Mark My Words Podcast

In this inaugural 2026 episode, Mark Homer provides a candid look at the fractured state of the UK property market. After a volatile end to 2025, Mark explores the stark contrast between the plummeting values in luxury London boroughs like Chelsea and Kensington, some down as much as 40%, and the resilient growth in the North and Midlands.  KEY TAKEAWAYS A Tale of Two Markets: Central London (Chelsea, Mayfair, Kensington) has seen a decade-long "slow-motion crash," with prices returning to 2013/2014 levels. Meanwhile, the Midlands and North remain strong, often with market values sitting below the cost of rebuilding. The Rental Squeeze: The Renters' Rights Act of 2026 is expected to professionalize the sector but also drive up rents by 5% to 10% as landlords pass on the increased costs of compliance and taxation. Interest Rate Relief: After interest rates spiked 1000% through the COVID era (0.5% to over 5%), they are finally retreating. Mark predicts a base rate of approximately 3% by the end of 2026. Th

Rob joins Mark in this episode to have an open and frank Q&A all about business. They discuss why stress is important to be successful, how you can market effectively as well as the people they look up to in business and much more! KEY TAKEAWAYS  Your business only grows as well as you do, how you deal with challenges, stress and pressure make a big difference. Business is a series of dealing with problems and fixing them. Looking after yourself physically and mentally allows you to perform better in your business. Remove any stress that you can and become single-minded when working. There is negative and positive stress and you can change a stress simply by your perception and mindset. Anyone who can deal with stress positively will become successful. Rob and Mark both believe that they balance each other out and neither would be as successful without the other. They are as close as you can get to the perfect business partnership. Always make sure you know where you are spending your marketi

Former Chancellor Kwasi Kwarteng delivers talks about his 49 days in the Treasury in this interview with Mark. He discusses why the UK is trapped in a doom loop of high taxes and low growth, shares his thoughts on Brexit's benefits and explains why panic killed his economic reforms. He gives his thoughts on Trump's policies, Britain's energy crisis, and what it really takes to succeed in business and politics.   KEY TAKEAWAYS   Kwasi shares how a network of unelected civil servants and regulatory bodies has accumulated enormous power over the past 25 years, often working against elected government policies and maintaining the status quo regardless of which party is in power. The UK is trapped in a vicious cycle where high government spending forces higher taxes, which kills growth, leading to even higher taxes. The government now spends £1 trillion annually, all ultimately funded by the private sector. Kwasi admits three critical mistakes of the mini budget, moving too fast, cutting taxes without reduc

Mark answers one of the most asked property questions, should you rent or should you buy? He talks about the considerations for both options and shares the financial implications and benefits of owning -vs- renting a property.   KEY TAKEAWAYS   If you want to buy then it needs to be for a period that is long enough to counteract the costs of buying, like stamp duty, legal fees and leaving costs, which is usually 3-5 years. If you are staying somewhere less than 3 years, then renting might be a better option financially. Buying benefits most in the long term. Inflation has the opposite effect on debt, so you can use this to your advantage and buy a house. There is security in owning a house, you aren’t at risk of eviction. BEST MOMENTS   "You need to look at if it’s going to benefit you over the long run”   “Over time, you will get capital growth”   “Inflation will erode that mortgage payment and the real value of that mortgage”   VALUABLE RESOURCES  https://www.youtube.com/user/progressiv

In the first episode of the Property Ladder, Mark gives the 5 top reasons hotspots based on regeneration are nonsense. He shares why buying in regeneration areas could be a mistake and talks about what you should be focusing on as a property investor instead.   KEY TAKEAWAYS   You never know when regeneration is actually going to happen, even after it’s been announced. Regeneration doesn’t always increase demand. Once regeneration has been announced, it is very quickly baked into the price, so any capital growth that might be there has most likely already gone by the time you get to market Regeneration is a very easy sell to investors but it is forward priced and the developer and vendor are taking the capital gains from you. People focus on regeneration areas as they think it will go up in the medium to long term, but what they should be focusing on instead is those properties that are easy to rent and high yielding. There’s a lot of developing of houses and flats in regeneration areas because devel

