Distressed Assets
Property Mentor
REAL EXPERIENCE. REAL RESULTS. OVER 18 YEARS
We are experts in buying and sourcing residential and commercial properties. We buy at property auctions and have a demonstrable, tangible, and successful track record of which we are immensely proud.
Our ability to navigate complex property transactions has not only earned us recognition but also made us a trusted property mentor to aspiring investors.
Our unique strategies, like leveraging distressed assets and pioneering innovative financial structures, have consistently delivered high returns.
The Property Mentor Team
Claire Farrell
Former Director of Legal at Balfour Beatty Construction, Senior Lecturer in Property & Construction Law at Leeds Beckett University & A Practising Property & Construction Solicitor with 25 Years’ Experience, & a Property Investor.
Dominic Farrell
A BSc in Economics and an MBA (Defence), property investor/developer and the author of the UK’s No.1 bestselling property book about auctions, Property Auctions: Repossessions, Bankruptcies and Bargain Properties (4th Edition 2026)
Josh Lee
CeMap – Mortgage & Bridging Finance. Specialist – The UK Adviser
The Property Auction
Professional Mentorship
Our mission is to transform amateur and novice property investors into competent, disciplined, and independent property auction professionals.
Buying below market value, including at auction, is a process, not an event. Success comes from preparation, due diligence, patience, and decisive action, not luck, bravado, or following the herd.
Our property mentorship programme will teach you how to consistently buy property below market value through auctions, distressed assets and genuine off-market opportunities, using process, evidence, and professional judgment. Our mentorship programme is unique because we show you how to put the theory into practice, guiding you throughout the acquisition process, until you feel ready to act independently. We achieve this by building your confidence, motivating you to succeed, and training you to think & act like a professional.
How We Do It
Dominic Farrell uses leadership and motivational skills finely developed as a decorated infantry officer during his extensive military career in the British Army. He will help you become a confident, motivated, and - crucially - independent investor equipped with the skills required to source, analyse, and execute deals anywhere in the UK, in any market conditions.
In particular, you will learn how:
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To assess risk accurately
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To understand seller psychology and legal nuance
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To execute with confidence in live, pre-auction & post-auction environments
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To operate ethically, compliantly, and for the long term
We value discipline over excitement, process over emotion, and results over opinions.
The Property Mentor Programme
This page sets out the formal framework of the property mentor programme. Direct communication includes one-to-one engagement and a structured monthly seminar with Dominic Farrell, and, from time to time may include contributions from selected external specialists, including mortgage, legal, and insurance professionals.
In addition, mentees join the private Property Auction Professional Skool Community, which provides a structured online environment for the exchange of information, insights, opportunities, and peer support. The Skool community also hosts supplementary resources, session recordings, and a weekly digest summarising activity and key updates.
Details of the programme structure are set out below and may be subject to change.
Onboarding
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Complete an online risk profile - The DISC Profile
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One-to-one Zoom with Dominic Farrell
Outcome
- Identifies individual strengths and development areas, along with the goals and fears that typically motivate behaviour
- Establishes personal goals, aspirations, and desired outcomes for the mentorship
Module 1 - How Property Auctions Really Work Based on 18 Years of Experience
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The winning mindset - based on proven military principles
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Securing a competitive advantage
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The auction ecosystem (auction houses, sellers, buyers)
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Wholesale v retail investing
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Conditional v unconditional auctions - which is best?
