Main Pages
- HomeOverview of who we are, our approach, and our track record.
- ProjectsOur full portfolio of completed and active properties.
- PartnershipCompare our three investment strategies, see a real case study and 5-year projections, and understand how we work together.
- StrategiesCompare cash buy, mortgage, BRRR and flip for your own amount of capital, with scenarios, fees and a guided walkthrough.
- Floor Plan BuilderOur web app for exact, editable floor plans with variants, 3D and exports. Features and pricing.
- For Deal SourcersWhat we buy in London: BRRR and flip criteria, what to send, and how we work with sourcers and agents.
- AboutOur story, team, network, and company information.
- ContactGet in touch: investors, sellers, and tenants welcome.
- Enquire NowSelect a property and request more information.
Tools
- Rental Yield CalculatorCalculate gross and net rental yield for any UK buy-to-let property.
- Stamp Duty CalculatorCalculate UK SDLT for standard, first-time buyer, and additional dwelling purchases.
- Deal AnalyserModel a UK property flip or BRRR deal. See profit, capital required, and ROI live.
- Lease Extension CalculatorEstimate the statutory premium to extend a flat's lease under the 1993 Act.
- Airbnb & Short-Let CalculatorCalculate real Airbnb and short-let yield for any UK property.
- Mortgage Repayment CalculatorSee your monthly payment, full amortization schedule, and how overpaying cuts years and interest off your mortgage.
- Remortgage Break-Even CalculatorFind the exact month a remortgage pays for itself after ERC and fees.
- Section 24 Tax CalculatorCompare personal vs limited company tax on your rental profit.
- Income Tax CalculatorUK Income Tax on salary plus rental profit, with the Personal Allowance taper.
- Property CGT CalculatorCalculate capital gains tax on a property sale: personal vs limited company.
- BTL Affordability CalculatorFind the maximum buy-to-let mortgage a lender will offer from your rent.
- HMO Yield CalculatorCalculate real HMO yield including licensing, bills, and management fees.
- Ltd Co vs Personal CalculatorCompare after-tax return of a buy-to-let held personally vs through a limited company, including dividend tax.
- Commercial Stamp Duty CalculatorCalculate UK SDLT on commercial and mixed-use property purchases, including VAT-opted properties.
Projects
Blog
- BlogProperty insights, strategy, and market commentary.
- We Won a Tooting Flat at Auction for £281k: The BRRR Plan for 15 Arnold RoadAAI Property Group bought a one-bedroom ground-floor flat in Tooting at auction for £281,000 against a £210,000 guide. Here's what the legal pack said, how the bridging loan is structured, and the two refurb routes, including a possible extension that depends on the freeholder.
- Walls Skimmed, Floors Going Down, Budget Up to £50k: Innes Gardens, Two Weeks OnPlastering is under way at our Putney flat, SPC click flooring has started going down, and we raised the refurb budget from £40,000 to £50,000 once extra costs from the strip-out added up. Here's what drove the extra cost, why the deal still works, and what's waiting on the freeholder.
- How Long Does Eviction Take in 2026? Section 8 Possession After the End of Section 21Every eviction in England now runs through Section 8. Here are the grounds and notice periods landlords use, the court steps and fees, and how long possession really takes, based on the latest court statistics.
- Why Are Mortgage Rates Rising When the Base Rate Is on Hold? (September 2026)The Bank of England held rates at 3.75%, yet fixed mortgage rates keep climbing. Here is how swap rates drive fixed deals, what it means for buy-to-let stress tests, and what borrowers can do now.
- Autumn Budget 2026: What Landlords and Property Investors Should Watch on 28 OctoberThe Autumn Budget 2026 lands on 28 October. Here is what is already confirmed for landlords, what is only rumoured, including capital gains tax and the mansion tax threshold, and what to check before Budget day.
- Property Investment Strategies in the UK (2026): How to Choose Between BTL, HMO, BRRR, Flips and Short LetsNo property investment strategy suits everyone. Here is how buy-to-let, HMOs, BRRR, flips, short lets and commercial property compare on capital, time, regulation and tax, and six tests for choosing yours.
- Commercial to Residential Conversion in England: Class MA Rules, Costs and Due Diligence (2026)Class MA lets you convert shops and offices into homes in England without a full planning application. Here are the 2024 rule changes, the prior approval tests, and the building, legal and tax checks that decide viability.
- Property Deal Red Flags: 12 Warning Signs a UK Property Investment Is Too Good to Be TrueGuaranteed returns, pressure to commit and values built on asking prices are just the start. Here are 12 property deal red flags and the cheap checks that confirm or clear each one before you commit.
