How off-market commercial buildings are converted into luxury residential through planning gain — with a real Prime W2 numerical breakdown.
A typical agent sells properties at market price via listings like Rightmove. Off-market investment operates in a different world — we source buildings held by funds or institutional owners, often acquired 10–20% below RICS valuation, before they ever reach the market.
Why off-market?
- Price advantage: No competitive-bidding environment
- Planning upside: Unexploited planning rights
- Use-class conversion: Commercial (E Class) → residential (C3) driving 40–60% GDV uplift
A real example: Prime W2 Conversion
- Acquisition: £6,450,000 (off-market, Grade II listed commercial building)
- SDLT: £272,500
- Planning + design: £100,000
- Conversion works: £1,932,000
- TOTAL COST: £8,890,949
Exit:
- GDV range: £13M – £14M
- Gross value uplift: £4.1M – £5.1M
- Duration: 16–18 months
Risk profile for the investor
Off-market + planning conversion captures most of the value uplift in stages you control. Dependence on broader market movement is materially lower than in a standard market purchase.
How do you access it?
Off-market opportunities are shared with our VIP investor list. Apply here.