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Why many amateur investors overpay for property at auction
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Auction psychology & crowd behaviour
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Choosing the right auction strategy for your goals and available capital
Outcome
- Identifies individual strengths and development areas, along with the goals and fears that typically motivate behaviour
- Establishes personal goals, aspirations, and desired outcomes for the mentorship
Module 2 - Finding Profitable Deals Through Professional Research and Analysis
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How to use professional software to find bargain properties
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Types of auction stock
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Selecting locations that work (Liverpool case study - principles applicable UK-wide and overseas)
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Identifying "missed by the market" opportunities - a key auction strategy
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Desktop due diligence
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Risk management
Live demonstration of software and filtering processes
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Understanding how mortgage valuers assess market price & security for the lender
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Targeting grants (free capital)
In-person group visit to a live auction - London (optional)
Outcome
- Enables you to identify your own deals using professional software, quickly eliminate those that don't work, and focus on the most promising opportunities
Module 3 - Legal Packs & Risk Management
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The conveyancing process
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Special conditions of sale, completion timelines, hidden fees, rent arrears clauses, notice to complete
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Title issues, leases, restrictions, charges, mortgages
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Common red flags and deal killers
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Common green flags that others may miss - opportunity
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Selecting and working effectively with solicitors/conveyancers
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When to walk away immediately, and when to pay for legal advice
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Indemnity policies to reduce risk
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Live online Q&A session with a solicitor:
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Legal pack walk-through using real auction examples
Outcome
- Builds familiarity with a legal risk checklist and solicitor briefing template, enabling you to identify major red flags and avoid costly mistakes that catch many amateur investors out
Module 4 - The Numbers That Matter
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Acquisition costs at auction
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Stamp duty, auction fees, & hidden costs
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Yield, net yield v capital growth
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In-built equity at auction
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What return on investment (ROI) means
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Exit strategies:
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flip, BRRR, hold, develop
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Stress-testing deals and cashflow
Live online: follow and discuss a live online auction
Outcome
- Provides you with a realistic understanding of total costs using completed deal appraisal templates, ensuring there are no
hidden surprises after acquisition
Module 5 - Finance & Funding
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Raising finance from non standard sources
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Credit ratings and how to repair them
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Cash v bridging v buy-to-let finance
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Auction timelines and funding risks
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Structuring deals to stay liquid
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Common finance mistakes at auction
Live online Q&A session witha bridging and mortgage broker:
Bridging finance, mortgage finance, and BRRR strategies
Outcome
- Your personal funding route mapped out, including alternative strategies you may not have
encountered elsewhere
Module 6 - How To Undertake Auction Viewings (Live in Liverpool)
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Group property viewings
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Street-level analysis
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The key issues - roof, subsidence, damp, heating, and electrics
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Refurbishment cost estimation
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Rental demand assessment
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Evening group debrief
Dinner and group networking for those staying overnight (optional)
Outcome
- A shortlist of live auction opportunities for discussion and analysis. This module converts theory into practical, real-world execution that can be implemented immediately
Module 7 - Preparing to Bid
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Set-up process
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Anti-money laundering requirements (AML)
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Final due diligence
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Bid limits and discipline
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Calculating the maximum bid
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Avoiding emotional and reactive bidding
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Tactics for pre-auction offers
Outcome
- Positions you to bid independently and confidently in-person or online auctions, avoiding "paralysis by analysis" and missed opportunities
Module 8 - The Deal Den panel Presentation (Online)
Each mentee presents one real deal to the group and Deal Den panel:
Each presentation must include:
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Property overview
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Purchase price and strategy
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Legal risks
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Full financials
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Exit strategy
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Downside risk
(A Deal Den presentation template will be provided)
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Challenging questions
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Stress-testing assumptions
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"Would you bid - yes or no?"
Outcome
- Participants learn more effectively by doing than by theory alone. This module provides real, live auction experience through the structured compilation and presentation of a transaction at the Deal Den.
