In this post, I’m going to walk you through where you should consider buying investment property in 2025. Along the way, I’ll also address some common questions—like why property prices seem so high in the UK, and what’s likely to happen to the market in the months ahead.

Now, people often ask me, “Simon, where’s the next hotspot?” My answer usually surprises them. After 30 years of investing and over two decades teaching people how to become successful property investors, I can tell you this: I don’t invest in hotspots. And here’s why.

By the time an area becomes a hotspot, it usually means prices have already risen due to demand exceeding supply. The media has caught on, buyers are rushing in, and you’re likely too late to grab a real bargain. The key to successful property investing isn’t chasing headlines—it’s finding areas before they boom. But that’s incredibly difficult to time. Instead, I recommend a much more reliable approach.

The best place for you to start your investment journey in 2025 is close to home—where you live or work. Why? Because you already understand the area. You likely know which neighborhoods are desirable, which streets to avoid, and what a good deal looks like when it pops up. This local insight gives you a massive edge and helps you become a true expert in what I call your “Goldmine Area.”

Now, you might be thinking, “But Simon, property prices are sky-high where I live.” If that’s the case, consider expanding your search within a 45-minute drive. There are often nearby areas with lower purchase prices, but similar rental demand, which means better cash flow and higher returns. It’s not always about the cheapest properties—it’s about the ones that stack up, where the numbers make sense and the investment performs well over time.

Even if you’re drawn to big cities—which do offer high demand—you need to be smart about where you buy. It’s not about where you would live. It’s about what works for your tenants. If the property suits their needs and budget, that’s what matters. And if you want less competition while still benefiting from proximity to a city, focus on the satellite towns. These commuter areas often have lower prices, decent rental yields, and far fewer investors fighting over deals.

If investing close to home isn’t an option—or you want to branch out—you can invest remotely. Many of our Property Mastermind clients do just that. Some even invest in the UK while living abroad. But how do you pick an area when you’re not based there?

Don’t chase hotspots. Instead, look for areas where the population is projected to grow faster than average. This is usually driven by job creation—new infrastructure, hospitals, universities, business parks. When employment increases, so does demand for housing. That’s where prices tend to rise, and where strong rental demand follows.

But before diving into a remote market, do your homework. Look for areas where you have some kind of connection. Maybe you went to university there, used to live there, or have family nearby. Familiarity helps. Even if you’re not local, it’s crucial that you visit the area at least occasionally to view properties, meet with agents, and build your network. And importantly, if you’re investing remotely, you’ll need to have people on the ground—letting agents, builders, tradespeople—because managing it yourself isn’t sustainable or advisable.

If you’re serious about remote investing, attending a local Property Investors Network (pin) meeting is one of the smartest steps you can take. I started these meetings back in 2003 because, at the time, there was no real community for investors. Since then, we’ve grown into the UK’s largest and longest-running property network, with over 45 meetings across the country—and even a couple in the Netherlands.

A pin Meetings is powerful because they connect you with like-minded people. You’ll meet others who are investing in the area, hear speakers with years of experience, and find recommendations for local agents, tradespeople, and property managers. If you’re new to an area, there’s no better way to build your local team quickly and effectively.

And here’s something special: if you’ve never been to a pin meeting before, you can attend your first one for free using the voucher code YouTube when booking at pinmeeting.co.uk.

As you build your portfolio, remember this—wealthy people invest for the long term. They aren’t chasing quick cash; they’re creating generational wealth. That’s why I always encourage investors to think beyond the short-term gains and hold properties over time. And as long as you’re following the five golden rules I outline in my book Property Magic—buy from motivated sellers, ensure strong rental demand, make positive cash flow, plan for the long term, and maintain a cash buffer—you’ll minimize your risk and maximize your reward.

So whether you’re investing locally or remotely, the most important thing is to start with knowledge, build the right team, and commit to a long-term vision. The property market will have its ups and downs, but if you follow the right strategy, you’ll be positioned for lasting success.