Property Sourcing, HMO Investment & Property Flips

Property Investment, Sourced and Assessed by People Who Invest Themselves

Three ways to work with us: property sourcing for buy-to-let, flips and own use, HMO sourcing, and our HMO Investment Package (hands-off day to day). Every property is appraised on the numbers and planning-checked by a Chartered Town Planner before you make an offer, all for a fixed fee.

Discuss an Opportunity → See the three services →
What we deliver

Property Sourcing

Buy-to-let, refurbish-and-sell or own-use property found to your brief, with comparables, costings and figures in writing.

HMO Sourcing

HMO opportunities appraised and stress-tested, with Article 4, planning and HMO density checked before any offer.

HMO Investment Package

Hands-off from purchase to a let, compliant HMO, with planning, refurbishment coordination and letting handled through one point of contact.

Income-based Valuation & Refinance

HMOs are valued on the income they produce, not bricks and mortar. We aim for commercial refinance at 75% LTV so you can recycle your capital.

Planning Expertise In-House

A Chartered Town Planner on the team, so planning risk is identified before you commit, not after.

Stage 1 — Sourcing £3,500–£5,000 fixed fee by purchase price
Stage 2 — Refurb coordination 5% of works contract payable on practical completion
Stage 3 — Performance 15% of net equity created £0 if no equity is created
Chartered Town Planner on the team — planning checked before every offer
8+ years in UK residential property
Fixed-fee sourcing — no hidden referral commissions
All fees agreed in writing before we start
Three Services, One Standard

Standalone Sourcing and the HMO Investment Package

Take the whole thing, or just the part you need. Every route is priced the same way, agreed in writing, and governed by its own signed agreement.

HMO PACKAGE

HMO Investment Package

We find the right HMO opportunity, provide the planning consultancy, and coordinate the refurbishment process with our preferred builder — your single point of contact from sourcing through to a fully let, income-producing HMO ready to refinance.

  • Sourced with full due diligence, planning checked before any offer
  • Article 4 and HMO density checked before any offer
  • Refurbishment coordinated with our preferred builder (you contract with them directly)
  • Guidance on Building Control, HMO licence and all compliance certificates
  • Furnished to specification
  • Let and income-producing at handover
  • Commercial valuation ready for refinance

All three stages · Sourcing fee + 5% refurbishment consultancy & coordination + 15% performance fee

HMO SOURCING

HMO Sourcing Only

We find and appraise the right HMO opportunity for you. You take it from there.

  • Targeted search against your stated criteria
  • Full deal analysis and stress-testing before it reaches you
  • Article 4, planning and HMO density checked before any offer
  • Comparables, costings and projected figures supplied in writing
  • Purchase in your own company or SPV
  • AML checks completed on all investors
  • We introduce you and step back — no obligation beyond Stage 1

Stage 1 only · Fixed sourcing fee, nothing else to pay

PROPERTY SOURCING

Property Sourcing: Flips, Buy-to-Let & Own Use

We source and appraise properties to your requirements — whether buying for your own use, to refurbish and sell, or as a buy-to-let investment. This is a sourcing-only service.

  • Sourced and appraised against your stated criteria
  • Flip opportunities appraised on margin after every cost
  • Full deal analysis before it reaches you
  • Comparables, costings and projected figures supplied in writing
  • Purchase in your own name, company or SPV
  • AML checks completed on all investors

Stage 1 only · Fixed sourcing fee, nothing else to pay

Want to know which strategy suits you best? Tell us the capital you’re working with, the return you’re looking for and how involved you want to be, and we’ll recommend the route that fits your goals.

How It Works

The HMO Investment Package: three stages

This three-stage process is how we deliver the HMO Investment Package, from sourcing through refurbishment to a let, compliant asset ready for refinance. Not every client needs all three stages.

Stage 1 ACQUIRE

Source & Buy

We identify investment opportunities with strong potential, whether HMO, Buy-to-Let or flip. 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 & planning check before offer (HMO)
  • HMO density check against council limits (HMO)
  • Purchased in client’s new or existing company
  • AML checks completed on all investors
Stage 2 DELIVER

Refurbishment Consultancy & Coordination

For HMO Investment Package clients, we introduce you to our preferred 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. You make the decisions and sign the contracts; we pass your instructions back to the builder and keep everything moving.