Mark gives his thoughts on Trump’s recent tariffs including why it’s both a confusing and a poor choice for the U.S. He shares the economic problems with what Trump has announced and predicts what will happen next.   KEY TAKEAWAYS Trump has announced tariffs on China and over 70 other allies, which makes little economic sense. The U.S are consumers rather than savers which is the core problem with these tariff announcements.  The tariffs may reduce imports but they are also likely to reduce economic growth.   BEST MOMENTS "The markets have been up and down like a whores drawers”  “The U.S does have a big current account deficit”  “There is a 60% chance of a U.S recession after this”   VALUABLE RESOURCES  https://www.youtube.com/user/progressiveproperty https://www.progressiveproperty.co.uk/the-progressive-co-founders/   ABOUT THE HOST Mark has bought, sold or has managed around 1,000 property units for himself, Rob, his family and his investors since 2003. He is a system and spreadsheet geek

Mark gives his analysis of the UK's dire economic situation following the spring statement. Mark talks about the current national debt and reveals why we're caught in a dangerous doom loop of increased spending, higher taxes, and reduced growth. He dissects the chancellor's recent announcements, calling most of it "just noise" while highlighting the critical issues that politicians aren’t properly addressing.   KEY TAKEAWAYS   The UK's debt crisis has reached critical levels at approximately 100% of GDP (£2.65 trillion), with interest payments alone now costing taxpayers £105 billion annually which is nearly 10% of all government spending. Government spending is £1.27 trillion yearly (roughly 50% of all money generated in the economy), with welfare representing the largest portion at £313 billion, yet the chancellor's proposed cuts amount to less than 2% of this budget. The UK is caught in a doom loop where increased taxes to fund growing expenditure only reduces economic growth and productivity, ultim

This is a revisit of a previous episode. Join Mark as he talks about how to build the power team you need for your business. Mark also talks about how to keep your team motivated and why it’s essential for the success of your business to work with a team. KEY TAKEAWAYS Working with property is a team sport, you can’t do everything yourself. Find the people who know more than you and work with them. Due diligence is essential in finding the right people for the jobs you need. There are a lot of specialists when working with property, especially if you are working in renovating or conversions. You want an expert with experience, someone who has verifiable skills in the exact job you want doing. Progressive Property Approved, is a list of approved specialists that have proven experience with progressive so you can feel confident you have the right person for the job. Mentorship is essential for building you and your power team, allowing you to continue to learn from those who have been where you are. BE

Mark and Jonathan Collins continue their conversation into the intricacies of UK infrastructure, planning systems, and local government challenges. They discuss the complexities of planning permission, energy and local council operations. Collins shares expertise from his experience in local government and his current role as a planning consultant, making this episode essential listening for developers, property investors, and anyone interested in UK infrastructure development and local politics.   KEY TAKEAWAYS The planning system is too complex, projects that should be simple often get bogged down with unnecessary requirements and delays. Most council money goes to social care, leaving little for other important services like planning and development. Extra rules and taxes on landlords have led to fewer rental properties and higher rents for tenants. The UK's energy pricing makes no sense, we pay the highest possible price even when cheaper energy is available. Getting planning permission takes too

Mark talks to Jonathan Collins, friend and former leader of Nottingham City Council for 16 years. They discuss in depth Labour's recent budget decisions, infrastructure challenges, and the complexities of political promises. While coming from different sides of the political spectrum, their frank discussion explores local government, infrastructure investment, and the realities of political decision making. The debate around HS2, regional development, and political accountability makes this a must listen for anyone interested in UK politics and economic policy.   KEY TAKEAWAYS Good infrastructure (railways, roads, broadband) is essential for local economic growth - when these basics are missing, even successful businesses struggle to expand. Politicians avoid being honest about taxes before elections, creating a cycle of unrealistic promises and voter disappointment. There aren't enough young people being born causing a social care and tax crisis. Government projects often cost much more than necessary

