Episode Overview

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

• Whether property flips are still worth pursuing in 2026
• How one SPP episode helped a listener reduce their maximum auction bid
• Why construction insolvencies and rising trade costs matter to investors
• How Scotland’s 8% ADS is squeezing flip margins
• Why materials, labour, finance costs and tax must all be included
• How managing individual trades can help make the numbers work
• Why assisted sales can reduce upfront costs and avoid ADS
• How profit-share partnerships with builders can create opportunities
• Why bridging delays and collapsed sales can wipe out expected profit
• How architectural design and layout changes can unlock hidden value
• Why larger renovation projects may now face less competition
• Why lower-value “easy flips” are becoming harder to find
• When a portfolio sourcing fee could be justified
• What investors should expect from a paid property sourcing service
• Typical legal costs and extra charges buyers often overlook
• Why Nick and Steven use multiple business banks
• What to check when buying a portfolio with an existing letting agent
• Whether buying or renting commercial property makes more sense

Episode Timestamps

• 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

Useful Links

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Listen to more episodes of The Scottish Property Podcast and explore conversations with investors, landlords and industry experts across Scotland. Browse Episodes

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