- Below Market Value Property: How to Find, Verify and Finance BMV Deals in the UKMany deals sold as below market value are only below an optimistic estimate. Here is what market value really means, why genuine BMV discounts exist, and how to verify one with sold prices before you buy.
- Title Splitting in UK Property: How It Works, Costs, Risks and Value UpliftTitle splitting turns one freehold block into separately mortgageable flats. Here is where the uplift comes from, the legal work involved, stamp duty after Multiple Dwellings Relief, and the checks that decide if a building qualifies.
- Buy-to-Let Mortgages Explained: Deposits, Stress Tests and How Much You Can BorrowA buy-to-let mortgage is underwritten on the rent, not your salary. Here is the deposit you need, how the interest cover ratio and stress test cap your borrowing, and the rules for portfolio landlords.
- HMO Licensing in England: Mandatory, Additional and Selective Rules ExplainedWhether a shared house needs an HMO licence depends on the tenant count and the council. Here are the mandatory, additional and selective schemes, the room-size standards, and the penalties for getting it wrong.
- Capital Gains Tax on UK Property: 60-Day Reporting, Rates and ReliefsSelling a UK rental or second home means reporting and paying Capital Gains Tax within 60 days of completion. Here are the 2026/27 rates, how to work out the gain, and the reliefs that cut the bill.
- Wandsworth Council Contact Numbers: The Complete Directory for Landlords, Tenants & Property OwnersWhich Wandsworth Council team handles landlord licensing, building control, leasehold service charges, housing repairs, homelessness, noise, planning, parking or council tax: a single reference for landlords, tenants and investors, including where services are shared with Merton Council.
- Last Wall Down, Rewire Done: Innes Gardens, Two Weeks OnThe last wall at our Putney flat came down, Building Control signed off without objection, the electrician finished the full rewire, and the boiler was relocated with a fresh Gas Safety Certificate. Here's what happened since our last update, including the door frame cost that came in well under the worst case.
- Strip-Out Done, Asbestos Survey Back: Our Innes Gardens Refurb, One Week OnStrip-out at our Putney flat is complete, the asbestos survey found 8 low-risk items we're encapsulating rather than removing, and all 8 internal doors turned out to have metal frames nobody had priced in. Here's what came out, what it cost, and where the front door, the second bathroom, and the replumb decisions landed.
- We Just Bought a £265k Ex-Council Flat at Auction in Putney: Inside Our Newest BRRR ProjectWe completed on a discounted ex-council flat in Putney (SW15) for £265,000 against a £225,000 guide price, funded with bridging finance. Here is why the deal stacks up, the £40,000 refurbishment plan, and the numbers behind a £450,000 target valuation.
- Mansion Tax UK 2028: High Value Council Tax Surcharge Explained for LandlordsThe government's High Value Council Tax Surcharge applies to properties worth £2 million or more from April 2028, based on 2026 valuations, charged to owners not tenants. Here's how the £2,500-£7,500 bands work and why most BTL and HMO portfolios have no exposure.
- MEES 2030: The Real EPC C Deadline, the £10,000 Cap and What Landlords Must DoThe government confirmed a single 1 October 2030 compliance date for the higher private rented sector EPC standard, not the two-stage 2028/2030 timeline still circulating online. Here's the confirmed £10,000 cost cap, the new fabric-plus-heating-or-smart-readiness test, and the £30,000 maximum penalty per property.
- Landlord Tax Rise 2027: What the 22% Property Income Tax Rates Mean for YouFrom 6 April 2027, property income tax rates rise to 22%/42%/47% and Section 24 relief moves to 22%, but your actual bill depends on your income, mortgage interest, losses and ownership structure, not just the headline 2-point increase.
- The PRS Landlord Database: Registration Guide, Fees and Penalties (2026)The PRS Database rolls out regionally from late 2026: mandatory registration, an unconfirmed fee, and penalties up to £40,000. Here's what's actually confirmed versus still up in the air.
- BRRR Strategy Lenders in the UK (2026): Auction, Refurb and Refinance ComparedComparing loan-to-cost and loan-to-GDV across 46 lenders in The Lender Index 2025/26 shows which ones fund the most of a BRRR deal, and where the real limits sit.
- Southwark Council Phone Numbers and Key Contacts (2026)Every Southwark Council phone number and email in one place: licensing, housing repairs, planning, parking, noise and business rates, for landlords, tenants and property owners.
- The UK Landlord Tax Guide: Income Tax, Section 24, CGT, and Ltd Co ComparedFour separate tax questions land on every UK landlord's desk: what you owe on rental income, what Section 24 costs you, what happens when you sell, and whether a Ltd company changes the maths. One guide, one place to start, with a calculator for each.
