The Commercial Property Podcast

Episode 92 – Why Good Residential Investors Get Commercial Property Wrong!
You've successfully invested in residential property for years. You understand property, finance, tenants and how to create value.
So moving into commercial should be fairly straightforward… shouldn't it?
Not necessarily.
In fact, some of the instincts that make you a successful residential investor can lead you to make expensive mistakes in commercial property.
Because commercial property isn't simply residential property with a business tenant.
The rules are different.
In this episode of The Commercial Property Podcast, Suzi Carter reveals the biggest mindset shifts residential investors need to make when moving into commercial — and the assumptions they need to leave behind.
Why might an ugly industrial unit be a better investment than a beautiful shop?
Why could two identical buildings next door to each other be worth completely different amounts?
Why isn't a 9% yield necessarily better than a 6% yield?
And why could changing a few words in a lease potentially create more value than spending thousands refurbishing a building?
This episode is about learning to look at commercial property through a different pair of spectacles.

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In this episode, you'll discover:
Why occupier demand should come before investment demand

Why commercial value is driven by much more than the bricks and mortar

How the tenant, lease, covenant and rent can transform the value of an investment

Why a high yield can sometimes be a warning rather than an opportunity

The question Suzi asks: "If this tenant disappeared tomorrow, who would actually take this building?"

Why residential-style refurbishment isn't always the best way to create value

How commercial investors can create value on paper through rents, leases, regears, breaks, planning and title

Why a £1 million property doesn't automatically mean a lender will give you a £750,000 mortgage

The commercial due diligence issues residential investors may never have encountered

Why a fully let property isn't automatically safe — and a vacant property isn't automatically risky

Why your exit strategy should start before you buy

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If you're a successful residential investor thinking about moving into commercial, the message isn't to forget everything residential property has taught you.
It's this:
Know which rules no longer apply.
Because residential investing often rewards you for understanding property.
Commercial investing requires you to understand property, leases, businesses, finance and the future demand for that asset.
Get that shift right and commercial property opens up a completely different way of investing — including the ability to create significant value without necessarily laying a single brick.
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Ready to Take the Next Step?
If this episode has made you realise there's more to commercial property than simply finding a building with a good yield, the next step is to learn how to assess a commercial opportunity properly before you put your money into it.
Join Suzi for the Commercial Property Blueprint, a full-day online training where she'll take you through how she approaches commercial property, assesses deals, identifies risk and finds opportunities to create value.
You'll learn the fundamentals you need to start looking at commercial property with an investor's eye — rather than applying residential rules to a completely different market.
Find out more and book your place at https://hub.commercialpropertyacademy.co.uk/blueprint or find out more about the training Suzi offers at  www.suzicarter.com
 And don't forget to subscribe to The Commercial Property Podcast so you never miss an episode.
If you know a residential investor who's starting to look at commercial property, send them this episode before they buy anything!

Episode 91 – Would Anyone Buy This Property From Me in Five Years?
You might have found a great commercial property. The numbers stack up, the tenant looks good and the yield is attractive.
But there's another question you need to ask before you buy:
Who is going to buy it from you when you want to get out?
In this episode of The Commercial Property Podcast, Suzi Carter explains why some of the most important decisions about selling a commercial property should actually be made before you buy it.
Because your exit isn't just about what happens to the property market.
A 15-year lease today becomes a 10-year lease in five years. Wait longer and the remaining term gets shorter again. That can change how investors view the risk, how lenders view the property, the yield a future purchaser might require and, ultimately, the price they are prepared to pay.
Suzi explains why understanding your future buyer is so important, how to think about the optimum time to sell and why good asset management can potentially make a property considerably more attractive when the time comes to exit.
You'll also discover why the best exit strategy isn't necessarily simply to sell. It could be to regear a lease, remove a break, improve the rent, refinance, reposition the property or create several different exit options.
In this episode, you'll discover:
Why Suzi considers the exit before buying a commercial property

The question every investor should ask: "Who is going to buy this from me?"

Why the size of your future buyer pool matters

How a shortening lease can affect yield, value and saleability

Why selling in year five rather than year seven or ten could make a significant difference

How relatively small movements in yield can create large movements in capital value

Why your future buyer's lender matters almost as much as the buyer

When a lease regear or extension could be more valuable than selling

How asset management can widen your future buyer pool

Why specialist properties and changing occupier demand need particularly careful thought

How to spot potential obsolescence before you buy

Why Suzi prefers properties with more than one potential exit

How to reverse-engineer a commercial property investment from the eventual sale

The key lesson is simple:
Don't just ask whether you want to buy the property today. Ask whether someone else will want to buy it from you tomorrow — and what you can do during your ownership to make them want it even more.
Because a successful commercial property investment isn't simply about buying well.
It's about creating value, protecting value and ultimately being able to realise that value.
Learn More
Want to become better at analysing commercial property opportunities, understanding risk and spotting the asset management opportunities that other investors miss?
Visit www.suzicarter.com for commercial property training, resources, live events and information about working with Suzi.
And don't forget to subscribe to The Commercial Property Podcast so you never miss an episode.
If this episode makes you look differently at your next commercial property investment, please share it with another property investor who needs to hear it.

