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.

🎙️ Episode Highlights

🌍 From the Shetland Islands to Scaling a Business

-Gavin shares what it was like growing up in the Shetland Islands and why leaving at 18 was almost inevitable if he wanted to build a business.

-With limited local opportunities and a strong entrepreneurial drive, he moved south and began experimenting with online ventures early on.

-Those early years laid the foundations for a mindset focused on independence, problem-solving, and long-term thinking.

🏗️ Building Yatter to Sell — Not to Be the Face of It

-After years of growing a personal brand, Gavin made the strategic decision to build Yatter as a business that could be sold without him.

-He deliberately separated himself from the brand, focused on systems and processes, and avoided relying on his own profile to win work.

-Every decision — from hiring to operations — was made with exitability in mind.

👥 Hiring, Culture & Scaling to a 12-Person Team

-Yatter grew methodically from a one-man band to a 12-person agency without external investment.

-Gavin discusses why he often hired for attitude over experience and trained people internally.

-He challenges the idea that culture is “values on a wall”, explaining that real culture is behaviour, energy, and how people feel walking into the office.

🌐 The “Halo Effect” of Long-Term Marketing

-Some of Yatter’s best clients didn’t convert for months — sometimes over a year — after first seeing ads.

-Gavin describes the “halo effect”, where repeated exposure builds familiarity and trust long before a buying decision is made.

-He explains why attribution is often misleading and why not everything that works can be tracked perfectly.

🤖 AI, Personal Branding & Cutting Through the Noise

-As AI-generated content explodes, Gavin believes personal branding is becoming more important, not less.

-People are increasingly drawn to real voices, real experiences, and genuine opinions.

-He shares how he uses AI as a thinking partner, productivity tool, and decision aid — while warning against relying on it to replace authenticity.

💼 Selling Yatter — A One-Year Exit Process

-Gavin walks through the reality of selling an agency, from hiring M&A advisors to packaging the business for buyers.

-The deal took a full year and was completed one minute before midnight ahead of major tax changes.

-He reflects on the emotional toll of the process and the relief that came with finally closing the deal.

🏡 Property, Wealth & Why Business Came First

-Although Gavin successfully renovated and flipped several properties, he chose not to scale a large portfolio.

-He explains why, for him, capital and energy delivered better returns inside a business than in property.

-Property became a wealth preserver rather than a growth vehicle — a strategic decision based on skillset and time.

🧠 Life After Exit, Identity & What’s Next

-After stepping away completely, Gavin shares the unexpected challenge of redefining identity without a business to run.

-He talks openly about slowing down, spending time with family, and reintroducing sport and balance into daily life.

-The episode closes with a look ahead to his next venture — a tech-led healthcare business built around solving real-world problems.

In this episode of the Scottish Property Podcast, Nick and Steven jump on the mics for a no-guest, no-filter conversation covering what they’re seeing right now in the Scottish property market.

From landlord sentiment and ADS frustrations, to interest rates, buyer behaviour, tenanted sales, and why so many people are quietly exiting the sector, this episode is a candid market update based on real conversations with investors, agents, and landlords across Scotland.

It’s an honest, boots-on-the-ground discussion about what’s actually happening — not what headlines or politicians claim is happening.

🎙️ Episode Highlights:

📊 What’s Really Happening in the Scottish Property Market
-Nick and Steven discuss how the market feels on the ground versus what’s reported in the media.
-While demand is still strong in certain areas, confidence among landlords has clearly shifted.
-Many investors are sitting on their hands, waiting for clarity around legislation, rates, and long-term direction.

🏘️ Why So Many Landlords Are Selling Up
-The guys unpack the growing number of landlords choosing to exit — not because property has “failed”, but because the rules keep changing.
-ADS, tax pressure, compliance fatigue, and uncertainty are pushing small landlords to cash out.
-This is especially true for older landlords who didn’t plan for constant legislative change.

💷 Interest Rates, Stress Tests & Affordability
-Discussion around how higher interest rates have changed deal analysis.
-Stress testing is now non-negotiable — thin-margin deals no longer stack up.
-Nick and Steven explain why yield matters more than ever, and why “hoping rates fall” isn’t a strategy.

⚠️ The Ongoing ADS Problem
-ADS continues to distort the market, especially for portfolio landlords.
-The hosts explain how ADS discourages purchases of tenanted and empty homes — exactly the opposite of what’s needed to improve supply.
-They highlight how simple policy tweaks could unlock thousands of properties without costing the government much at all.

