20+ Years in Property Investment - My Biggest Lessons Learned

It’s hard to believe it’s been two decades since I took my first step into the world of property investment. What started with one small buy-to-let has grown into a portfolio that spans serviced accommodation, developments, and joint ventures. Along the way, I’ve seen booms, busts, rate hikes, regulation changes, and just about every type of tenant you can imagine. But through it all, the journey has been one of growth, resilience, and constant learning.

If you’re early on in your journey or looking to scale, I want to share some of the biggest lessons I’ve learned over the last 20 years—not from books or podcasts, but from real wins, real losses, and everything in between.

1. Property is Simple, People Make it Complicated

The fundamentals of property haven’t changed: buy well, add value, and manage effectively. Yet, I’ve watched countless investors overcomplicate it with over-leverage, chasing shiny objects, or analysis paralysis. One of the best decisions I made early on was to stick to a strategy, learn it inside out, and scale it with discipline.

2. Your Network is Your Net Worth

There’s no deal I’ve done that hasn’t involved relationships—brokers, builders, letting agents, investors, or mentors. The more I surrounded myself with experienced, ethical, like-minded people, the more my opportunities grew. If there’s one piece of advice I’d give a new investor, it’s this: go to the networking events, ask questions, offer value. The ROI is immeasurable.

3. Challenges Will Happen—Expect Them, Don’t Fear Them

I’ve had refurb projects run over by months, interest rates double mid-deal, and strategies shift overnight due to legislation. What separates successful investors isn’t that they avoid problems—it’s how they respond to them. I learned to build in buffers, stay calm, and always have a plan B.

4. Timing the Market is a Gamble—Time in the Market Wins

Yes, I’ve made money buying at the right time. But I’ve made more money by holding good assets in great locations for the long term. Property is not a get-rich-quick game, and every investor I know who’s built lasting wealth did it through patience, consistency, and reinvestment—not chasing quick wins.

5. Systems & Teams Build Freedom

For years, I wore every hat—viewings, refurb oversight, guest communication, direct business sales, management. It worked until it didn’t. The real breakthrough came when I started treating property like a business. Hiring the right people, investing in systems, and trusting others gave me the bandwidth to scale and strategize instead of firefighting.

6. Emotion is the Enemy of Good Investing

Early on, I let gut feelings and attachment steer decisions—buying in areas I “liked” or keeping underperforming assets too long. Over time, I learned to trust the numbers, not the narrative. If a deal doesn’t meet your criteria, walk away. If a property no longer serves your goals, let it go.

7. The Best Deals Are Often Off-Market—and Built on Trust

Some of my best investments never hit Rightmove. They came from relationships—agents who trusted me to move fast, JV partners who brought me in before launching a project, or landlords looking for quiet, straightforward exits. That kind of access only comes when you build a reputation for being reliable, ethical, and easy to work with.

8. Don’t Just Build a Portfolio—Build a Brand

This one took me years to understand. In today’s world, people don’t just invest in property—they invest in people and brands they trust. Whether it’s attracting JV partners, direct bookings, or investor capital, your online presence, your communication, and your consistency matter. That’s why I launched our brand Noki Stays—not just to showcase our work, but to build credibility and connection.

9. Cashflow is King—but Capital Growth is the Kingdom

Positive cashflow keeps the lights on, but capital growth builds long-term wealth. The sweet spot? Assets that give you both. That’s why I moved into serviced accommodation and developments—because with the right strategy, you can generate income now and set yourself up for exponential growth later.

10. Keep Evolving—or Risk Falling Behind

The market changes. Guest expectations shift. Regulations tighten. What worked in 2010 might flop today. That’s why I’ve stayed open to learning, testing new models, and constantly reviewing my strategy. Being adaptable isn’t optional—it’s a requirement if you want to thrive over decades.

more than 20 years in, and I still feel like I’m learning every day. But if I had to sum it all up, I’d say this: play the long game, build great relationships, focus on value—not hype—and never stop evolving.

📩 Want to learn from my experience or discuss your own property goals? DM me—I’m always happy to chat with my fellow investors.

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