Based on the Deal Den panel presentation, the opportunity will be conditionally approved or rejected
Module 9 - Live & Post-Auction Strategy
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Bidding tactics
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Reading the auction room & online bidding
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Post-auction negotiation
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Securing unsold lots
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When to walk away
Outcome
- You are equipped with a live bidding and post-auction negotiation plan, preparing you for every eventuality
Module10 - Trading and Selling Property at Auction
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Trading property - profit is made on purchase, not on sale - margin is crucial
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Assessing wholesale and retail demand
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Use of estate agents
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Use of property sourcing agents
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Overall transaction costs and tax
Outcome
Understand the mechanics and due diligence required to trade property at auction for short-term profits
Module 11 - Completion, Refurbishment & Letting
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Managing refurbishment risk
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Regulatory compliance
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Letting strategy and rent reviews
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Property management and the law
Outcome
- Understand the mechanics and due diligence required to trade property at auction for short-term profits
Module 12 Review, Scale & Next Steps
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Review of acquisitions
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Structured review of lessons learned
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Building systems for repeat purchases
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Market outlook and future strategy
Outcome
You'll identify what worked well, your true strengths and weaknesses, and receive a tailored plan for Year 2
The Deal Den Panel
Deal Den Session: mentees present:
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Biggest learning experiences
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What they bought or nearly bought
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Their next 12-month acquisition plan
Outcome
This module helps position you for future success at auction having been out in the field, rather than providing purely theoretical knowledge
Property Mentorship Programme Brochures - Download
The Property Mentor Programme Testimonials, Successes and Reviews
"Today I got a survey on my first property bought through working with Dominic. I paid £75,000 and my
goal was to do a “no money left in” deal. To achieve my goal, I needed the value to come back at £100,000
(borrowing 75% against a £100,000 valuation means I would get my original £75,000 investment back).
Well to my surprise the surveyor came back with a valuation of not £100,000, but £120,000. That means
I’m now able to borrow £120,000 x 75% = £90,000 from the bank. Put another way I’m getting all my original
£75,000 back plus an extra £15,000.
Put yet another way I’m getting all my original £75,000 back, paying for my mentorship fee in full, other
costs, such as stamp duty, plus getting cash back on a property that I didn’t refurbish, has been paying me
rent, has had no issues with tenants, and got a free EPC upgrade. But if you want to know the truth, that’s
not what I paid the fee for.
The real value for me is the countless meetings, phone calls and text messages where I was told what
was wrong with the property I was looking at, what to look for, and the major pitfalls to avoid in property,
so I can position myself for success, which comes as part of the mentorship.
That’s what I can take with me for the rest of my life. The £15,000 cash back is just confirmation (not that
I needed it) that I chose the right guy. As with anything in life the “price” is what you pay, and the “value”
is what you get. Those who can only see price will never benefit from the value.
Thank you, Dominic."
Conor Gallagher (London)
A Video Review of the Property Mentorship Programme
“I bought my first-ever BRRR deal with Dom. I found him via his Distressed Assets website and felt drawn
to the concept of truly BMV properties.
Dom was so helpful throughout the process. He viewed the property for me, secured the price pre-auction, and helped me throughout the conveyancing and insurance
process.I bought the property for £75,000 and just got it revalued at £110,000 after 6 months, a
47% return.
I’ve not done any work to the property, and the existing tenant is long-term and has looked
after the property well."
Kishan P (London)
“I've been with Dom and his team since 2021, and have been extremely pleased with his advice, guidance,
and property expertise. I've made 3 property purchases through Dom so far, with more to come in
due course, the best so far being a purchase for £65,000 valued during raising a mortgage a few months
*later at £95,000, a 46% capital gain, with no renovation being required!
Dom has a killer combination of skills.
He has a way of cutting through the noise and speaking plainly and with focus, and he has been a real pleasure
to work with."
John Richardson (Surrey)
A Game Changer for My UK Property Journey
From the very first conversation, I could tell Dominic Farrell's approach was different. He took the time to understand my goals, my budget, and my risk appetite.
His mentoring was direct, honest, and incredibly hands-on. He didn't just source a property for me, he educated me throughout the entire process, helping me understand the market, identify genuinely distressed properties, read through legal jargon, helped negotiate and planned together the approach to purchasing at real value.
Thanks to Dominic, I successfully acquired within my first month of mentorship, my first UK investment property at a price that has already delivered immediate capital growth, on top of healthy rental income.
More importantly, I now have a clear, strategic framework for building my portfolio sustainably over the long term, not chasing quick wins, but making informed decisions that compound over time.
