From The Ground Up

Is your pension actually working for you, or is it quietly costing you more than you realise?In this solo episode of From The Ground Up, Steve Doran breaks down one of the most overlooked parts of wealth building: pensions. Most people are auto-enrolled into a pension scheme, but very few know where that money is invested, what fees are being taken, or how much control they really have over their retirement future.Steve explains why relying on a standard pension may not be enough, how pension fees can eat into long-term wealth, and why property investors and business owners should understand the difference between a SIPP and a SSAS.He also covers how pensions can be used to invest in commercial property, how rental income and capital growth can sit inside a pension tax-free, how SSAS loan backs work, and how limited company owners may be able to use pension contributions to reduce corporation tax.This episode also explores commercial property investing, lease strength, FRI leases, rent reviews, break clauses, pension mortgages, inheritance tax considerations and why getting professional advice is Want to learn more and find out how to transform your financial future in just 2 days - connect with Steve via https://stevedoran.co.uk/homeKey Moments:0:00 Why pensions could be one of the most important wealth-building topics01:03 How much money you may really need in retirement02:05 The reality of pensioner poverty and why retirement planning matters03:20 Why standard corporate pensions may not give you enough control04:06 Pension fees, fund charges and why you need to know where your money goes05:31 Taking control of your pension through a SIPP or SSAS06:10 Using a pension to invest in commercial property07:28 Steve’s £115,000 industrial unit bought through his pension08:29 How a SIPP works and why trustees review pension property investments09:25 Investing in gold through a pension10:07 What a SSAS pension is and how it links to a limited company10:54 Using a SSAS to loan money to property investors11:30 SSAS loan backs and using pension funds inside your limited company12:16 First charge security, five-year repayment rules and commercial interest13:28 Using pension contributions to reduce limited company tax15:07 Pension annual allowance and carry forward explained16:12 How pension mortgages work for commercial property17:00 Transferring old pensions into a SIPP or SSAS18:08 Finding lost pensions and bringing old pension pots together18:56 Why pensions, property and estate planning need professional advice19:43 Why Steve likes commercial property for pension investing20:17 What to look for in a commercial property lease21:03 FRI leases, rent reviews and break clauses explained22:09 When you can start drawing down from a SIPP or SSASDisclaimer:This podcast is for general information and entertainment purposes only. Nothing discussed should be taken as financial, investment, tax, legal or professional advice, nor as a personal recommendation to buy, sell, invest in, or enter into any property, financial product or investment strategy.Property investment carries risk, values can go down as well as up, and past performance is not a guarantee of future results. You should always carry out your own due diligence and seek advice from a suitably qualified, regulated professional before making any financial or investment decision.

Can you really buy your first property investment deal using none of your own money?In this episode of From The Ground Up, Steve Doran sits down with property investor, finance broker and SD Financial co-founder Ben Willox to unpack how he went from 23 years in the police force and £38,000 in debt to building wealth through property.Ben shares how property education, deal packaging, rent-to-rent, private finance and bridging loans helped him buy his first investment property. Steve and Ben break down the full numbers behind the deal: listed at £200,000, negotiated down to £160,000, refurbished for around £15,000 and later revalued at £275,000.They also discuss finding motivated sellers, raising private investment, using bridging finance, paying zero stamp duty through the right structure and turning the property into a short-term let generating up to £1,700–£1,800 net profit per month.A practical episode for anyone who wants to leave a job, replace income, buy property with other people’s money and understand how BRR, serviced accommodation and property finance work in the real world.Want to learn more and find out how to transform your financial future in just 2 days - connect with Steve via https://stevedoran.co.uk/homeKey Moments:0:00 Buying a property deal with none of his own money01:12 From 23 years in the police to property investing03:34 Why property education, deal packaging and rent-to-rent changed everything06:53 How to find profitable property deals and motivated sellers10:14 Analysing property deals from end value, GDV and sold comparables12:39 Negotiating a £200k property down to £160k17:07 Buying property with other people’s money and raising private finance20:35 Finding private investors and borrowing £75,000 for the first deal27:30 When the first investor pulled out and how Ben saved the deal31:09 Why your first property investment deal is usually the hardest33:06 Refurbishing the property for £15,000 and cutting costs35:44 How Ben paid zero stamp duty on the property purchase37:01 Why every property investor needs a second exit strategy39:05 Turning the deal into serviced accommodation and refinancing at £275k40:21 Generating £1,700–£1,800 net profit per month from short-term lets42:35 Leaving the police and moving into property finance45:09 Launching SD Financial with Steve Doran47:41 Specialist property finance, bridging loans, HMOs and short-term lets53:40 HELOCs and revolving credit facilities for property investors57:58 How bridging finance, LTV and retained interest really work1:01:36 The truth about the six-month refinance rule1:03:36 Planning your refinance exit, valuation and finance strategy1:06:19 Bridging loan fees, arrangement fees and valuation costs explained1:09:37 How to start property investing when you feel trapped in your job1:10:16 Why making the decision is the first step to financial freedom

