In this episode of the Scottish Property Podcast, Fraser Kelly, founder of Kelly Residential, returns to break down the current state of the UK and Scottish property market in early 2026.

The conversation dives into falling mortgage rates, shifting buyer demand, rental market normalisation, and how AI is beginning to reshape property search and estate agency. Fraser also shares key insights on Making Tax Digital and what it means for landlords moving forward.

📊 Economic & Mortgage Market Update

• UK inflation has fallen to 3%, signalling easing economic pressure

• Unemployment has risen to 5.2%, increasing the likelihood of rate cuts

• Strong expectation of a base rate drop from 3.75% to 3.5%

• SONIA swap rates are falling, with sub-4% mortgage deals returning

• Lenders are becoming more competitive, with lower fees and better products emerging

🏡 Scottish Property Market Performance

• Scotland annual price growth: +4.9% (vs UK 2.4%)

• Average property price: £191,000

• Scotland currently outperforming the UK by more than 2x

Top performing areas:

• South Lanarkshire: +10.3%

• North Lanarkshire: +9.4%

High-demand locations include:

• Motherwell

• Glasgow

• Paisley

• Falkirk

• Kirkcaldy

➡️ Demand is shifting toward commuter towns and more affordable areas

👀 Buyer Demand & Market Behaviour

• Properties receiving 30–40+ enquiries per listing

• First-time buyers are returning but still facing affordability challenges

• Offers of 20%+ over Home Report still common in hotspots

• Example: A Battlefield flat sold 24% over Home Report

🏠 Rental Market Trends

• Average rent in Scotland: £1,021/month

• Rental growth slowed to +2.6% (down from 11.7% peak in 2023)

Why demand is cooling:

• Fewer international students

• Increase in purpose-built student accommodation

• More renters transitioning into homeownership

➡️ Key takeaway: The market is normalising, not crashing

🧾 Making Tax Digital (Landlords)

• Starts: April 6, 2026

• Applies to landlords earning £50,000+ gross rental income

New requirements:

• Quarterly reporting to HMRC

• Digital accounting software required

• Full digital record keeping

⚠️ Likely impact:

• Increased costs for smaller landlords

• Potential exit of accidental landlords

• Further tightening of rental supply

🤖 AI & The Future of Property Search

• AI-powered search tools are being integrated into property platforms

• Buyers can search using natural language queries

• Image recognition and digital staging tools becoming more common

However:

• 96% of enquiries still come from traditional portals

• AI adoption expected to be gradual

💡 Key insight:

• Personal branding and trust will become even more important as AI levels the playing field

💡

🔍 Episode Highlights

🛢️ Aberdeen: The Oil Capital Effect

• ​Aberdeen’s rapid growth in the 70s–80s was driven by oil wealth and international investment
• ​The city became known as the “Oil Capital of Europe”
• ​Property prices have always been closely tied to oil jobs, investment, and global markets

📉 The Reality of Market Cycles

• ​The 1983 crash saw oil fall to $16/barrel
• ​Homeowners were forced to hand keys back to banks during mass job losses
• ​Similar downturns have occurred roughly every decade
• ​Post-2014 crash:

◦£120K flats dropping to £40–50K

◦Thousands of job losses and outward migration

🏠 Brian’s Early Property Wins

• ​Bought a semi-detached house for £42,000 in 1987
• ​Sold 3 years later for £61,500 (~50% uplift)
• ​Built his own home in Cults:

◦Total cost: £135,000

◦Revalued at £175,000 on completion

🧱 Building a Portfolio Later in Life

• ​Began serious investing around 2020 (age ~60)
• ​Now owns:

◦17 properties

◦15 Buy-to-Lets

◦2 Serviced Accommodation units

• ​Recently acquired a 6-unit portfolio block

⚖️ Buy-to-Let vs Serviced Accommodation

• ​Selling 2 SA units could release ~£40K equity
• ​That could fund 4–5 Buy-to-Lets
• ​Estimated returns:

◦BTL: ~£250/month each → ~£15K/year

◦SA: ~£18K/year but less stable

• ​Key insight: “If your SA is empty, it’s empty. Five BTLs — most are still paying.”