If you're an overseas investor feeling overwhelmed by flashy courses and dubious sourcing agents, do yourself a favour and speak to Dominic. His expertise, integrity, and genuine commitment to his clients' success is rare.
I couldn't recommend him more highly."
Raymond Tan, Singapore, 2026
Finally Riding the Wave – Not Being Crushed by It
Coming from South Africa and investing in the UK market, property had always felt like something I was either late to, or slightly on the outside of.
I had missed the early-2000s London boom while establishing myself professionally, bought my first home shortly before the 2008 credit crunch, and later ran into renovation challenges during Covid. As an overseas investor by background, it often felt like I was arriving just after the opportunity had passed, not moving in the right circles or not being “in the know.”
That changed after attending Dominic Farrell’s workshop in January 2025, where I decided to join his mentorship programme.
2025 wasn’t an easy year personally, but I committed to one clear goal: securing my first UK buy-to-let investment property before the end of the year. What stood out immediately was Dominic’s practical, grounded approach. There was no hype, no rushed decisions, and no pressure to “just get on the ladder.”
Instead, I learned how to read the market properly.
Over the course of the year, I applied the strategies Dominic taught, carefully shortlisted opportunities, and travelled from London to Liverpool multiple times to view properties together, understand neighbourhood nuances, and build confidence in local market dynamics.
By December, after Dominic personally viewed a property with me, I managed to secure a property pre-auction at the second-last auction of the year.
Within a week of completion, the property reflected an immediate uplift and the fundamentals stack up strongly, delivering a double-digit gross yield of approximately 12%. For me, this was about disciplined execution rather than stretching assumptions or chasing scale too early.
At a time when the UK buy-to-let market is dominated by negative press — from the impending Renters’ Rights Act to the abolition of Section 21 — Dominic brought clarity, context, and calm. He helped me understand why this market moment exists, and why periods of uncertainty can create opportunity for investors willing to take the time to understand local conditions.
For the first time, it feels like I am riding the wave rather than being crushed by it.
Dominic is supported by a highly experienced team of advisors and specialists, and his mentorship programme goes far beyond sourcing. It provides a clear framework and long-term thinking that is especially valuable for investors navigating the UK market from an international starting point.
As the saying goes: be fearful when others are being greedy, and greedy when others are fearful.
Thanks to Dominic and his team, I’ve been able to confidently take my first step into UK buy-to-let investing at a time when genuine value still exists.
I wouldn’t hesitate to recommend Dominic Farrell and Distressed Assets to anyone serious about building a sustainable, numbers-led UK property portfolio.
Johan van der Merwe
London, United Kingdom 2026
Conor Has Gone From Amateur to Professional in Less Than 12 Months And Has Multiple Properties
A Huge Success
This is not a “get rich quick” programme. It is designed for serious property investors who are prepared to work hard and commit to long-term success. Nothing is handed to you—our mentees earn their results through dedication, discipline, and consistent effort.
The testimonials reflect a professional and realistic mindset. Each mentee is focused on achieving their goals and demonstrates a strong drive to succeed.
Our community is made up of individuals from all walks of life: accountants, lawyers, doctors, business owners, CEOs, and construction professionals from a wide range of countries including Nigeria, Singapore, South Africa, the USA, Portugal, Italy, the United Kingdom, Ireland, and Australia.
Whether through structured programme modules or impromptu Zoom sessions analysing unsold lots and uncovering opportunities, mentees collaborate and support one another in pursuit of success.
If this resonates with you and you're looking for a structured property mentorship programme in the UK, feel free to get in touch. We can arrange a call and a Zoom meeting to see if we’re the right fit for each other.