Mark outlines his predictions for the housing market in 2025. He talks about what he thinks will happen to rental prices, interest rates and the impact of the US Election as he gives his 6 Property predictions for 2025.  KEY TAKEAWAYS Rent will continue to rise in 2025 due to stamp duty increases, EPC ratings and the repeal of section 21, meaning less buy to let landlords will be buying property, increasing demand. Economic growth is still going to be slow in 2025, interest rates are likely to continue to drop. Mark predicts that build-to-rent is a sector that is going to grow in 2025 Donald Trump being elected is going to have a significant impact on the world economy including the UK, particularly if we get a good trade deal directly with the U.S If Elon Musk is able to save the US government as much as predicted, what he does will become a model for the rest of the world Permitted development conversion caps have been removed, Mark predicts there will be more conversions of office and retail spaces

Mark hosts an informal session answering attendees' questions on property investing and business. Topics covered include managing tenant arrears, using AI systems, recovering securing finance, choosing property strategies and leveraging technology to remove reliance on people. Mark provides his famous direct, no-nonsense advice, drawing on his extensive experience. The session offers valuable insights for property investors and business owners alike. KEY TAKEAWAYS Pursue former tenants with county court judgments using options like winding-up petitions to pressure payment, despite the costs involved. Expect Bank of England base rates to remain around 4-4.5% through 2025 before dropping, according to trading market predictions. Resolve cladding issues for financiers by providing EWS1 reports showing remediation works address combustible materials. Get multiple assessments when handling property contamination like asbestos to determine actual risks and remediation needs. Institute gradual rent increases f

Mark talks through budget and tax rumours and gives a breakdown of current government spending. He shares why he thinks the decisions and choices will be made and also gives the real numbers and statistics around government spending.   KEY TAKEAWAYS Around $340 billion, equivalent to almost 30% of this year’s budget is spent on social protection which covers things like, housing benefit, income support and pensions. Personal social services have increased to £43 billion Only 60% of the country is paying in, 40% of people in the UK are economically inactive Labour are claiming a £20 billion black hole which they are using to justify tax increases. The conservatives would have had to either reduce spending or put up taxes if they had remained in power. Covid cost the UK £400-£500 billion. Labour have been leaking information around which taxes may increase to help soften the blow to the public. There are rumours about capital gains tax increasing to 45% for high earners, but this could discourage inv

A revisit of Mark talking through property news headlines including why UK rental prices have continued to increase despite government measures. Mark gives his thoughts on proposed rent controls being introduced in Wales, the impact of current rent controls in Scotland and why the UK does not offer value for money in renting properties. He also reveals the many other reasons behind the current rental crisis in the UK. KEY TAKEAWAYS 50k rental properties are needed to meet the demand in the UK Rent controls do not work. In the 60s and 70s, this was proven and it is being proven again. Rent control reduces the rental stock and pushes prices up, it also impacts the country's labour market as people cannot move around easily. People in the UK live in smaller homes than many other countries including France, Germany and Japan. Planning is extremely slow in the UK, this impacts the speed at which properties can be developed. Women in the UK are having fewer children than are needed to sustain the workforce

Mark Homer reflects on his 20-year journey to becoming a multi-million-pound property CEO. Hear how he started with naive investments abroad, learned difficult lessons, and shifted his strategy to focus on local houses with strong cashflows. Mark explains his role as a "conductor" in assembling teams for each project, shares current real estate trends, and advises aspiring investors. KEY TAKEAWAYS Focus on cash flow over capital growth for stable returns and safety during market downturns Assemble specialists for each project rather than maintaining large in-house teams Leverage permitted development rights to convert low-value buildings into prime real estate Retail properties are undervalued currently due to the rise of e-commerce Large-scale PRS apartment blocks are an emerging institutional investment class Keep debt below 50% of asset values over the long term for sustainable growth BEST MOMENTS   "So lots of investors are having to offload because of section 24." “I watched them make loads of

