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EP197: £30,600 Annual Rental Income: Transforming an Empty Shop into a Profitable Property Deal
How to Turn an Empty High Street Shop into a £340k Mixed-Use Property Deal | Sam Bastow
In this episode of the YPN Podcast, Ant Lyons is joined by property investor and developer Sam Bastow to break down a real mixed-use property deal that transformed an unloved, long-empty high street shop into a profitable investment.
Sam shares how he purchased a Grade II listed building in Evesham for £188,000, invested approximately £45,000 in refurbishment works, and secured a final valuation of £340,000 — creating three residential flats alongside a commercial shop, all on one title.
You'll discover how Sam approached planning, funded the purchase and refurbishment, and refinanced the property at 75% loan-to-value, leaving virtually no money left in the deal.
In this episode, we cover:
How to spot opportunities in empty high street shops and mixed-use properties.
Negotiating a purchase from £250,000 down to £188,000.
Converting commercial space into additional residential accommodation.
Navigating planning permission for a Grade II listed building in a conservation area.
Funding the project using bridging finance, private investment and personal funds.
Refurbishment costs, contractor management and avoiding unexpected expenses.
Achieving a £340,000 valuation and refinancing through a specialist lender.
Generating £30,600 in annual rental income across the building.
Why affordable commercial rents can help attract and retain long-term tenants.
The risks of commercial conversions and whether mixed-use investing is right for beginners.
How transforming neglected buildings can create homes, support local businesses and revitalise high streets.
Sam also shares a valuable lesson on planning applications: understanding the local authority's development plan and supplementary planning guidance can significantly improve your chances of success.
If you're looking beyond traditional buy-to-let and want to understand how commercial-to-residential conversions and mixed-use investments can create value, this is a real-world deal breakdown packed with practical insights.
9 Oct 2026
Ep195: The 2027 Lending Outlook: Where the Smart Money in Property Is Going
With the average five-year fix tipping over 6% and landlords selling up ahead of the Budget, the headlines say property is in trouble. So why are experienced investors buying more than ever?
In this episode, Ant is joined by Adam McGhee from Mogul Finance, YPN’s property finance partner, for an honest look at where lending is right now and what’s coming in 2027.
Adam explains why bridging rates have actually come down, why commercial term debt is surprisingly well priced, and why nearly every new purchase is now going into a limited company. He also breaks down the supported living boom, including how yield-based commercial valuations can push a property’s value well above its bricks-and-mortar figure, what lenders look for in a care provider, and the fake leases you need to watch out for.
Plus: the mixed-use opportunity on the high street, the one question Adam asks every new investor, and why the best deal you ever do might be the one you walk away from.
2 Oct 2026
EP194: Using a SSAS to Fund Property Deals: Ash Gore's Pension-Powered Portfolio
In this episode, we're joined by Ash Gore from Teesside, who spent 16 years working rotations in oil and gas across the North Sea, Kazakhstan, Egypt and Iraq before going full-time in property in 2022.
Ash talks us through three very different deals. First is a fire-damaged house he bought from a work colleague for the £145K left on the mortgage. After a £23K refurb and three months of work, it sold for £245K before it even hit the market, making around £52K profit. Next is a derelict former butcher's shop in Guisborough that had sat empty for five years. Ash bought it for £125K using funds from his SSAS, then lost a blue-chip tenant two weeks before they were due to move in. He turned it around with two tenants paying a combined £32K a year on a seven-year lease, leaving no money in the deal. Finally, he bought a 10-property portfolio on a single title in Northumberland for £1M. It was valued at £1.495M, and he has already increased the rent roll from £80K to £90K in six months.
We also cover:
How Ash used his pension and a SSAS to unlock £130K to fund his deals
Why future-proofing a commercial unit saved the Westgate deal
Finding portfolio deals hidden in the commercial section of Rightmove
Handling a difficult vendor and bridging lender to get a £1M deal over the line
Why telling everyone what you do brings deals to your door
Adjusting to life at home after years of working away
Inside a recent episode
Girl power in business and property - Episode 25
Published 1 Dec 2019 · Transcript excerpt
[…] So, you know, all of this knowledge is helpful in theory, but it's, you know, then go out and start talking to people who are actually doing it again for that, you know, what we were saying earlier is like ideas, tips, practical suggestions of like what happens next, you know, what was your experience with X, Y and Z, whatever. […]
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