Best wishes
Dominic Farrell
A Small Sample of Our Work
2008 - 2026e
Wirral
PURCHASE PRICE
£73,000
PURCHASE PRICE
2026
Yield 12%
In Excellent Condition
Prior to auction
4 Bedroom HMO
PURCHASE PRICE
£60,000
PURCHASE PRICE
2025
Off-market
4 x bed HMO
Rent £19,400 pa - gross yield 32%
2 x Apartments - Freehold
PURCHASE PRICE
£80,000
PURCHASE PRICE
2024
Off-market
Freehold - 2 x 1 bed flats
Yield 15%
Anfield
PURCHASE PRICE
£39,950
PURCHASE PRICE
2024
Off-market
1 bed flat - sleeps 4
Airbnb/Serviced Accommodation
2 Bedroom House, L20
PURCHASE PRICE
£70,000
PURCHASE PRICE
2023
Yield 11%
Under rented
Excellent letting area
Terrace House
PURCHASE PRICE
£55,000
PURCHASE PRICE
2023
Refurbished by Tuna Fish Property
Yield 11%
4 Bed/2 Bath House
PURCHASE PRICE
£96,000
PURCHASE PRICE
2023
Development potential, with huge plot
2000 sq ft
post auction
Apartment
PURCHASE PRICE
£5,000
PURCHASE PRICE
2023
Off-market - debt for asset swap
No works required
Rent £550 pcm or £6,600 pa
3 Bedroom House L4
PURCHASE PRICE
£45,000
PURCHASE PRICE
2020
Auction
Tenanted at purchase
No renovation required
4 Bed House
PURCHASE PRICE
£55,000
PURCHASE PRICE
2013
Converted to 6 Bed HMO
Construction costs £32,000
Sold for £156,000
12 x 2 Bed/2 Bath Apts
PURCHASE PRICE
£1,000,000
PURCHASE PRICE
2012
Income £93,000 (underented) in 2012
Est 30%+ Below Market Value
Receivership Negotiation
2 Bed Apt - London E2
PURCHASE PRICE
£165,000
PURCHASE PRICE
2009
Income £13,000 in 2009
Excellent condition
purchased at auction
Prescot
PURCHASE PRICE
£135,000
PURCHASE PRICE
2026
90% Completed Renovation - Auction
Yield will be 15% plus
Local Values £200,000 - £240,000
2 Bedroom House L15
PURCHASE PRICE
£75,000
PURCHASE PRICE
2024
Refinaced 8 months later at £120,000
No Renovation Required
Prior to auction
Wadham Road
PURCHASE PRICE
£22,500
PURCHASE PRICE
2024
Off-market
Property Call Option - 1 bed flat
Rent £6,900 - gross yield 31%
2 Bedroom Garden Flat
PURCHASE PRICE
£17,500
PURCHASE PRICE
2023
Off-market
£5000 works
Yield 20%
2 Bedroom House L15
PURCHASE PRICE
£75,000
PURCHASE PRICE
2023
Refinanced 6 months later at £110,000
No renovation required
prior to auction
Terrace House
PURCHASE PRICE
£75,000
PURCHASE PRICE
2023
Comparable in road £125k
Yield 12%
Bedford Road L20
PURCHASE PRICE
£90,000
PURCHASE PRICE
2023
28% Below Market Value
Yield 10% or
17% net as a HMO
3 Bedroom House L20
PURCHASE PRICE
£65,000
PURCHASE PRICE
2023
Refinanced 6 months later at £90,000
No renovation required
unsold at auction
Development With Planning
PURCHASE PRICE
£375,000
PURCHASE PRICE
2015
Wirral
13 apartments and new build
unsold at auction
3 x 2 Bed Apts/Plot of Land
PURCHASE PRICE
£180,000
PURCHASE PRICE
2012
Sefton Park, Liverpool
Significantly Below Market Value
Receivership Negotiation
8 x 2 Bed Apts - London
PURCHASE PRICE
£1,793,000
PURCHASE PRICE
2010
Income £115,992 in 2010
Revalued at 20% higher
Receivership Negotiation
A 6 Floor City Centre Office
PURCHASE PRICE
£575,000
PURCHASE PRICE
2009
Included underground car park
Converted to 25 apartments
unsold at auction