The Scottish Property Podcast

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.

🎙️ 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.