Property Investment, Sourced and Assessed by People Who Invest Themselves
We source buy-to-let, flip and HMO opportunities, or manage the complete HMO investment process from purchase to letting. Every opportunity is financially appraised and planning-checked before you make an offer.
Property Sourcing and the HMO Investment Package
Choose property sourcing as a standalone service, or continue with the full HMO Investment Package.
Property Sourcing
We source and assess properties for buy-to-let, flips, own use and HMO investment.
- Targeted sourcing against your agreed brief
- Purchase price, comparables, likely costs and planning position considered
- Development potential checked by an MRTPI chartered planner if required
Property sourcing · Fixed sourcing fee
HMO Investment Package
The same sourcing service, with continued support through refurbishment, letting arrangements and preparation for an intended refinance.
- Planning and HMO checks completed before an offer
- Refurbishment consultancy and coordination
- Guidance through compliance, furnishing and letting
Sourcing + refurbishment coordination + performance fee
Property Sourcing: Source & Buy
Whether you are looking for an HMO, buy-to-let, refurbishment project or property for your own use, we begin by agreeing your requirements and sourcing opportunities against your brief. We assess the figures, review comparable evidence and check the relevant planning position before you decide whether to make an offer.
Agree Your Brief
We establish your budget, intended use and key requirements.
Source and Assess
We provide an understanding of the purchase price, comparable evidence, likely costs and the relevant planning position.
Get the Deal Done
We negotiate and secure the deal for you.
For sourcing-only clients, our involvement ends here. You pay the fixed sourcing fee and take the property forward yourself, with no obligation to instruct us for any further services.
The HMO Investment Package
If you want continued support after HMO sourcing, the HMO Investment Package takes the same Source & Buy stage and adds refurbishment consultancy and coordination, followed by letting arrangements and preparation for an intended refinance, subject to market conditions and lender and valuer approval.
- Source and buy Agree your brief, source, assess and buy
Source & Buy details
We identify HMO investment opportunities with strong potential. We aim to source below market value wherever possible, for the most profitable outcome.
- Targeted deal sourcing, full due diligence before any offer
- Full deal analysis & stress-testing
- Article 4 and planning check before an offer
- Density check against council limits before an offer
- Purchased in client’s new or existing company
- AML checks completed on all investors
- Refurbish Refurbishment consultancy, coordination and communication
Refurbishment details
We introduce you to the appointed builder and act as your single point of contact throughout. We do the legwork: we find the right professionals, gather updates and quotes, and present every decision to you clearly, so you stay in control and we keep everything moving.
Who does what: you contract directly with the appointed builder, who is responsible for delivering the building works. KAJ provides refurbishment consultancy, coordination and communication and is not the building contractor. You approve all appointments, contracts, costs and material decisions.
- Introduction to the appointed builder (you contract with them directly)
- Introductions to architects, M&E and the other professionals you need
- Guidance on Building Control, HMO licensing and compliance certificates
- Progress updates, quotes and proposed extra works presented to you for sign-off
- Guidance on furnishing to specification
- Refinance and let Arrange the refinance, then let the property
Refinance & Let details
Our aim is a compliant HMO with letting arranged and the property prepared for a commercial valuation and an intended refinance, subject to market conditions and lender and valuer approval.
- Social housing provider contract arranged (where applicable)
- Or specialist HMO letting agent appointed
- We aim for commercial refinance at 75% LTV, subject to lender and valuer approval
- Capital aimed to be returned for reinvestment (not guaranteed)
- Targeting positive cashflow once let, not guaranteed
Fixed fees. No surprises.
Stage 1 — Sourcing fee (fixed, banded by agreed purchase price)
Identifying and securing the right property. This fee is the same whether you’re taking the full HMO Investment Package or sourcing only. If you instruct us for Stage 1 alone, the sourcing fee is the only fee you pay us — there is nothing further, and no obligation to take Stages 2 or 3.
View Stage 1 fee table
| Agreed purchase price | Sourcing fee | Reservation fee on signing | Balance on legal completion |
|---|---|---|---|
| Up to £174,999 | £4,500 | £1,575 | £2,925 |
| £175,000 – £274,999 | £5,750 | £2,000 | £3,750 |
| £275,000 – £499,999 | £6,000 | £2,100 | £3,900 |
| £500,000 and above | Bespoke quote | Agreed in writing | Agreed in writing |
No VAT added. Fees are fixed. KAJ Property & Planning Ltd is not currently VAT registered, so no VAT is added to the prices shown.
