investors earn 10-15% annual, asset-backed. * Find out more: zenproperties.uk [http://zenproperties.uk]