Episode 90 – What Would I Do With £250,000 Today?
If I had £250,000 to invest in commercial property today, what would I actually do with it?
But actually, the number is almost irrelevant.
Whether you have £100,000, £250,000 or £1 million to invest, the thought process should be exactly the same. And my answer probably isn't what you might expect.
I wouldn't start by looking for a property.
In this episode of The Commercial Property Podcast, I explain exactly how I approach investing in today's commercial property market, drawing on more than 30 years of experience in the sector.
Rather than simply telling you which type of property I would buy, I take you through the thinking and decision-making process I use before spending a single pound.
Because one of the biggest mistakes I see investors make is starting with the deal. They see a property, like the yield or the price and then try to make it fit their strategy.
I believe it should be the other way around.
We look at how I would decide what I actually want the £250,000 to achieve, how that would influence the type of commercial property I target and whether I would use borrowing to increase my purchasing power.
I also discuss the niches I would be looking at, the importance of understanding occupier demand and why I would be particularly interested in opportunities where I can create value rather than simply wait for the market to create it for me.
That could mean improving the lease, increasing the rent, strengthening the tenant covenant, changing the use, splitting the property or identifying another asset management opportunity that other investors have missed.
We also look at something I believe is hugely important in the current market: having more than one way out of a deal.
Markets change. Interest rates change. Tenant demand changes. Your own circumstances can change. Building flexibility into an investment from the outset can make an enormous difference to both risk and return.
And, importantly, I explain why a high yield would not necessarily persuade me to buy.
A 10% or 12% yield can look incredibly attractive on paper, but if the tenant is unlikely to remain, the rent isn't sustainable or there is little occupier demand for the building, that yield can disappear very quickly.
The question isn't simply:
"What return am I getting?"
It is:
"Why am I getting that return – and what risk am I taking to get it?"
In This Episode
I cover how I would:
Decide what I wanted my £250,000 to achieve before looking at properties.

Choose a commercial property niche based on my strategy and the underlying market.

Assess occupier demand rather than relying purely on investment comparables.

Decide whether, and how much, debt I would use.

Look for opportunities where active asset management could create additional value.

Assess whether today's market creates an attractive buying opportunity.

Build multiple exit strategies into a deal from the outset.

Balance income, capital growth and risk.

Avoid being seduced by apparently attractive high yields.

Decide whether a property is genuinely a good investment rather than simply a property that happens to be for sale.

If you are a residential property investor considering moving into commercial property, a business owner looking to invest surplus capital or an existing commercial investor wondering where you should deploy your money, this episode will help you think about the decision differently.
Because successful commercial property investing isn't simply about finding a property.
It is about knowing what you are trying to achieve, understanding what creates value and then finding the right property to deliver it.
Learn More
If you want to learn how to find, analyse and add value to commercial property investments, visit www.suzicarter.comfor commercial property training, resources, live events and information about working with Suzi.
Subscribe to The Commercial Property Podcast so you don't miss future episodes.
And if you found this episode useful, please leave a review and share it with another property investor or business owner who might be wondering what they should do with their next £250,000.