Stage 2 — Refurbishment consultancy and coordination
5% of the total agreed build cost payable on practical completion. This covers introducing you to the appointed builder and the professionals you need, acting as your single point of contact, and presenting every update, quote and decision to you, so you stay in control without the day-to-day legwork. HMO Investment Package only.
Stage 3 — Performance fee
15% of the net equity created payable on completion of the refinance. This is a standard fee for clients who choose the full HMO Investment Package, and is set out and agreed in your terms of engagement before any work begins. If no equity is created, no performance fee is payable. Net equity created means the post-works valuation less the total all-in cost of the project, including our own Stage 1 and Stage 2 fees. You keep 85%.
No work begins and no payment is taken until the scope, fee and relevant terms have been agreed in writing.
Cleethorpes: 5-bed HMO — bought unmortgageable, March 2026
A previous completed project, with the purchase, refurbishment, refinance and operating figures set out below.
View project figures
| Item | Figure |
|---|---|
| Project figures | |
| Purchase price (March 2026, bought unmortgageable) | £60,000 |
| Refurb, reconfiguration, furnishings, fees & licensing (stamp duty included) | £71,014.59 |
| Total invested | £131,014.59 |
| Refinance valuation | £185,000 |
| Refinance at 75% LTV | £138,750 |
| Less bridging finance to repay | −£89,578 |
| Cash available after bridge repayment* | £49,172 |
| Capital left in the deal* | £81,842.59 |
| Equity retained (valuation less refinance borrowing) | £46,250 |
| Net operating income (NOI) at full occupancy | £14,929/yr |
| Cashflow at full occupancy after interest at 4.5% interest-only, before tax | £8,685.25/yr (£723.77/mo) |
| Net yield on valuation at full occupancy | 8.1% |
| ROI | 41.2% |
| ROE | 18.8% |
Important assumptions and definitions
* Cash available after bridge repayment is refinance loan proceeds left once the bridging finance is repaid. It is not profit and not a guaranteed cash extraction, and it is shown before refinance fees and lender charges. Substantial capital (£81,842.59) remains in the project. Actual refinance proceeds depend on lender terms, valuation, fees and any lender retention.
NOI, cashflow, yield, ROI and ROE assume all five rooms are occupied. At the time reflected in the valuation pack, two rooms were let and three were being marketed. Mortgage interest is calculated at 4.5% interest-only.
Refinancing costs, arrangement fees, valuation fees, legal fees, voids, repairs and tax are not included.
NOI: rent after operating costs, before mortgage interest and tax. ROI: value uplift (valuation less total invested) compared with total invested. ROE: annual cashflow after interest compared with retained equity. Capital may be at risk.
What the numbers actually look like
Here’s a clear, illustrative worked example of a 6-bedroom HMO bought and converted through our HMO Investment Package, with every cost and all our fees included. It is written so a first-time investor can follow each step. This is an illustration only — not a guaranteed valuation, refinance amount or investment return. Every deal is different and is presented to you in writing before you commit.
All figures below are illustrative and rounded to the nearest pound where appropriate. They are not a projection, forecast or promise of returns.
| Headline | Illustration |
|---|---|
| Purchase price | £110,000 |
| Total all-in project cost (all fees included) | £246,862 |
| Gross annual rent | £50,700 |
| Net operating income after 20% operating-cost allowance | £40,560 |
| Target valuation | £320,000 |
| Illustrative refinance at 75% LTV | £240,000 |
| Cash remaining in the deal after refinance | £6,862 |
| Equity retained in the property | £80,000 |
On this illustration, a 75% LTV refinance at the target valuation returns £240,000 — 97% of the £246,862 total invested. £6,862 remains in the deal. The investor retains £80,000 of equity in the property.
