Are property flips still worth pursuing in 2026—or have rising costs and tighter margins made the strategy too difficult?

In this listener Q&A episode, Nick and Steven examine the reality of flipping property in today’s market. With Scotland’s 8% Additional Dwelling Supplement, higher material prices, increased trade rates, bridging costs and tax on the eventual profit, investors now need to buy at a much deeper discount and control every expense carefully.

They explain why straightforward, lower-value flips have become harder to find, while assisted sales, profit-share partnerships with builders, larger renovation projects and properties with potential for layout changes can still produce opportunities. They also answer listeners’ questions about sourcing fees, legal costs, purchasing portfolios, transferring letting agents and business banking.

EPISODE HIGHLIGHTS

• How a previous SPP episode helped a listener reduce his maximum auction bid from £80,000 to £71,000

• Why construction insolvencies and rising trade costs matter to property investors

• How the 8% ADS, materials, labour and finance costs are squeezing flip margins

• Why managing individual trades may be necessary to make the figures work

• How assisted sales can reduce upfront costs and eliminate the ADS

• Partnering with builders through profit-sharing arrangements

• Why bridging delays and collapsed sales can consume the expected profit

• Finding opportunities through architectural design and layout changes

• Why larger family homes requiring major renovation may face less competition

• Why the “low-hanging fruit” £70,000–£80,000 flips are becoming harder to find

• The tax investors must include when calculating their final return

• When a £5,000 or £25,000 portfolio sourcing fee could be justified

• What investors should expect from a £4,000 property sourcing service

• Typical legal costs and the additional charges buyers often overlook

• Why Nick and Steven use multiple business banks

• Due diligence when purchasing a portfolio with an existing letting agent

• Whether Nick should buy or rent his next office

CHAPTERS

00:00 - Listener Q&A and a property deal saved by due diligence

01:37 - Are property flips still viable in 2026?

02:10 - Construction insolvencies and rising trade costs

03:45 - Why flips have become more labour-intensive

04:53 - Assisted sales and profit-sharing with builders

05:46 - ADS, bridging finance and holding costs

07:13 - Finding creative opportunities in the flip market

09:14 - Are the easy property flips disappearing?

10:41 - The time, risk and rewards involved in flipping

11:32 - Tax and first-time-buyer flipping strategies

13:26 - What is a reasonable property sourcing fee?

14:17 - Typical sourcing fees and VAT

15:00 - What should investors receive for a £4,000 fee?

16:46 - Typical legal fees when buying property

17:30 - Business banking and spreading financial risk

19:29 - Buying a portfolio with an existing letting agent

24:30 - Nick’s search for a new office

26:17 - Buying commercial property versus renting

NETWORKING EVENTS

First Wednesday of every month

📍 Aberdeen | Dundee | Edinburgh | Glasgow

View upcoming speakers and book your ticket:

👉 https://scottishpropertypodcast.co.uk/events/

SPONSORED BY

Prime Property Auctions — know someone selling a property? You could earn £1,500 just for making an introduction. John and Luis handle everything from the first call to the sale. Over £350,000 in referral fees paid out so far.

👉 https://primepropertyauctions.co.uk/

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💬 Would you still take on a property flip in 2026, or choose a different investment strategy? Let us know in the comments 👇