🏠 Selling Tenanted Properties: The Reality
-Nick and Steven talk openly about the challenges landlords face when selling with tenants in situ.
-Poor presentation, lack of documentation, and unrealistic pricing are common mistakes.
-They also explain why specialist agents and realistic expectations are crucial in this part of the market.

🧠 Why Education and Adaptability Matter More Than Ever
-Those still doing well in the market are the ones adapting — not complaining.
-The hosts stress the importance of understanding different strategies, cashflow models, and exit options.
-Standing still in today’s market is effectively moving backwards.

🗣️ Online Noise vs Real Life
-Nick and Steven touch on how social media outrage and comment sections don’t reflect reality.
-Most successful investors are quietly getting on with it, adjusting their models, and making rational decisions.
-The loudest voices online are often the least active in the market.

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In this episode of the Scottish Property Podcast, Nick and Steven are joined by Russel Godferry, a hands-on property investor who shares an honest account of navigating the realities of property investing through changing market conditions, COVID disruption, and shifting tenant behaviour.

Russel talks openly about lessons learned from deals that didn’t go to plan, how his strategy evolved over time, and why resilience, adaptability, and realistic expectations matter far more than hype. This episode is a grounded, experience-led conversation that cuts through “Instagram property” and focuses on what actually happens once you’re in the game.

🎙️ Episode Highlights

🏠 Getting Started in Property — And the Reality Check
Russel shares how he entered property investing with optimism, only to quickly realise that real-world property is far messier than most online success stories suggest.
Early assumptions were tested once properties were live, tenants moved in, and unexpected costs appeared.

🦠 The Impact of COVID on Property Plans
Like many investors, Russel saw plans disrupted almost overnight during COVID.
The episode explores how lockdowns, uncertainty, and tenant issues forced rapid decision-making — and why flexibility became essential for survival.

📉 When Deals Don’t Perform as Expected
Russel speaks candidly about properties that underperformed and why projected numbers often fail to reflect reality.
Void periods, maintenance, rent collection issues, and management challenges all played a role.

🧠 Learning the Hard Way — Then Adapting
Rather than quitting, Russel adjusted his approach.
The conversation highlights the importance of learning from mistakes, reassessing assumptions, and not blindly copying strategies that worked for others in different markets or cycles.

👥 Tenants, Communication & Expectations
A strong focus is placed on tenant relationships and communication.
Russel explains how misunderstandings, poor alignment, or lack of boundaries can quickly turn a “good deal” into a stressful one.

📊 Why Numbers on Paper Aren’t the Whole Story
Nick and Steven dig into why spreadsheet deals can look brilliant but still fail in practice.
Operational reality, personal capacity, and tolerance for stress matter just as much as yield.

🗣️ Honesty vs Hype in Property Education
The episode challenges overly polished property narratives online.
Russel’s experience reinforces that property success is rarely linear — and setbacks are normal, not failure.

In this episode of the Scottish Property Podcast, Nick and Steven sit down with Clark Adam, a 69-year-old property investor with one of the most fascinating life stories ever featured on the show. From growing up as a self-confessed “Ned” in Glasgow’s Cardonald, to joining the army at 15, to spending 25 years overseas protecting UK diplomats in some of the world’s most dangerous countries — Clark’s journey is anything but ordinary.

After realising his pensions wouldn’t cover retirement, Clark began investing in buy-to-lets in 2008. Fast forward to today, he owns a high-cashflow portfolio in Montrose, earns close to £10,000 per month, and is part of an elite property group where only investors netting over £100k annually are allowed in. His favourite strategies now include serviced accommodation, long-term corporate lets, purchase with delayed completion, and upcoming moves into M&A and hotels.

This episode is packed with wisdom, wild stories, and truly unique insights into risk, discipline, and building wealth later in life.

🎙️ Episode Highlights

🌟 From Glasgow “Ned” to Army Captain
Clark grew up in Cardonald as part of the local gang “The Cardi”.
Joining the army at 15 became his escape route — providing discipline, structure, and strong role models.
He went on to become the Army Junior Squash Champion, played for the army, and was later sponsored for Sandhurst.
A 14-week pre-Sandhurst programme taught him etiquette, culture, and public speaking — all funded by the taxpayer.