Episode 89 - New EPC Rules Explained: What Every Commercial Property Investor Needs to Know (with Jonathan Murton)
Energy Performance Certificate (EPC) regulations are changing, and they could have a significant impact on commercial property investors, landlords, developers and business owners over the coming years.
In this episode of The Commercial Property Podcast, Suzi Carter is joined by EPC expert Jonathan Murton of Murton & Co to cut through the confusion surrounding the proposed Minimum Energy Efficiency Standards (MEES), EPC ratings and the latest government proposals.
Together they discuss what the draft regulations could mean for commercial property owners, how the rules differ between commercial and residential property, and why understanding EPCs has become an essential part of making informed investment decisions.
Jonathan explains how EPC assessments are carried out, the common misconceptions surrounding energy ratings, the exemptions investors need to understand, and the practical steps landlords can take now to future-proof their portfolios.
If you're buying, refinancing, asset managing or simply reviewing your commercial property portfolio, this episode will help you understand the potential risks, identify opportunities and avoid costly mistakes as the regulatory landscape continues to evolve.
In This Episode We Cover
The latest proposed changes to commercial EPC and MEES regulations.
What the Government's consultation could mean for commercial property investors.
How commercial EPC assessments differ from residential EPCs.
The relationship between EPC ratings, property values and commercial lending.
Which commercial properties may qualify for exemptions.
Practical ways to improve EPC ratings without unnecessary expenditure.
How EPC regulations can influence investment strategy and asset management decisions.
The importance of planning ahead before purchasing your next commercial property.
The future direction of energy efficiency legislation and what investors should be watching.
Why This Episode Matters
Many investors still view EPCs as little more than a compliance exercise.
In reality, EPC ratings are becoming an increasingly important factor in commercial property investing. They can affect lettability, financing, future capital expenditure requirements and, ultimately, the value of an asset.
Understanding the proposed regulations now gives investors time to plan strategically rather than reacting when legislation changes.
As we always say at the Commercial Property Academy, successful commercial property investing isn't just about buying the right building. It's about understanding the wider market forces that will influence its future performance.
About Jonathan Murton
Jonathan Murton is a Chartered Surveyor and qualified Energy Assessor with more than 20 years' experience advising the property industry. As a member of the Royal Institution of Chartered Surveyors (RICS), he specialises in commercial and residential EPC assessments, helping property owners understand energy performance requirements, regulatory compliance and practical improvement strategies.
His straightforward, commercial approach makes complex legislation far easier for investors and landlords to understand.
Connect with Jonathan Murton
 jonny@murtonandco.uk
 www.murtonandco.uk

You can complete Jonathan's simple 3-minute diagnostic with a personalised guide. It's designed for commercial property professionals to help them identify how effectively EPC and MEES are reflected in their property investment strategy, touching on topics beyond compliance such as valuation, market appeal, etc.
 
Here's the link: https://nondomesticmeescompliance.murtonandco.uk/
 
Learn More
If you'd like to build your knowledge of commercial property investing, deal analysis and asset management, visit www.suzicarter.com for training, resources, live events and information about working with Suzi.
Don't forget to subscribe to The Commercial Property Podcast so you never miss an episode. If you found this conversation valuable, please leave a review and share it with another property investor who would benefit from understanding these important EPC changes.

Episode 87 - Thinking of Buying Commercial Property Overseas? Listen To This First
Have you ever been tempted by the idea of buying commercial property overseas?
Perhaps you've spotted what looks like an incredible deal, been attracted by higher headline yields or are considering diversifying your portfolio internationally. Investing overseas can be an excellent way to spread risk and uncover new opportunities, but only if you understand that commercial property doesn't work the same way in every country.
In this episode of the Commercial Property Podcast, Suzi Carter explores the key differences between investing in commercial property in the UK and buying commercial property overseas. From lease structures and legal systems to taxation, financing, currency risk and tenant demand, she explains why applying UK investing principles abroad without understanding the local market can prove to be a costly mistake.
Drawing on more than 30 years' experience in commercial property, Suzi shares the questions every investor should ask before committing to an overseas investment. She explains why successful commercial property investing is never just about the building—it's about understanding the businesses that occupy it, the economy that supports it and the legislation that governs it.
Whether you're considering your first overseas commercial property investment or simply want to understand how international markets compare with the UK, this episode will help you assess opportunities more confidently and avoid some of the most common mistakes investors make.
In This Episode We Cover:
The key differences between UK commercial property and commercial property overseas

Why commercial lease structures vary dramatically from country to country

The legal and tax issues every overseas investor should understand

Understanding financing options when investing abroad

Managing currency risk and protecting your investment returns

Why tenant demand and local business trends matter just as much as the property itself

Building a trusted team of local surveyors, solicitors, accountants and property professionals

The importance of thorough due diligence before investing overseas

Political, economic and regulatory risks that can affect commercial property investments

How to evaluate overseas opportunities with the same commercial mindset you would apply in the UK

The biggest mistakes UK investors make when buying commercial property abroad

Key Takeaway
Investing in commercial property overseas can be an excellent way to diversify your portfolio and create long-term wealth, but only if you understand the market you're investing in. Every country has its own legal framework, tax system, lease structures and business culture. The investors who succeed internationally are those who take the time to understand those differences, build the right team around them and carry out rigorous due diligence before committing their capital.
Ready to Take Your Commercial Property Investing to the Next Level?
If you're serious about building a successful commercial property portfolio, the right knowledge will always be your greatest investment.
Visit www.suzicarter.com to access practical training, resources, podcasts and events designed to help you become a more confident and commercially minded investor.
And if you're thinking about your next investment, make sure you download my Private Investor Briefing – Before You Buy Your Next Property… Read This First. It's a 15-minute read packed with the insights every investor should understand before making their next commercial property decision.