- Can a UK Limited Company Remortgage at Swiss or Dutch Rates? The Offshore Myth, ExplainedSwiss five-year fixes advertise near 1.5%, UK BTL mortgages sit near 5%, so why can't a UK SPV just borrow from a Zurich bank? The catch isn't the rate, it's the currency, the security, and who these lenders actually want as clients.
- How UK Banks Value a Property: A Complete Guide to Mortgage ValuationsAVM, desktop or a surveyor on-site: how lenders actually settle on a valuation figure, how comparable sales get weighed, and what to do when the number comes in below your agreed purchase price.
- Purchase Option Agreements in UK Property: A Complete GuideThe right to buy a property later, at a fixed price, without any obligation to go through with it: how option agreements actually work, why developers use them over a straight purchase, and what buyers stand to lose if the deal falls through.
- What Documents Must a Landlord Give a Tenant? A Complete UK Move-In ChecklistSix documents an England landlord needs to hand over before a tenant moves in: miss the deposit prescribed information or an expired gas certificate, and you can end up unable to recover the property at all.
- The Legal Process of Buying a Property in the UK: A Step-by-Step Conveyancing GuideConveyancing usually takes 12-20 weeks, chains push it past 22, and nothing's actually binding until exchange. Every stage explained, what causes delays, and how to keep yours on schedule.
- International Property Investment in the UK: A Guide for Overseas InvestorsBuying UK property from abroad means a 2% non-resident SDLT surcharge, financing without a UK credit footprint, and running a refurbishment you can't inspect in person. Here's what actually trips up overseas investors, and how local support closes the gap.
- Why Have Luxury London Property Prices Fallen? The Real ReasonsPrime central London is down 26% from its 2014 peak. Stamp duty stacking, the non-dom exodus, and a looming mansion tax explain the real cause.
- The Renters' Rights Act 2025: A Complete Guide for UK Landlords and TenantsSection 21's gone, tenancies are periodic, and rent rises now go through a formal process. Here's what the Renters' Rights Act actually changed.
- Buy-to-Let Refurbishment Case Study, London: A £115k Uplift in Oval (SE5)A £170k ex-council flat in Oval, a £40k refurb, and a £325k valuation. Here's exactly what we did to this Kirwyn Way flat, and the numbers behind the uplift.
- The UK Flat Lease Extension Process: A Complete Step-by-Step Guide (2026)How the statutory lease extension process actually works in 2026. The two-year rule is gone, but marriage value and freeholder's costs are still very much in force. Here's what's really changed.
- 100% LTV Bridging Finance in the UK (2026): What's Real, What's MarketingGenuine 100% LTV bridging with no additional security doesn't exist in the UK. Here's how the real structures work, what discount a BMV deal actually needs, and which lenders fit.
- Do You Need Planning Permission for a Short-Term Let or Airbnb in the UK? (2026 Guide)Most of England doesn't need planning permission for occasional Airbnb. London caps entire-home lets at 90 nights. Either way, planning law never overrides your tenancy or lease.
- What Is a Good Rental Yield for a UK Buy-to-Let? (2026 Guide)A 9% yield isn't automatically better than 5.5%. The higher figure often hides weaker capital growth or heavier management. Here's how to judge yield properly.
- Is Airbnb Still Profitable in the UK in 2026?The days of listing a flat and collecting effortless profit are over. A realistic look at UK Airbnb yields, real costs, and buy vs rent-to-rent in 2026.
- What Does a Lease Extension Cost in England & Wales?A statutory lease extension adds 90 years and zeroes ground rent, but the premium can vary by tens of thousands depending on years remaining. Here's what drives the number.
- Buy-to-Let Stamp Duty (SDLT) Explained: Rates, Surcharges and Costs (2026 Guide)Buy-to-let purchases carry a 5% SDLT surcharge on top of standard rates: on a £300,000 purchase, that's £20,000 before deposit, legal fees or refurb.
- What Is the BRRR Strategy? UK Investor Guide (2026)Buy, Refurbish, Rent, Refinance, Repeat: the strategy that lets you recycle capital into the next deal instead of finding a fresh deposit every time. How it actually works, and where it breaks.
- Buying at Auction in the UK: What We've Learned From 3 PropertiesAuctions can be intimidating for first-time buyers. Here's what we've learned from successfully acquiring three properties through UK property auctions.
- Why We Focus on Mid-Market Homes With High-Spec FinishesOur strategy isn't about luxury penthouses or budget bedsits. Here's why mid-market homes with premium finishes deliver the best risk-adjusted returns.
- Liverpool vs London: Where the Numbers Work Better for Property InvestorsWe operate in both cities. Here's an honest comparison of yields, capital growth, and operational realities in Liverpool versus London.
- Bridge Loans Explained: How We Move Fast on DealsSpeed is everything in property acquisitions. Here's how bridging finance works and why it's essential to our investment strategy.