Episode Details

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In this episode, Russell and Anna unpack whether London is a genuine opportunity in 2026 or somewhere investors should be cautious about. They break down the long-running debate between cash flow in the North vs capital growth in London, why London’s real-terms growth has been surprisingly flat for years, and why the next property cycle could put London back in the spotlight.

They also explore how hybrid working is reshaping tenant demand, why slightly larger commuter-friendly properties are becoming more attractive, and the major opportunity emerging from record office vacancies — including the Class MA commercial-to-residential conversion strategy.

If you're deciding where to invest next, this episode will help you think strategically about both short-term returns and long-term positioning.

In this episode you’ll learn:Typical rental yields across London vs Northern citiesWhether London is entering a new growth cycleHow working from home has changed what tenants wantThe opportunity in commercial-to-residential conversionsKey checks before attempting a conversion deal

Timestamps:

01:10 — London vs the North: yields vs capital growth

02:30 — London prices vs 2005 (real-terms reality)

04:45 — Why London could be poised for growth

06:10 — What tenants want post-COVID

10:50 — Best commuter-belt locations to watch

12:25 — The Class MA conversion opportunity

18:40 — What to check before converting commercial property

26:05 — Outlook for London and the wider UK market

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