See the step-by-step breakdown
How gross rent is calculated
Six rooms let at £162.50 per room per week.
| Step | Calculation | Amount |
|---|---|---|
| Gross weekly income (6 rooms) | £162.50 × 6 rooms | £975/week |
| Gross annual rent | £975 × 52 weeks | £50,700 |
| Gross monthly rent | £50,700 ÷ 12 | £4,225 |
Total project cost before the performance fee
Every cost to acquire, convert and furnish the property, plus Stage 1 and Stage 2 fees. The performance fee is calculated separately below.
| Item | Amount |
|---|---|
| Purchase price | £110,000 |
| SDLT | £5,500 |
| Legal and purchase costs | £4,000 |
| Bridging finance interest (6 months at 0.9%/mo on £82,500) | £4,455 |
| Survey and insurances | £500 |
| Refurbishment works | £100,000 |
| Stage 1 — Sourcing fee | £4,500 |
| Stage 2 — Refurbishment consultancy and coordination fee (5% of works) | £5,000 |
| Total before performance fee | £233,955 |
Equity created and the performance fee
| Calculation | Amount |
|---|---|
| Target valuation | £320,000 |
| Less total before performance fee | −£233,955 |
| Net equity created before performance fee | £86,045 |
| Stage 3 — Performance fee (15% × £86,045) | £12,907 |
| Total all-in project cost | £246,862 |
£86,045 of equity is created before the performance fee. KAJ’s Stage 3 fee is 15% of that — £12,907 — leaving the investor with £73,138 of equity in the property over and above the £6,862 remaining in the deal.
KAJ fees summary
| Fee | Amount |
|---|---|
| Stage 1 — Sourcing fee | £4,500 |
| Stage 2 — Refurbishment consultancy and coordination fee (5%) | £5,000 |
| Stage 3 — Performance fee (15% of £86,045) | £12,907 |
| Total KAJ fees | £22,407 |
Illustrative refinance position
| Refinance calculation | Amount |
|---|---|
| Target valuation | £320,000 |
| Illustrative refinance at 75% LTV | £240,000 |
| Total all-in project cost | £246,862 |
| Cash remaining in the deal after refinance | £6,862 |
| Equity retained in the property | £80,000 |
Two Ways to Let
Open market or guaranteed-rent lease?
The worked example above is based on letting rooms on the open market. Some investors prefer to lease the whole property to a social housing provider instead. Neither is better. It depends on whether you want maximum income or maximum security.
Open-market letting
- Higher potential gross income
- Higher operating costs and more active management
- Greater exposure to voids and repairs
KAJ does not guarantee the rent achieved.
Guaranteed-rent lease (social housing)
- For the term of the relevant lease
- Subject to the terms of that lease
- Subject to the provider meeting its contractual obligations
KAJ does not guarantee the rent or the provider’s performance.
How we manage project risk
Planning and licensing position checked before an offer
Costs include a 10% works contingency
Figures stress-tested against a 2% interest-rate rise
Building works controlled through a JCT contract and milestone payments
The property is purchased through an SPV owned by the investor
The people you’ll actually be dealing with
You will deal directly with Kane and Abbie throughout, rather than being passed between separate sales, sourcing and project teams.
Kane has over eight years’ experience in UK residential property and is Agency Lead for a bespoke London estate agency specialising in sales and lettings. He has handled hundreds of transactions of every type, from lower-value homes to high-value properties, working closely with solicitors and mortgage brokers throughout. He has worked with high-net-worth individuals and property investment companies across the UK, and brings a background in land acquisition and a sharp eye for development potential and deal viability. Every opportunity he presents has already been costed and stress-tested, and Kane is an active HMO investor building his own portfolio.
- 8+ years in UK residential property
- Google Project Management Certificate – Foundations of Project Management
- Level 7 Advanced Diploma – Project Management
Abbie is a Chartered Town Planner and Team Leader within a Local Authority Development Management service, with extensive experience across residential, commercial and mixed-use development. She knows exactly how planning applications are assessed and where the risks lie, and is an active HMO investor building her own portfolio.
- BSc (Hons) Property & Planning (RICS accredited)
- MA Urban & Regional Planning
- MRTPI
We invest in HMOs ourselves. We’re both HMO investors, building our own portfolios using the same Buy, Refurbish, Refinance, Rent strategy we offer our clients. We know exactly what the numbers need to look like and what it takes to make a deal work for profitable, passive income and long-term wealth. We do for our clients what we do for ourselves.
Questions we get asked
Is this guaranteed?
Can I just use you for sourcing?
Do you work on flips as well as HMOs?
Are you regulated?
What happens if the refinance down-values?
What if no equity is created?
Do I own the property?
How much of my own due diligence do I still need to do?
Is VAT added to your fees?
Who is responsible for the building work?
Interested in property sourcing or our HMO Investment Package?
Tell us about your situation, how much you’re looking to invest, what exit strategy suits your goals, and whether you want sourcing only or the full HMO Investment Package.
No commitment required. We’ll come back with a straight answer on whether we can help and what that would look like.