In this revisited episode episode, Mark shares his thoughts on how to teach and motivate children to invest in property and be successful. There are tips on how to get a mortgage, what types of property to buy, how to rent your property, what you need to know about taxes, and the secret strategy that could allow you to obtain a house for free! VALUABLE RESOURCES https://www.youtube.com/user/progressiveproperty https://www.progressiveproperty.co.uk/the-progressive-co-founders/ ABOUT THE HOST Mark has bought, sold or has managed around 1,000 property units for himself, Rob, his family and his investors since 2003. He is a system and spreadsheet geek and has developed a complex, confidential deal analyser system of buying residential, commercial and multi-let properties. CONTACT METHOD Email: Markhomer@progressiveproperty.co.uk LinkedIn: https://www.linkedin.com/in/markhomer1 Facebook: https://www.facebook.com/markprogressive Twitter: https://twitter.com/markprogressive ‘Brought to you by Progressive M

Mark gives a news review, focusing on Rachel Reeves plans for the October budget and what he thinks the rest of Labour's plans will be for the UK. Mark also talks about the voting share from the election, UK rental affordability and the impact the continued drop in interest rates is having on the housing market.  KEY TAKEAWAYS Labour already knew the financial situation but they are now behaving like they didn’t, revealing the drastic measures they may take.  Labour will likely look to change inheritance tax and pensions to try and ‘fill’ the gap in finances. Only 20% of the population actually voted for labour. This outcome is really about the conservatives performing so badly. The government’s control over the sentencing of rioters is concerning, they shouldn’t be able to have this much direct impact on the sentencing of individuals. Rental tenants are paying 70% of their income on housing in the UK. This is a direct consequence of the changes made by the previous government, that impacted demand and

In this episode, Mark talks about the current state of the financial market, housing policies, and UK politics. From unsettling economic data to proposed changes in landlord regulations, Mark discusses the latest news and updates relevant to property investors and entrepreneurs in the UK right now.   KEY TAKEAWAYS  Financial markets are unsettled due to worsening US economic data, this could lead to interest rate drops of around 1% in the US by the end of 2024, with the UK likely to follow suit. The UK government is considering French style hardship tests for tenant evictions, potentially banning evictions if renters are found to be worse off, which could lead to stricter tenant referencing and higher rents. Labour's promised "biggest house building program in Britain for two generations" is met with scepticism, as similar promises by previous governments have failed to materialise due to lack of resources and planning reforms. Rent prices in the UK have hit record highs, with the average rent outside

Mark revisits a previous episode this week and discusses one of the questions he repeatedly gets asked, whether it is worth using additional cash to pay off your mortgage or if it is better to invest it elsewhere? Join Mark in this episode to hear his thoughts and answers to this common question.   KEY TAKEAWAYS If you are even slightly disciplined you should not pay your mortgage off. If you are worried about interest rates then look at fixed rate mortgages. If you can invest your cash somewhere else, you will earn more back on that lump sum than you will be paying in interest on your mortgage. Property is still by far the best investment opportunity particularly in terms of lending from banks; they will always give you a great interest rate on anything you borrow. BEST MOMENTS “Why would you want to pay of your mortgage if you can get consistently good returns by investing in your isa and getting much much higher investment returns”   “You’ve got to make your money work for you, no one else wi

Mark and Kevin dissect the recent UK general election results, exploring potential impacts on property investment, economic policies, and the future political landscape. Mark also shares his thoughts on navigating the changing market, seizing opportunities amidst current challenges, and adapting investment strategies. KEY TAKEAWAYS Labour's victory was significant but not as large as initially predicted, with the Conservatives performing better than expected despite their worst result since the 1830s. Interest rates are expected to start declining in the second half of 2024, with a gradual decrease over the next 3+ years, potentially settling between 2-3%. The property market is likely to see an uptick once interest rates decrease, as incomes have risen and house prices have rebalanced, creating opportunities for investors. Buying properties through limited companies offers tax advantages, allowing full mortgage interest to offset against rent for tax purposes. Nigel Farage's presence in Parliament cou