The Return: Property & Investment Podcast

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Solving the housing crisis isn’t just about building more.
It’s about the right homes, in the right places, for the people who need them most.
The sharpest edge of that challenge?
Supported housing - for people with learning and physical disabilities, mental health needs and other vulnerabilities. 
It’s vital - but complex.
It demands real care.
And let’s be honest: some players are cutting corners.
This week on the podcast, we covered what actually works for providers who want to grow without compromising on safety, standards or support.
My guests:
@ John Verge – CEO of Golden Lane Housing, Chair of the Learning Disability and Autism Housing Network
@ Nigel Walker – Head of Social and Supported Housing at Lloyds Bank
We cover:
→ How to grow when you have a tiny team (and what to say no to)
→ What funders really look for - and the common mistakes that block investment
→ The biggest missed opportunity: turning empty shops and offices into Supported Living
→ How supported housing can save the public £850M+ each year
→ Real examples of deals that worked - and how others can do the same

This episode is for:
 → Housing providers juggling more rules, upgrades and urgent need
 → Developers wondering if supported housing is worth exploring
 → Councils under pressure to meet growing demand
 → Investors looking to make a difference and a return

P.S. Know someone in housing, investment or the public sector who needs to hear this? Tag them below.

This episode is in association with (and thanks to) Lloyds.
In association with:
https://www.lloydsbank.com/business/industry-expertise/real-estate.html?utm_source=The+Return&utm_medium=podcast+partnership&utm_campaign=sponsored+episode

Guest LinkedIn: 
https://www.linkedin.com/in/johnverge/
https://www.linkedin.com/in/nigel-walker-85225886/ 

Host LinkedIn: https://www.linkedin.com/in/annaclareharper/

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I loved recording a no-fluff episode of The Return 
With @Richard Donnell at Zoopla
(Source of the best insights in the industry.)

The headline?
→ Stop investing like it’s 2021.
→ Start investing like it’s 2026.

We covered what 2025 changes mean for 2026 investors.
Then discussed 2026 ‘must-dos’, including:

Re-underwrite your portfolio.
Assume “normal” rent growth (2-3%).
Stress test higher compliance and running costs.

Face the London maths.
If you want income, be honest.
London can work - but mainly as value-add, or very long term.

Go where the spread works.
Follow yield, not headlines.
(We discussed regional cities like Glasgow, Derby.)

Decide your stance early.
Buy / Build / Upgrade / Sell.
Commit to scaling or shrinking.

Act like an operator.
Sell liability-heavy stock early.
Buy only where pricing reflects the cost of capital.

This episode is in association with (and thanks to) Lloyds.

In association with:
https://www.lloydsbank.com/business/industry-expertise/real-estate.html?utm_source=The+Return&utm_medium=podcast+partnership&utm_campaign=sponsored+episode

Guest LinkedIn: https://www.linkedin.com/in/richard-donnell/
Host LinkedIn: https://www.linkedin.com/in/annaclareharper/

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99% of real estate investors say the model tells the truth.
But in practice, the data is messy.
And the herd is loud.
3 weeks ago, I got to interview a real estate finance hero of mine:
@ Colin Lizieri - Professor of Real Estate Finance 
At the @ university of Cambridge.
And a global authority on how markets really price risk.
In 20 minutes, we dug into:
→ Signal vs noise
Why real estate data is so unreliable 
And quick checks to make sure your assumptions actually stack.
→ Herd-driven mispricing
Real examples - pre-GFC, life sciences, “new paradigm” stories
And how to tell if you’re investing on evidence or FOMO.
→ Bias in ICs
How strong personalities bend models
And simple fixes: written views before IC, a named devil’s advocate,
And backtesting deals where you overruled the numbers.
If you’re an institution or serious SME
trying to avoid buying at the wrong price / wrong time
this one’s worth a listen - link below.

This episode is in association with (and thanks to) Lloyds.
In association with:
https://www.lloydsbank.com/business/industry-expertise/real-estate.html?utm_source=The+Return&utm_medium=podcast+partnership&utm_campaign=sponsored+episode
Guest LinkedIn: https://www.linkedin.com/in/colin-lizieri-996694214/
Host LinkedIn: https://www.linkedin.com/in/annaclareharper/

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Most housing schemes don’t stack in this market. 
Those that do get three things right.
On the latest episode of @ The Return, @ Andy Garnett (CEO, Breck Homes) and @ Dale Parkinson (@ Lloyds Bank) shared what they’re seeing on schemes that actually work:
- Buy smart - not late
Secure land before planning (e.g. through options), or buy at a genuine discount when the timing is right (e.g. around budget changes)
(For 20–30% margins vs <10% if you pay full “with planning” market price.)
- Do more work upfront
The best developers front-load the effort: constraints and layout, valuation feedback, historic issues, flood risk, plus sensitivities (rates, delays, costs).
(All before the offer, to protect margins and avoid surprises later.)
- Move fast and stand by your number
In a slow market, sellers value certainty over a slightly higher price
We also covered:
 - Why relying on a single scheme is a silent killer for developers
 - Where the best opportunities of this cycle might be
Huge thanks to Andy and Dale for a rare, candid conversation - full of ideas you can apply tomorrow, not theory.

Listen via link in comments
This episode is in association with (and thanks to) Lloyds.
In association with:
https://www.lloydsbank.com/business/industry-expertise/real-estate.html?utm_source=The+Return&utm_medium=podcast+partnership&utm_campaign=sponsored+episode
Guest LinkedIn: https://www.linkedin.com/in/andy-garnett-b8308414/
Host LinkedIn: https://www.linkedin.com/in/annaclareharper/

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It’s hard to make housing developments stack in today’s market.
Build costs are up
Policies are changing
Planning is a dragging.
So I asked Alex Notay -
Chair of the Radix Big Tent Housing Commission and one of the most respected strategic voices in UK housing -
what it really takes to deliver 1,000 homes per day.
She shared the big lessons on the podcast, including:
Treat housing as national infrastructure - not just a market product.
Planning + policy + funding must operate as one ecosystem.
Solve for delivery capability, not just land and capital.
Communication matters - complexity without clarity kills momentum.
The biggest risk in the sector? Unintended consequences from siloed decisions.
If you’re trying to develop or retrofit UK housing over the next 2–5 years, this conversation is a powerful scene-setter - first published almost a year ago.
Listen in.
This episode is in association with (and thanks to) Lloyds.
In association with:
https://www.lloydsbank.com/business/industry-expertise/real-estate.html?utm_source=The+Return&utm_medium=podcast+partnership&utm_campaign=sponsored+episode
Guest LinkedIn: https://www.linkedin.com/in/alexandranotayparr/
Host LinkedIn: https://www.linkedin.com/in/annaclareharper/