  • Introduction to our preferred 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
Stage 3 STABILISE

Let, Sell & Refinance

We aim to hand over a fully let, compliant HMO with rental income in place and a commercial valuation ready for refinance.

  • Social housing provider contract in place (where applicable)
  • Or specialist HMO letting agent appointed
  • We aim for commercial refinance at 75% LTV (HMO)
  • Capital aimed to be returned for reinvestment
  • Targeting positive cashflow from handover (HMO/BTL)
Transparent Pricing

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.

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 aboveBespoke quoteAgreed in writingAgreed in writing
Stage 2 — Refurbishment Consultancy & Coordination

5% of the total agreed build cost, payable on practical completion. This covers introducing you to our preferred 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%.

Why our fee is banded by price — and why that doesn’t work against you

Our sourcing fee is banded by purchase price, so you know the cost before we start and we are not paid more for negotiating you a higher price. Our performance fee works the other way — it only pays us if equity is created, so we’re paid for buying well, not for buying big.

Fees are fixed and inclusive. KAJ Property & Planning Ltd is not currently VAT registered, so no VAT is added to the prices shown.

The Numbers

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.

Purchase price
£110,000
Target valuation
£320,000
Gross annual rent
£50,700/yr
Cash left in the deal
£6,862
Gross monthly rent
£4,225/mo

All figures below are illustrative and rounded to the nearest pound where appropriate. They are not a projection, forecast or promise of returns.

HeadlineIllustration
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.

Case Study

Cleethorpes: 5-bed HMO — bought unmortgageable, March 2026

Our own project — from acquisition through to a stabilised, income-producing asset.

ItemFigure
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
Full-occupancy net operating income (NOI)†£14,929/yr
Cashflow after interest at 4.5% interest-only, before tax†£8,685.25/yr (£723.77/mo)
Net yield on valuation†8.1%
ROI†41.2%
ROE†18.8%

* 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.

BeforeAfter75 Harrington Street, Cleethorpes — the same property before and after our refurbishment
BeforeKitchen before refurbishment — 75 Harrington Street, Cleethorpes
AfterKitchen after refurbishment — 75 Harrington Street, Cleethorpes
Kitchen
BeforeBathroom before refurbishment — 75 Harrington Street, Cleethorpes
AfterBathroom after refurbishment — 75 Harrington Street, Cleethorpes
Bathroom
BeforeBay-window room before refurbishment — 75 Harrington Street, Cleethorpes
AfterBay-window room after refurbishment — 75 Harrington Street, Cleethorpes
Bay-window room
BeforeBedroom before refurbishment — 75 Harrington Street, Cleethorpes
AfterBedroom after refurbishment — 75 Harrington Street, Cleethorpes
Bedroom
BeforeBedroom before refurbishment — 75 Harrington Street, Cleethorpes
AfterBedroom after refurbishment — 75 Harrington Street, Cleethorpes
Bedroom
BeforeReception / communal room before refurbishment — 75 Harrington Street, Cleethorpes
AfterReception / communal room after refurbishment — 75 Harrington Street, Cleethorpes
Reception / communal room

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 gross rent: each room let individually
  • Higher running costs: bills, management, maintenance and voids, typically 25–40% of rent
  • More involvement: you or a managing agent deal with tenants and repairs
  • Best for: investors who want the highest possible return

Guaranteed-rent lease (social housing)

  • Lower gross rent than the open market
  • Long-term contract: a fixed rent paid every month, including when rooms are empty
  • Much lower running costs, typically around 10% of rent
  • Hands-off: the provider manages the property and tenants and handles day-to-day repairs and maintenance, depending on the lease terms
  • Best for: investors who value security and a completely hands-off income

Lower rent means a lower income-based valuation, so a leased HMO will usually show less equity on refinance than the example above. We’ll model both routes on any deal we source, so you can compare them side by side before you commit.

Risk Managed

How we protect your capital

10% contingency, always.

Built into every build budget and every projection we show you.