🎯 Investing for the Long Term

• ​Original goal: replace income and preserve pension
• ​Now focused on:

◦Building generational wealth

◦Passing assets to his son

◦Using a company structure for tax efficiency

In this episode of the Scottish Property Podcast, we’re joined by Adam Newlands, a 26-year-old accountant who rebuilt his finances and went on to build a 13-property portfolio after losing £30,000 in his early 20s.Adam shares a brutally honest account of how chasing “rent-to-rent” opportunities in England — influenced by online algorithms and high-profile property education — led to financial losses, compliance issues and hard lessons. But instead of quitting, he regrouped, refocused on Aberdeen, and built a sustainable business through deal sourcing and disciplined investing.This is a powerful conversation about resilience, accountability and why local knowledge always beats hype.

🔑 Key Highlights

💼 From Apprenticeship to Investor

• Completed a modern apprenticeship with a large chartered accountancy firm in Elgin.

• Qualified as an accountant before seriously pursuing property.

• Took a different route from the common offshore career path in his hometown.

💸 The £30,000 Lesson

• Invested in rent-to-rent service accommodation in Margate and Bath.

• Projected £200 nightly rates turned into £90 realities.

• Faced significant monthly losses and compliance issues.

• Lost approximately £30,000 of personal savings by age 22.

• Learned the dangers of relying on online “guru” projections without local knowledge.

🔄 The Pivot

• Sought local, in-person education in Aberdeen.

• Prioritised community and accountability over remote training.

• Switched focus to deal sourcing to generate upfront capital.

🏘️ Aberdeen Opportunity

• Identified strong opportunities in the Aberdeen flat market.

• Secured their first profitable deal on Jasmine Terrace for a £1,500 fee.

• Built momentum by finding credible deals first — then matching them with clients.

🚀 Portfolio Growth

• Reinvested profits strategically.

• Built to 13 properties by age 26.

• Used early failure as fuel rather than an excuse to quit.

In this episode of the Scottish Property Podcast, Nick and Steven sit down with Scott Miller, founder of Miller Estate Agents, for a no-holds-barred conversation about the reality of the estate agency industry, how it’s changing, and what sellers and buyers should actually be paying attention to.

Scott shares his journey from dropping out of university, to cutting his teeth in a corporate agency environment, becoming a top performer at Purplebricks, and eventually walking away from six-figure earnings to launch his own independent agency built around trust, service, and transparency.

This episode pulls back the curtain on the parts of estate agency most people never see — from upsells and awards, to commission pressure, portals, and the growing role of AI.

Scott explains how he entered the industry after leaving university, starting out at a family law firm–linked estate agency.
Over four years, he learned prospecting, valuations, and negotiation in a highly corporate environment — gaining volume experience but also seeing the limitations of the model.

🎙️ Episode Highlights:

🚪 Breaking Into Estate Agency

Joining Purplebricks in 2017, Scott arrived during its peak as a major industry disruptor.

At just 27 years old, he was earning over £130,000 per year, handling extreme volume:

• 70–80 valuations per month

• 50–60 live sales

• Supported by a wider team

However, the business model shifted — moving from a self-employed, high-reward structure to a salaried employed model with reduced earning potential, prompting Scott to reassess his future.

🚀 The Purplebricks Years

Scott made the leap to start Miller Estate Agents on just two weeks’ notice.

His approach was intentionally different:

• A personal agency model

• Only 6–10 clients per month

• Direct contact with Scott from valuation to completion

🏗️ Launching Miller Estate Agents

The goal was simple: deliver a better service by avoiding volume overload.

Scott lifts the lid on industry practices many sellers aren’t aware of:

• Some corporate firms make more profit from mortgage referrals than from selling homes

• This can create conflicts of interest when advising buyers and sellers

• Commission pressure can lead to overpricing just to win instructions

⚠️ The Shadier Side of Corporate Estate Agency

Scott is openly critical of industry awards where agents must pay thousands for tables and sponsorship to “win”.

He describes them as:

• Misleading marketing

• A racket that doesn’t reflect real service quality

• Designed to impress consumers who don’t know how they work

Scott argues the industry needs stronger regulation:

• To stop underqualified people entering estate agency

• To prevent agents racing to the bottom on fees

• To protect consumers from poor advice and service

🤖 The Future of Property & AI

Looking ahead, Scott discusses how AI could reshape property search, potentially allowing buyers to search across all agent websites using detailed criteria — reducing reliance on portals like Rightmove.