🏘️ Starting Property to Fix a Pension Gap (2008)
Clark began buying affordable buy-to-lets in Montrose, identifying early growth potential due to the deep-sea port and new bypass to Aberdeen.
Properties were purchased for around £60,000, but early returns (£250–£300/month) weren’t enough — triggering his shift into property education.

📚 £40,000+ Invested in Property Education
Clark completed high-level training including Simon Zutshi’s masterminds.
He believes every penny (plus the travel and hotel costs) has been worth it.
Education accelerated his income from accidental landlord…
…to joining a club where members must net £100k per year.

🏠 Serviced Accommodation & 5–10 Year Corporate Contracts
Serviced accommodation became Clark’s strongest strategy:
One 3-bed Montrose property bought for £68,000 now earns £3,500 per month from wind farm contractors.
He prefers long-term contracts with contractors, social housing providers, and insurance companies to eliminate tenant turnover.
All his properties sit within the same DD10 8 postcode, making management effortless through his own local team.

⚡ Why Montrose Is a Hidden Investment Goldmine
Montrose is now a major hub for the North Sea wind sector.
The construction of 72 new wind farms (Inchcape) brings huge contractor demand.
Many workers prefer Clark’s properties over hotels for comfort and space — a major competitive advantage.

🔧 Other Strategies: Rent-to-SA, Lease Options & PDC
Clark has completed:
• rent-to-SA
• converting BTLs into SA
• purchase with delayed completion (PDC) — Scotland’s version of a lease option
With PDC deals, he controls and refurbishes properties before final purchase.

💰 The £100k Club — and Next Goal: £200k
Clark currently nets around £9,444 per month, slightly below £100k due to rising interest rates.
His next milestone?
The £200k Club, achieved through scaling serviced accommodation and long-term corporate leases.

🏨 Next Moves: Hotels, Blocks of Flats & M&A
Clark is now eyeing larger acquisitions, including:
• hotels
• blocks of flats
• major M&A opportunities in Scotland and England
He’s inspired by peers already doing multimillion-pound deals.

In this episode of the Scottish Property Podcast, Scott sits down with Portolio — Scotland’s specialist estate agency dedicated to selling tenanted properties. Since 2017, Portolio has carved out a unique position in the private rented sector by staying niche, focusing solely on tenant-in-situ sales, and championing transparency across the industry. In this conversation, Portolio breaks down how the market has shifted in 2025, why so many long-term landlords are exiting, and what serious investors truly look for today. From yields 📈 and fixed pricing, to MDR savings 💷, portfolio deals 🏘️ and industry ethics, Portolio gives a clear and honest look at what “fair sale price” means in the current market.

🎙️ Episode Highlights

🏡 How Portolio Built a Niche in Tenanted Property Sales

• Launched in 2017 when tenant-in-situ sales were still uncommon

• Built the business by staying niche, consistent and transparent

• Focused solely on tenanted sales to build trust with investors and landlords

👵➡️👨‍💼 Why Landlords Are Selling & Who’s Buying in 2025

• Most landlord exits are driven by retirement after 20–30 years of ownership

• Younger, more professional investors are now rapidly taking over the PRS

• Buyers increasingly use limited companies to scale portfolios

💰 Pricing, Yields & Setting Realistic Expectations

• Portolio avoids inflated valuations and uses evidence-based pricing

• Long-term stagnant rents can impact achievable yields and sale values

• Some properties require rent reviews before a sale can succeed

📌 How Fixed Pricing Speeds Up Sales

• Fixed price avoids confusion and unrealistic offers

• Serious investors act quickly when yields and numbers are clear

• Many buyers now expect upper-6% or 7%+ gross yields due to lending conditions

🧾 Why Proper Due Diligence Matters

• Full compliance documentation is prepared before listing

• Buyers get tenancy info, safety certs and rent statements upfront

• Prevents surprises like arrears, missing paperwork or access issues

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Send the guys at ⁠⁠⁠Prime⁠⁠⁠ a message now:

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In this episode of the Scottish Property Podcast, Nick and Steven sit down with returning guest Davy Hutton, known for his outspoken views on politics, economics, AI and society. What begins as a conversation on Budget 2025 quickly evolves into one of the broadest and most thought-provoking episodes ever recorded on the podcast.

Davy breaks down the 2% tax hit on rental income and dividends, explains why the middle class feels squeezed, and discusses how global corporations and AI are reshaping wealth, work and the future of the property market.