Stress-tested against a 2% rate rise.

Every deal is tested at current interest rates plus 2%. If it only works at today’s rates, we don’t present it.

Planning checked before any offer.

Article 4, HMO density and licensing are checked by a Chartered Town Planner before an offer is made.

JCT contract and milestone payments.

Our preferred builder works to a JCT contract agreed directly with you, with payments released in stages as the work is completed, never up front. We advise you on this structure throughout.

Access to multiple lenders and brokers.

So one down-valuation doesn’t stall the refinance.

Bought through an SPV you own.

The property is yours. We take no equity stake.

Who It’s For

Who we work with

First-time property investors.

You’ve got capital and you’ve done the reading, but you haven’t done a conversion before and you don’t want your first one to be an expensive education. We’ll walk you through every stage and tell you plainly when something isn’t right.

Experienced investors who are short on time.

You know exactly what you’re doing — you just don’t have the hours to find deals, chase builders and manage compliance. Take the whole HMO Investment Package, or just the sourcing, and stay as involved as you want to be.

Portfolio landlords scaling up.

You’re already holding property and you want to recycle capital efficiently through commercial refinance rather than leaving it stranded in single lets. We’ll build to a valuation, not just to a finish.

The People Behind It

The people you’ll actually be dealing with

Abbie and Kane work together as a team on everything, from the first enquiry through to handover. When you email us, one of us reads it and one of us replies.

Kane James, Property & Land Specialist, Co-Founder
Kane James
Property & Land Specialist, Co-Founder

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
LinkedIn
Abbie McGovern, Chartered Town Planner, Co-Founder
Abbie McGovern
Chartered Town Planner, Co-Founder

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
LinkedIn

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.

Straight Answers

Questions we get asked

Yes, and plenty of clients do. Sourcing is a standalone service at the same fixed fee shown in the table — you get the deal, the analysis, the comparables and the planning checks, and then you take it from there. There is no obligation to use our HMO Investment Package or anything else, and the only agreement you sign is the Sourcing Terms.
Yes, we source flip opportunities and appraise them on margin after every cost, with the same discipline: 10% contingency, realistic build costs and no deal presented that only works on a perfect sale. For flips, our service is sourcing only.
We’re not FCA authorised and we don’t give regulated financial, mortgage or investment advice — property sourcing isn’t a regulated activity, and we’re not acting as an estate agent under the Estate Agents Act 1979. What protects you is the written agreement: fixed fees, defined payment triggers, and terms you read and sign before we start. We’ll always tell you when you need your own solicitor, broker or surveyor, and we’ll never pretend our due diligence replaces theirs.
We work with multiple lenders and brokers, so one down-valuation doesn’t stall the refinance. Every deal is also stress-tested against a 2% rate rise before we present it to you.
Then no performance fee is payable. The sourcing fee and refurbishment consultancy & coordination fee are earned on work delivered and remain due.
Yes. The property is purchased through an SPV that you own. We don’t take an equity stake and we charge no ongoing fees.
All of it. Our initial due diligence is preliminary. It is not a substitute for your own legal due diligence, survey, valuation or professional advice, and we’ll always tell you where you need your own advisers.
No. We’re not currently VAT registered, so the price you see is the total you pay.
Our preferred builder. You contract with them directly, and they are responsible for delivering the works. We act as your point of contact, keep you updated and present every decision to you.
Before We Start

Before We Start

No work begins and no payment is taken until our terms of engagement have been agreed and signed by both you and us. That way, everyone is clear on the scope, the fee and the next steps before anything starts.

Sourcing is covered by our Sourcing Terms and the HMO Investment Package by a separate agreement, so if you only want sourcing, that’s all you sign.

Start with an enquiry →
Get in Touch

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.

Email [email protected]
Company KAJ Property & Planning Ltd
Reg. Company No. 17420770

If we need any more information to give you an accurate quote, we’ll arrange a quick call to talk it through.

We respond to all enquiries within 1 to 3 working days.

KAJ Property & Planning Ltd | Registered in England & Wales | Company No. 17420770 | Registered office: 82a James Carter Road, Mildenhall, Bury St Edmunds, IP28 7DE
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