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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