Hey everyone, Rob B here with Rob D and you are listening to the property podcast.

This week we shatter a belief system and it needs breaking because so many people are investing the wrong way.

So many people are costing themselves. Meaningful returns. Lifechanging amounts in fact.

We go through our beliefs, but we go more importantly beyond beliefs.

We show you the numbers.

The difference it will make to you as an investor is dramatic when you look at these numbers.

This week you can find out if you're invested in the right way,

or are you making a huge financial mistake?

Welcome to the Property Podcast. In case you don't know, we run a business that buys

more than £100 million worth of property every year. You can find out about that at

property hub.net slash invest. Obviously, when we're making those investments, a huge consideration is where we invest. It's something we feel very strongly about because we've seen the difference it makes. And today, we're going to lay it all out for you with real numbers. In this week's news story, I'm sad to report a death. The death of flipping. Yes, the practice of buying homes, doing them up and selling

them on again that powered so much TV for so long seems to be, well, maybe not dead, but certainly

really suffering. That's according to Hampton's data that shows that if you look at the number

of homes that were bought and then sold on again quickly afterwards, that made up 2.4% of

transactions in 2016 and only 1.5% of all

transactions today. And there are various reasons why Flipps have been harder and less popular.

So building materials and labour over the last few years, of course, have been a lot more expensive.

The market in general has not been helpful. Flipper has always been something that only really works in a rising market. You need the market to help you out. And that hasn't been happening for pretty much all of the last decade in most of the country. But a big one that Hamptons put the finger on is stamp duty. So, of course, now investors are paying 5% more stamp duty than residential buyers. It was 3% for a large amount of that period.

And that has just made it so hard to make the numbers add up. Because for a flip to be profitable,

you need to be adding value over and above the cost of your refurbishment, but also over and above

your transaction costs. And that extra stamp duty has pushed transaction costs right up.

And in fact, according to this research,

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