1. Executive Summary
Conversion of a commercial Grade II listed building to luxury apartments in one of London's most prestigious areas.
The project is based on a below-market commercial acquisition + planning + conversion + GDV growth + refinance model.
"A conversion project from office to luxury apartments… located in one of the most central and beautiful streets of London."
2. Location Advantage
- 2 minutes to Hyde Park
- 10 minutes to Paddington
- Rare freehold block on a fully residential street
- Strong sales and rental demand in Prime W2
"One of the rare remaining freehold blocks on a street that is fully residential."
3. Asset Overview
Current use
E Class – Commercial Office
Current area
6,750 sqft
Planning potential
Mansard + rear extension
Target use
C3 Residential
"Can be converted to C3… recommendation is to convert to C3 residential."
4. Value-Add Strategy
A. Planning Gain
- • Mansard extension
- • Rear extension
- • Net area increase: 7,000 sqft
- • GIA increase: 6,750 → 8,000 sqft
"Proposed Gross Sqft: 8,000… Proposed Net Sqft: 7,000."
B. Conversion
- • 8–10 luxury units
- • 1+1 (550–650 sqft)
- • 2+1 (750–850 sqft)
"Mix of 1-bed… and 2-bed units…"
5. Development Timeline
"Expected to be around 16–18 months in total."
6. Financials
Total Cost
- Purchase: £6,450,000
- Stamp Duty: £272,500
- Planning/Design: £100,000
- Conversion: £1,932,000
- Broker: £98,040
Total: £8,890,949
"TOTAL COST: £8,890,949."
GDV & Gross Value Growth
GDV: £13M – £14M
"TOTAL GDV in the £13,000,000–£14,000,000 range."
Gross Value Growth: £4.1M – £5.1M
7. Exit Strategies
A. Sale
Bulk sale of 8 luxury units. Prime W2 prices: £2,000+ per sqft.
"Local sale prices are £2,000+ per sq ft."
B. Refinance + Hold
Long-term rent: £560,000/year. Short-term rent: £883,200/year.
"Annual Rental Income… £560,000… £883,200."
This model is well suited to drawing back most of the capital through refinance and holding the building as an income-generating asset.
8. Investment Proposition
- Freehold in Prime London
- High value growth through planning + conversion
- Strong sales and rental demand
- Capital recovery through refinance
- Low risk – high return profile
- Founder-led management: Transparent, predictable, turnkey
9. Why Invest in London (Founder-Led Advantage)
- 25+ years of international conversion experience
- Founder-led management on every project
- Technical expertise + operational excellence
- Structure that minimises risk for the investor
- Transparent cost, transparent process, transparent exit
10. Next Steps
- 1One-to-one assessment with investor
- 2Definition of financing structure
- 3Start of planning process
- 4Creation of conversion programme