You put in the deposit. We source, refurbish, let, and manage everything. You own the asset, earn the income, and pull your capital back out through refinance.
A fully transparent joint venture — you bring the deposit, we bring everything else.
You invest your deposit — typically 25–30% of the purchase price. A bridging loan covers the remaining 70–75%, secured against the property. No large mortgage in your name yet.
💷 Your Capital InOur team locates off-market Victorian properties in South-East London primed for HMO conversion, typically acquired 10–20% below market value. We handle the entire purchase process.
🔍 Off-Market SourcingComplete HMO conversion: planning, building regulations, fire compliance, HMO licensing, en-suite bathrooms, designer fit-out. Every certificate secured. This dramatically increases the Gross Development Value.
🏗️ Full ConversionOnce tenanted, we get a RICS valuation at the new GDV and refinance with a BTL lender at 75% LTV. This pays off the bridge in full — and any surplus is returned directly to you, reducing your net capital invested.
🏦 Bridge Repaid · Surplus to YouThe property is in your name. We manage everything — tenants, maintenance, compliance, statements. You receive 50% of net rent after mortgage payments every month. We take 50% as our management fee.
🔑 Asset in Your NameAfter 3–5 years of property appreciation, we refinance again at the higher GDV — releasing a further lump sum to you. In the best cases, you end up owning a fully tenanted asset with zero net capital remaining in it.
📈 Pull Your Money OutModel your exact deal. Includes SDLT, purchase costs, refurbishment extras, and a 5-year comparison against alternative investments. All figures are illustrative projections.
⚠️ Illustrative projections only. Not financial advice. Capital at risk. SDLT rates as of 26 March 2026.
A complete OES JV deal — Victorian terrace in Deptford, acquired below market, converted to a 10-room HMO, refinanced 12 months later with full investor capital returned.
How deal viability changes as yield moves. Below 6%, investor capital is fully returned. Above 7%, capital may remain in deal.
| Yield | GDV | Refinance (75%) | Cash After Bridge | Surplus / Gap | Status |
|---|---|---|---|---|---|
| 5% | £1,632,000 | £1,224,000 | £500,400 | +£275,400 | Strong |
| 6% ← Base Case | £1,360,000 | £1,020,000 | £296,400 | +£71,400 | ✓ Full Return |
| 7% | £1,165,714 | £874,285 | £150,685 | −£74,315 | Partial |
| 8% | £1,020,000 | £765,000 | £41,400 | −£183,600 | At Risk |
⚠️ Figures are illustrative projections based on the stated assumptions. Actual returns depend on market conditions, final refurbishment costs, achieved rents, and RICS valuation at refinance. This is not financial advice.
From property search to managing your tenants years later — we handle every element.
Off-market Victorian properties in SE London, typically 15–25% below market value, with strong HMO potential.
Pre-acquisition structural surveys, HMO feasibility, and planning consultation before any money is committed.
Architects, planning consultants, and structural engineers handle all applications and council liaison.
Complete HMO conversion: fire doors, alarms, EICR electrics, en-suites, designer fit-out — to full Building Regs.
Gas Safety, EICR, Fire Commissioning, EPC, HMO Licence — all secured before any tenant moves in.
Full HMO licensing managed start to finish — property legally compliant and approved before launch.
RICS valuation arranged, BTL mortgage drawn, bridging repaid — surplus returned to investor.
Full lettings, tenant management, compliance, maintenance, monthly statements — permanently. You receive income.