That said, he’s clear: agents still need to be where the buyers are, and for now, that means the major portals — with social media acting as a powerful supporting tool, not a replacement.

Episode OverviewIn this episode of the Scottish Property Podcast, we’re joined by Mark Shanta, property expert, letting agent, and returning guest, for a deep dive into the Scottish property market at the start of 2026.Together, we unpack what’s really happening across sales, rentals, tax policy, and regulation — cutting through the noise to give landlords, investors, and property professionals a clear, on-the-ground view of where the market stands and what’s coming next.From flatlining rents and budget uncertainty, to Aberdeen’s standout performance and the rise of alternative investments like paddle courts, this episode is packed with insight you can actually use.

🔍 Episode Highlights

🏘️ Market Sentiment Across Scotland

• Glasgow sales market remains steady but not buoyant
• Standard stock continues to sell, while standout properties still attract closing dates and multiple offers
• City-centre flats face more resistance compared to well-located suburban homes

💷 Rental Market Update

• Scottish rents have largely levelled off, signalling the end of the post-COVID surge
• Glasgow rents increased by just 0.6%, while Dundee saw a correction, with rents falling
• Rising supply, affordability ceilings, and wage pressure are now capping rental growth

🧾 Scottish Budget & Tax Updates

• Additional Dwelling Supplement (ADS) remains at 8%, despite rumours of a rise to 10%
• New Council Tax Bands I & J (for £1m+ and £2m+ properties) set to begin in April 2028
• Ongoing uncertainty around a potential 2% landlord income tax increase in 2027/28

📊 Smart Tax & Pension Planning

• Mark shares how SASS pensions can be used to offset corporation tax
• Directors can invest up to £60,000 per year, retaining profits within the business
• A powerful strategy for long-term planning when used correctly

📈 Investment Opportunities to Watch

• Paddle courts emerging as a fast-growing niche, especially in Glasgow — but roof height is critical
• Aberdeen highlighted as one of the strongest investment locations in the UK, offering high yields and early signs of capital recovery

⚖️ New Regulations: Awaab’s Law

• New landlord obligations around damp and mould, with stricter investigation and repair timelines
• Emphasis on documentation, response times, and proactive property management
• A major shift landlords need to prepare for ahead of expected implementation in late 2026

In this episode of the Scottish Property Podcast, Nick and Steven are joined by John and Luis from Prime Property Auctions to break down how their business has scaled rapidly, why auctions are becoming the go-to exit strategy for many landlords, and what really drives seller decisions in today’s market.

They reflect on a standout year for the business, discuss the realities behind auction volumes and growth, and lift the lid on the marketing, sales psychology, and lead-tracking systems that underpin their success. This episode offers a practical, behind-the-scenes look at how a modern auction house operates — and how investors can plug into it.

🎙️ Episode Highlights:

📈 2025 Performance & Business Growth

• John and Luis recap a strong year for Prime Property Auctions, with the business doubling in size and revenue compared to 2024.
• While monthly sales volumes naturally fluctuated, they achieved a record 38 completed sales in a single month, highlighting both demand and operational capacity.

📺 Why Prime Property Auctions Went Big on Marketing

• A major theme of the episode is their deliberately aggressive marketing strategy.
• The team explains why they invested in STV television advertising, alongside Facebook and online ads, to build brand credibility and trust with sellers at scale — particularly landlords who may not respond to traditional investor outreach.

📊 Tracking Leads From First Click to Sale

• John and Luis outline how they use QR codes, attribution tools, and tracking software such as Hyros to understand exactly where leads originate.
• This allows them to confidently measure ROI across TV and digital channels and double down on what actually converts into completed sales.

🧠 Founder-Led Trust & the Power of Personal Brand

• Luis explains that as AI and automation level the playing field, service delivery alone is no longer enough.
• People want to deal with real people they trust, especially when selling a property under pressure — making personal brand and visibility increasingly important.

📞 Sales Psychology: Speed Beats Negotiation

• The team stress that conversion isn’t about haggling on price — it’s about solving the seller’s problem.
• Speed is critical: Prime Property Auctions aim to contact new leads within one minute, dramatically increasing conversion rates.

🧲 Lead Generation for Investors With Time, Not Money

• John shares a practical tactic for beginners.
• A low-cost way to learn the market and generate income.

