The Property Apprentice

The Property Apprentice Hello! Welcome to my FB Page – My name is Craig Sullivan and I am The Property Apprentice! I was a sponge.

I help empower people to get into property whether that be via one of my “BIG UP THE GRAFTERS” videos on Instagram or whether you Joint Venture with me on a HMO project (and everything else in between). I’m a hands-on Property Developer based in Medway (North Kent) where I’ve gone all-in on Student HMO’s and built a multi-million-pound property portfolio with a healthy six-figure income stream. On

the side of that, I’ve built the largest Student HMO Lettings and Management Agency in Medway which not only manages my personal properties but local landlord’s stock too – we now have over 60 HMO’s and over 250 Tenants. Before Property I was working in London for large media and content companies such as The Walt Disney Company, Time Warner and Viacom. I started off as an intern and cut my teeth in the Corporate World at Disney. I went in wide-eyed and surrounded myself with people who were at the top of their game; in Marketing, Finance, Sales and Strategy. I applied my high energy and work ethic being the first in and last to leave and it paid off as I was offered a full-time role which funded my first project. Property started off as means of making a little bit of money on the side and not having to stay in crap accommodation while studying at University, however this quickly snowballed into an opportunity to create a lucrative property business, achieving financial freedom and life changing wealth. I now help empower people to get into property whether that be via one of my “BIG UP THE GRAFTERS” videos on Instagram or whether you Joint Venture with me on a HMO project (and everything else in between). If you’re in need of help in property, want better returns on your money or just want to say “Hi” – please just reach out and let me know.

🏡🔑 CHECK-IN DAY — PART 1 COMPLETE! ✅What. A. Day. 👏After weeks of summer changeovers, refurbishments, maintenance, clean...
01/09/2026

🏡🔑 CHECK-IN DAY — PART 1 COMPLETE! ✅

What. A. Day. 👏

After weeks of summer changeovers, refurbishments, maintenance, cleaning, paperwork, inspections, tight deadlines and the inevitable last-minute surprises… Part 1 of our HAUSI check-ins is officially DONE! 🎉

And the team absolutely smashed it. 💪

A huge shout-out to Joanna, Momo & Kelsie for the hours, weekends and hard work that went into getting everything ready behind the scenes.

This year we also wanted to make check-in feel a little different.

So we teamed up with local Gillingham bakery Rocket & Rolls 🍰☕️ to create a refreshment station at HAUSI HQ for our new tenants and their families.

Fresh cakes. Pastries. Matcha. Keys collected. Happy tenants.

Safe to say… it went down an absolute storm. ❤️

For us, it’s about more than handing over a set of keys. We want our tenants to feel welcome from the moment they arrive — while giving our landlords confidence that their properties are being properly looked after.

Part 1 complete. ✅

Now regroup, reset and…

BRING ON CHECK-IN DAY PART 2! 🚀🔑

And if you’re a landlord across Medway looking for help with your HMO, professional let or property portfolio, drop us a DM. 📩

We’d love to show you what HAUSI can do.

27/08/2026

I said this was coming 2–3 years ago… and now we’re starting to see it play out. 📉

Foxtons has reported around £3 million of previously recognised revenue being reversed, following higher levels of tenants ending their tenancies - particularly within the student market.

And this highlights exactly what I’ve been warning about.

The traditional student cycle has been disrupted.

Without the security of fixed terms, students can give notice and leave earlier. That leaves landlords with a catch-22:

Take the financial hit, leave the property empty and wait for the next student cycle…

OR

Re-let immediately to professionals or another market and potentially leave the student cycle altogether.

For many landlords, diversification may no longer be a choice — it could become a necessity.

We’re only a few months into these changes.

My prediction? The worst is yet to come.

Bring on the next tax year… 👀

04/08/2026

Another student accommodation block has reportedly had to pivot away from students and open its doors to the wider rental market.

I’ve been saying this for years…

The student HMO market is changing.

At Hausi Medway, we’ve seen it first-hand in Gillingham. Competition from purpose-built accommodation is increasing, compliance costs continue to rise, and many landlords are finding that what worked five or ten years ago doesn’t necessarily work today.

That’s exactly why we’ve diversified away from relying solely on students and expanded into professional HMOs, family homes and emergency accommodation.

This doesn’t mean student property is finished, far from it. There are still operators making excellent returns.

But I do think investors need to stop relying on old assumptions and start looking at what’s happening in their own market today.

Property rewards those who adapt.

The ones who don’t… usually learn the hard way.

What’s your take? Is the student HMO market simply evolving, or are we seeing a long-term shift?

Peace ✌🏻

30/07/2026

HMRC recovered £100m from landlords… but the biggest takeaway isn’t the headline, it’s how they are doing it…

The tax system for landlords is becoming more complex every year, and HMRC has more integrated data than ever before.

