Aarti - The Sh*t Hole Hunter

Podcast Summary: Deji Nehan & Aarti Auction

This episode is a practical and engaging conversation about UK property auctions, distressed properties, buying and selling at auction, legal packs, pricing, negotiation, investment strategies and building a property business through personal branding.

Aarti, founder of Aarti Auction, explains how she built a distinctive personal brand around property auctions, specialising in distressed, uninhabitable and unusual properties. She shares valuable insights for both property sellers and buyers, particularly around reserve prices, guide prices, legal packs, post-auction negotiations and having multiple exit strategies.

A major theme throughout the conversation is that auction success is not simply about winning a property—it is about understanding the numbers, legal obligations, risks and opportunities before you bid.

The conversation also moves beyond property into entrepreneurship, personal branding, cash-flow management, mindset and the importance of building a sustainable business.

Podcast Timestamps

1. 12:16 — How to Sell a Property Through Auction

Aarti explains the auction process from a seller's perspective, including setting the reserve price, preparing the property, marketing, the importance of approximately four weeks of marketing and what happens once the hammer falls.

Key takeaway:
Once the hammer goes down, the sale becomes legally binding, with a 10% deposit taken and the buyer required to complete within the agreed timeframe.

2. 14:07 — Guide Price vs Reserve Price: How Auction Pricing Works

This is particularly useful for property owners considering selling through auction.

Aarti explains why a property may be advertised below the amount the seller actually wants to achieve and how competitive bidding can drive the final price higher.

Key takeaway:
The guide price attracts bidders, while the reserve price protects the seller.

3. 15:16 — How to Determine the Right Reserve Price

Aarti explains the factors that influence the reserve price, including:

• Existing mortgages or debt
• Number of beneficiaries
• Property location
• Comparable properties
• Investor profit requirements
• Refurbishment costs
• Seller's risk appetite

Key takeaway:
A reserve price shouldn't simply be based on what the seller wants. It needs to leave enough room for the buyer to see the property as a viable investment.

4. 19:04 — The Power of Post-Auction Negotiation

One of the biggest opportunities for buyers is often overlooked: unsold auction properties.

If a property fails to reach its reserve, the seller may still be motivated to sell.

Key takeaway:
An unsold property can put the buyer in a stronger negotiating position. You may be able to negotiate both the purchase price and completion timeline.

5. 22:01 — Use the Legal Pack to Understand the Seller

This is a particularly clever auction strategy.

Aarti explains how the legal pack can reveal who the seller is—for example, a property trader, company or individual who has inherited the property.

Key takeaway:
Understanding who is selling can help you assess how flexible they might be on price and completion.

6. 23:15 — What to Look for in an Auction Legal Pack

Arguably one of the most important sections for potential auction buyers.

Aarti warns buyers not just to look at what is in the legal pack, but what is missing.

She highlights potential issues including:

• Seller's legal costs
• Tenant arrears
• Special conditions
• Title complications
• Possessory title
• Other hidden financial obligations

Key takeaway:
The legal pack can make or break an auction deal. Never bid simply because the property looks cheap.

7. 28:56 — Know Your Numbers Before You Bid

Aarti and Deji discuss the importance of understanding the true cost of purchasing at auction.

Buyers need to account for things such as:

• Purchase price
• Buyer's premium
• Solicitor's costs
• Refurbishment
• Finance costs
• Other auction charges

Key takeaway:
Don't ask only, "Can I afford the bid?" Ask, "Does the entire deal still work after every cost is included?"

8. 30:59 — Always Have Multiple Exit Strategies

This is highly relevant for property investors.

Aarti explains that if your original plan was to renovate and flip a property, but costs increase or the market changes, you need another option.

Possible alternatives could include:

• Holding the property
• Renting it out
• Buy-to-let
• Social housing
• Short-term letting
• Adding further value

Key takeaway:
Never build an investment deal around only one exit strategy.

9. 42:43 — Cash Flow Is Critical When Building a Property Business

Aarti gives a realistic insight into entrepreneurship and property.

She explains why savings and alternative income having is important because property transactions don't happen every day.

Key takeaway:
Before leaving employment or relying completely on your new property business, make sure you have cash flow, savings and controlled expenses.

10. 45:40 — The SAVERS Routine for Personal Growth

The conversation shifts from property to personal development.

Aarti explains the SAVERS morning routine:

• S — Silence
• A — Affirmations
• V — Visualisation
• E — Exercise
• R — Reading
• S — Scribing/Journaling

Key takeaway:
Success isn't only about buying more property. Aarti emphasises developing the mindset, habits and discipline required to achieve your goals.

Connect with Aarti Auction:
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Connect with Deji Nehan:
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Connect with Auction360:
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