Should you buy property in your personal name or through a limited company?In this episode of From The Ground Up, Steve Doran breaks down why UK property investors need to think carefully about tax, structure and long-term portfolio growth before buying their next investment.Steve explains how Section 24 changed buy-to-let investing, why personal-name landlords can end up paying tax on “phantom profit”, and how limited company property investing can protect more of your cashflow. Using a real HMO example, he shows how the difference between buying personally and through a limited company can be worth thousands of pounds per year.He also covers limited liability, personal guarantees, inheritance tax planning, Family Investment Companies, limited company mortgages and the common myths that stop investors making better decisions.To learn more about Steve Doran and property investing strategy, visit: https://stevedoran.co.uk/KEY MOMENTS:0:00 – Why Steve recommends limited company property investing00:34 – Why your own home should usually stay in your personal name01:17 – Steve’s personal experience of buying property personally01:56 – Why investors historically bought in their personal name03:31 – Section 24 and paying tax on phantom profit04:39 – Steve’s free Section 24 calculator05:14 – HMO tax example: personal name versus limited company06:49 – How tax drag slows portfolio growth07:28 – Limited liability and why company structure matters07:45 – Should every property have its own limited company?08:34 – Personal guarantees explained properly12:22 – Family Investment Companies and inheritance planning13:59 – Why specialist tax advice matters14:52 – What to do if you already own property personally15:12 – Why personal-name landlords are exposed politically16:46 – The extra 2% tax burden on property income16:54 – Capital gains tax risks for personal-name landlords17:52 – Why flipping property personally can create income tax issues18:56 – Five options for landlords who own personally19:16 – Option 1: Sell the property and redeploy the capital21:21 – Option 2: Keep the property in your personal name22:17 – Option 3: Use a property management company23:35 – Option 4: Use a rent-to-rent structure with yourself24:51 – Option 5: Incorporate your portfolio into a limited company26:04 – Section 162 incorporation relief explained26:41 – HMRC v Ramsay and the 20-hour property business test27:12 – Stamp duty, linked transactions and non-residential rates28:10 – Partnership structures and Schedule 15 relief29:08 – Refinancing when moving property into a company30:29 – Myth-busting limited company mortgage rates

Can you really build a property portfolio using none of your own money?In this episode of From The Ground Up, Steve Doran sits down with property investor and Academy coach Andrew Clayton to break down exactly how Andrew has completed six buy, refurbish, refinance HMO projects in 18 months, with four more deals currently active.Andrew shares how he went from working as a bodyguard to running franchise businesses to building a serious HMO portfolio using private investment. Steve and Andrew unpack the real numbers behind one of Andrew’s deals: a £125,000 auction property being converted into a six-bed HMO with expected annual rental income of around £54,000.They also discuss landlord tax, Section 24, Renters Reform, HMO compliance, private finance, council contracts, local authority housing, stress testing deals and how to build property income without relying only on your own savings.They also discuss one of Andrew’s most powerful strategies: working directly with the local authority to provide high-quality HMO accommodation for vulnerable people. This creates a strong business model with solid profit margins, reduced void risk and a meaningful social impact.If you want to understand how HMO investing, BRR strategy and private finance work in the real world, this episode is packed with practical insight.Want to learn more and find out how to transform your financial future in just 2 days - connect with Steve via https://stevedoran.co.uk/homeKey Moments: 0:00 Andrew’s local authority housing strategy02:52 Why property education changed everything04:57 From Subway franchise to property investing08:39 Early landlord mistakes10:12 Why landlords are exiting the HMO market16:21 Buying a £165k auction property for £125k18:52 How to work out investment ROI figures from the end value21:30 The numbers behind six-bed HMO deals23:02 Funding property investment deals with private investment33:43 Stress testing property deals at 10% interest37:24 Working directly with the local authority45:19 How to raise private finance53:30 Building lifestyle income and legacy56:33 Teaching children to buy assets first59:36 The role of partnership, property education and expert support in building wealth

From The Ground Up is the property investing podcast for ambitious people who want to build freedom and long-term wealth through property.Hosted by property investor and entrepreneur Steve Doran, the podcast gives practical guidance on how to start, scale and build a successful portfolio in today’s market. Expect real deal breakdowns, current market insights, property strategy and expert conversations covering buy-to-lets, HMOs, rent-to-rent, finance, tax and creating a successful property business, giving you the tools to accelerate your journey to wealth.

From The Ground Up is the property investing podcast for ambitious people who want to build freedom and long-term wealth through property.Hosted by property investor and entrepreneur Steve Doran, the podcast gives practical guidance on how to start, scale and build a successful portfolio in today’s market. Expect real deal breakdowns, current market insights, property strategy and expert conversations covering buy-to-lets, HMOs, rent-to-rent, finance, tax and creating a successful property business, giving you the tools to accelerate your journey to wealth.