If you own property, don’t wait until you receive a brown envelope.

Keep accurate records.
Get professional advice.
Plan your tax before year-end, not after.

The best investors don’t just buy well. They manage and operate well too.

29/07/2026

From a tired 4-bed student HMO… to a luxury 7-bed professional house share.

The HMO market is changing, and the landlords who adapt will be the ones still standing in five years.

I’ve spent the last few months converting this property into a 7-bedroom all-ensuite professional HMO, and I genuinely believe this is where the opportunity lies.

Student landlords are leaving the market in their droves.

Why?

📉 Greater void risk.
📉 More regulation.
📉 Falling university demand in some areas.
📉 Higher operating costs.
📉 The Renters’ Rights Bill changing the landscape.

For those prepared to evolve, that creates opportunity.

✅ More motivated sellers entering the market.
✅ Less competition from landlords exiting.
✅ The chance to reposition tired student stock into high-quality professional accommodation.
✅ Growing demand from young professionals who want hotel-quality living without hotel prices.
✅ Higher-quality tenants and a broader tenant pool in many locations.

The days of buying any HMO and expecting it to print money are over.

The future belongs to investors who buy well, create exceptional accommodation, manage professionally and focus on cash flow over speculation.

This project is proof that you don’t have to wait for the market to improve…

Management. Education. Mentorship.

💪🏻

Just left what might be my new favourite coffee spot in Killarney… LUNA ☕🇮🇪I’m sat here with an Americano and quite poss...
18/07/2026

Just left what might be my new favourite coffee spot in Killarney… LUNA ☕🇮🇪

I’m sat here with an Americano and quite possibly the best chocolate hazelnut brownie I’ve ever had… and it got me thinking.

While enjoying a bit of downtime, I was reading some UK economic forecasts and here’s my take…

The UK is on a downward trend for the foreseeable future, heading for a slow squeeze.

Taxes are at record highs and are forecast to keep rising.

Welfare spending is climbing above £400bn, leaving government with little room to cut taxes. This will continue under Labour.

Property owners and business owners will likely face more regulation, higher costs and continued tax pressure, making the environment riskier and returning less.

Economic growth is expected to remain weak, meaning wages won’t keep pace with the rising cost of living.

So who wins?

I’d say the people who own cash-flowing assets. Arguably.

Not because they’ll have it easy but because they’ll have options.

For property investors, the strategy has changed:

❌ Buy and hope for capital appreciation.

✅ Buy (well below) market value, to cover the trend-line
✅ Add value cost-effectively
✅ Focus on cash flow and cutting costs
✅ Keep debt under control

The next five years will be frustrating and restrictive. It won’t destroy investors…

But it will test the forecast numbers on their spreadsheet and separate the professionals from the amateurs, that’s for sure.

Next year’s tax return for many landlords will be very telling once the effects of the Renters Rights Bill are in full force.

15/07/2026

Whatever your politics, this is a line that should never be crossed.

A man has reportedly been arrested after allegedly posting a death threat against Nigel Farage, saying: “I am going to shoot you in the head if you win.”

You can disagree with politicians. You can challenge their ideas. You can vote against them.

But threatening to kill someone because you don’t like their politics is not democracy—it’s intimidation.

If we normalise political violence or threats of violence, nobody wins. Today it’s one politician; tomorrow it could be another.

Debate should be fierce.
Violence should never be part of it.

What’s your view? Has political discourse gone too far?

14/07/2026

Stay hungry. Stay humble. 💯

10/07/2026

Today I received a message saying that all landlords deserve cancer and that I do too.

You can disagree with landlords. You can criticise the housing market. But wishing a life-threatening illness on someone because of their profession is pure hatred.

What’s most concerning is that anti-landlord abuse is becoming increasingly normalised, yet very few people are willing to call it out.

Nobody deserves cancer. Nobody deserves this level of hate.

We need to start condemning this behaviour before it goes any further.

02/07/2026

🚨 Have you seen my update after meeting Ben Beadle, CEO of the NRLA?

I went into the meeting hoping to see a clear strategy to fight for landlords.

I came away with a very different view.

We discussed:
🏠 The housing crisis
📉 Why landlords are leaving the sector
📢 The NRLA’s lobbying strategy
🚫 Whether there is a “red line” that would trigger a stronger response

I also asked one question that changed the tone of the meeting completely:

“If rent caps are introduced, can we agree that’s the line in the sand and it’s time to escalate the fight?”

The response told me everything I needed to know.

If you haven’t watched my update yet, I’d really appreciate you taking a look. Whether you agree or disagree, I’d love to hear your thoughts because this conversation affects every landlord in the country.

🎥 Watch the update and let me know in the comments:

Does the landlord sector need a stronger, more outspoken voice? I think so.

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85 Baden Road
Gillingham
ME71QZ

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