🎙️ Episode Highlights

🟦 Budget 2025: The Real Impact on Landlords

• The feared 8% rental income tax didn’t appear, but a 2% rise in dividend tax will affect landlords using limited companies.

• For most small investors, this equates to roughly £700 per year.

• Electric vehicle incentives are being scaled back, including the loss of 100% first-year allowances and mileage tax changes.

• Mansion tax proposals pose little risk to Scottish investors.

• Davy’s verdict: “A nothing-burger budget — lots of noise, minimal change.”

🟦 Why the Economy Feels Worse Than the Data Says

• Most business owners have rising net worth, yet life feels harder for ordinary people.

• Middle-class households face invisible pressures through stealth taxes and inflation.

• Public services are worse despite higher contributions.

• The UK has spent nearly two decades in economic stagnation, draining energy and optimism.

🟦 Corporations, Power, and the Real Drivers of Inequality

• Global corporations avoid tax at levels no individual could.

• Tech giants influence public opinion through social media algorithms and news ownership.

• Anger is directed at “easy targets” like landlords instead of corporations.

• Governments lack the power to meaningfully challenge corporate dominance.

🟦 Scottish Property Market Overview

• Scotland has cooled from 10% over Home Report to around Home Report value.

• Market correction is gradual rather than a crash.

• The high-end market (£1m+) is softening significantly.

• Glasgow rents have plateaued and fallen slightly in some areas.

• Expected interest rate cuts should stabilise pricing through 2025.

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Send the guys at ⁠⁠Prime⁠⁠ a message now:

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In this episode of the Scottish Property Podcast, Nick and Steven sit down with John Blackwood, Chief Executive of the Scottish Association of Landlords (SAL), who has spent nearly 25 years representing landlords across Scotland.

John brings unparalleled insight into the private rented sector (PRS), the political pressures landlords face, and the complex legislative landscape shaping housing today. From rent controls to the Housing Scotland Bill, ADS reform, empty homes, and the moral debate surrounding private renting, this conversation offers one of the most balanced and honest breakdowns of Scotland’s housing challenges — directly from someone on the front line.

Episode Highlights:

🌟 Changing Perceptions of Landlords

• John reflects on how society’s view of landlords has shifted dramatically over generations.

• Renting was once seen as responsible long-term planning — now landlords are often unfairly painted as “greedy” or “immoral”.

• He emphasises that 95% of Scottish landlords own just one or two properties and are ordinary working people, not large-scale investors .

🏛️ Why the Scottish Association of Landlords Was Formed

• SAL was created after early HMO legislation left landlords feeling unsupported and unheard.

• The Scottish Government itself requested a single representative body to balance discussions around landlord and tenant rights .

• SAL’s mission has always been to represent both sides fairly, not favour landlords.

⚠️ Challenges Facing Today’s Landlords

• The sector is experiencing legislative overload, with continuous rule changes forcing many small landlords out of the market .

• Financial pressures are rising: tax changes, potential National Insurance on rental income, and increasing compliance demands.

• John highlights how the constant policy churn creates instability and discourages investment.

📉 Rent Controls, Supply Shortages & Market Impact

• John discusses the rent freeze/rent cap and the unintended consequences it created.

• Evidence from Zoopla and international studies shows rent controls:

  • Reduce supply

  • Deter investors

  • Ultimately increase rents — exactly what happened in Scotland

• With controls now lifted, rents are beginning to stabilise as the market self-corrects.

⚖️ The Landlords vs Tenants Narrative

• John expresses frustration with the media and political framing of landlords as “the bad guys”.

• Argues that landlords and tenants want the same core things:

  • Safe, warm, affordable homes

  • Good relationships

  • Stability in the PRS

• Says the current political climate encourages division instead of solutions .

🏘️ Empty Homes, ADS & Policy That’s Worsening Supply

• John highlights the flaws in Additional Dwelling Supplement (ADS):

  • Penalises landlords purchasing empty or uninhabitable homes

  • Discourages buying tenanted properties

  • Slows down opportunities to bring homes back into use

• Proposes simple reforms: exempting purchases of empty homes and rented homes from ADS — a cheap, immediate supply solution.

🏛️ The Housing Scotland Bill & Political Ideology

• Discussion around how the Bill is influenced by ideology rather than evidence.

• John shares experiences with politicians who claim that being a landlord is inherently “immoral” .

• Emphasises that removing landlords doesn’t solve the housing emergency — it makes it worse.