In this episode of the Scottish Property Podcast, Steven is joined by Fraser Walsh, an architect with over 20 years’ experience and co-founder of W9 Architects, to explore what really happens when investors move beyond buy-to-let and into commercial property and complex conversions.

Fraser shares a behind-the-scenes look at commercial-to-residential projects, planning risk, listed buildings, and why even seasoned investors can get caught out when scaling up. Drawing on his experience working with major housebuilders, Scottish Government, and his own property investments, Fraser explains how projects can be de-risked, phased, and structured to stack up financially.

This episode is packed with practical insight for investors looking to move into commercial conversions, apart-hotels, guest houses, and mixed-use projects — and avoid expensive mistakes along the way.

Episode Highlights:

• Why commercial conversions are a completely different challenge from buy-to-let

• The biggest risks investors underestimate when scaling up

• How to buy property subject to planning to reduce exposure

• Planning vs building warrant: what really causes delays and cost overruns

• Fire safety, sprinklers, sound insulation, and compliance costs explained

• How to assess whether a commercial building is viable — or a deal-breaker

• The importance of phasing developments to create early cash flow

• Lessons from large housebuilders that property investors can apply

• How networking accelerates learning and unlocks unexpected opportunities

In this episode of the Scottish Property Podcast, Kyle Black returns one year after his last appearance to share what has been a transformational 12 months for his property business, BLK. Kyle breaks down how he scaled rapidly, built an integrated “one-stop shop” model for investors, and why accountability, transparency, and long-term relationships sit at the core of everything he does.

This episode is a deep dive into real portfolio growth, business structure, and what it actually takes to scale sustainably in today’s market.

🚀 Rapid Portfolio Growth in Just 12 Months

-Kyle reveals that he and his business partner, Mark, acquired 21 properties in a single year, taking their total portfolio to 29 units.

-Major acquisitions include a £2.2 million HMO portfolio in Glasgow’s West End and a block of nine flats in Helensburgh.

-Kyle explains the operational challenges that come with scaling at speed and why systems become non-negotiable.

🏢 Building BLK as a One-Stop Shop for Investors

-BLK has evolved from a sourcing business into a fully integrated group offering property sourcing, lettings, and a traditional estate agency.

-The aim is to support investors end-to-end — from acquisition to management to refinance.

-Kyle also shares plans to eventually add a mortgage brokerage to complete the full investor journey.

🔁 Focusing on Long-Term Investor Relationships

-Rather than selling one-off deals, BLK works with investors looking to scale large portfolios.

-Kyle explains how sourcing, letting, and refinancing under one brand creates alignment and long-term trust.

-This approach allows BLK to grow alongside its clients.

📋 Accountability Through Lettings

-Launching a letting agency was a deliberate move to increase accountability.

-By managing the properties he sources, Kyle ensures that rental figures and valuations quoted upfront are realistic and achievable.

-This removes the temptation to oversell deals just to win business.

🤝 Clear Roles Within the Business Partnership

-Kyle positions himself as the face of the brand and lead generator, focusing on relationships and growth.

-His partner, Mark — an accountant by trade — handles the financial modelling, numbers, and operational detail.

-The clarity of roles has been key to scaling efficiently.

🏠 Innovative Staging Partnership

-Kyle recently partnered with Ellie Black to offer a flexible staging solution for developers.

-Staging and estate agency fees can be deferred until the property sells, easing cash flow during refurbishments.

-The goal is to maximise sale prices without increasing upfront pressure.

🤖 AI, Technology & the Future of Property

-Kyle discusses the role of AI in modern property businesses, including AI receptionists to handle high volumes of tenant calls.

-He also touches on virtual staging tools like “nano banana”, while explaining why physical staging still wins during viewings.

🔍 Radical Transparency in Property Management

-BLK’s letting agency operates with full transparency, using an online maintenance portal.

-Landlords can view videos of reported issues and see actual contractor invoices, not estimates.

-Kyle believes transparency is essential for trust at scale.

🧠 Modest Living & Reinvesting for Growth

-Despite rapid success, Kyle avoids lifestyle inflation.

-He continues to live in a one-bedroom flat, reinvesting profits back into the business.

-Luxury cars and flashy offices are avoided in favour of sustainable, long-term growth.