Hey everyone, it's Robby with Rob D and you are listening to the property podcast and we today are

annoying a lot of people. Yes, welcome, perhaps for the last time, for the property podcast.

We run a business that buys more than £100 million worth of property a year for our clients. You can find out about that at property hub.net slash invest. And when we are

thinking about where to invest, we are of course implicitly thinking about where not to invest.

And it's those latter areas that we are talking about today. Yep, we are going to list the

worst places to invest in 2025. So if you want to avoid

making a mistake in the biggest decision you will ever make when it comes to your investment,

which is where to buy, make sure you stick around. It's time for our news story the week. And

this week our new story comes from Hamptons. And the headline reads, how buy to let returns

stack up after a decade of ownership.

Well, Mr. D, how do they stack up?

Well, surprisingly well is the answer, because they are looking at ownership over the last

10 years. As we've spoken about on the show multiple times, the last 10 years, historically

speaking, has been spectacularly bad for property. So I thought that these

numbers would look pretty grim, especially because they have not taken account of leverage.

They've run their figures assuming you're buying purely in cash. So what they've basically done

is taken the cash purchase price, worked out the capital gain, worked out the rental income,

and taken off 30% for costs.

So you can argue about the accuracy of these things all day, but after doing that, the average

annual total return when you had to go to the capital growth and the rental income is 8.6%.

And I think 8.6% is really good, considering what a poor decade this has been, and again, that this is an

unleveraged purchase. It's got a regional breakdown as well, and as will not surprise you, I'm

...