Hey Everyone!

I've been a little quiet here over the past few weeks, I've given WTF Property Investing a bit of a revamp, and we have a new fancy URL propertyinvesting.io with updates and more freebies!

I've also been house hunting to finally escape London to move back up north and after losing out to some great houses in ridiculous circumstances - we've landed on a cracker of a property deal with an accepted offer. This is actually for our personal home, as opposed to a company investment but I'm treating it the same way and the potential is amazing.

I can't share too much just yet as we're only just entering conveyancing so will be able to share all the juicy details as well as a brand new series on the YouTube channel once we've exchanged and completed.

It's a detatched house, built in 1958 and definitely an ugly duckling on the outside but it's set amongst a street of 'villa' style houses with large grounds, next door have made some huge conversions on theirs including a basement and has a current estimated market value of about £1.2 - £1.3m 🤯. We've had an offer accepted next door for £680k and it's in a good condition today, just a little old on the inside.

We're getting the architects in for this one as well as eventually looking at contracting the work which I'll of course, fully document, out but here's the high level figures:
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​Purchase Price: £680,000​
Refurbishment: £100,000 - £150,000​
Gross Development Value: £1,000,000 - £1,100,000
​Profit: Circa £270,000

With the project expected to take over 1.5 years for all the build (we're looking at some big conversions for the budget), if you factor in the hot market right now and capital appreciation in the area being about 8 - 10% a year, we might be looking more at £1.2m GDV in a few short years.

I even did the numbers on a 20% market crash in 2026, with our current 5 year fix mortgage that we've applied for, with the refurb uplift and capital growth the GDV should still hold over £1m in value.

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🏡 Buy To Let Update

The buy to let that I bought and renovated late last year and early into this year has been renting out nicely since February, I'm a huge fan of automation and systems so the whole thing is set up with a direct debit and GoCardless.

There's always a debate around Standing Orders vs Direct Debits, I'm happy to pay the small fee because I know I can control the amount and it automatically syncs up into my accounting software. Also when we have to look at rent increases in the future, it's super easy to amend the amount without the tenant needing to do anything, they can set it and forget it.

As I look to grow the portfolio - this will become even more helpful by being fully automated and in our control. I'll create a video about my systems soon on the YouTube channel!

The buy to let is projected to make a 135% ROI this year. The market has been so incredibly strong which I never predicted in my numbers, it means we've made back all the money invested into the project and more when you include net rental income which will all be reinvested back into the next project.

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🧐 Next Investment Project

I was hoping, alongside the new personal home this year, to also start looking on the market again for project #1 in the investment company which will be an HMO!

This was always the plan to move onto a cashflow strategy to start putting more money into the companies, having proven that my analsysis and ability to run a great deal with the success of buy to let 1 and projected success of buying the next personal home but we might have to hold off this year... the stock markets have certainly taken a tumble which is where a lot of my money was stored, at the moment if I took my money out it would be at a circa £15k loss.

So I'm thinking at the moment to double down on the content business online, keep saving up more cash and when the stocks turn - take it out ready for project 2.

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🏡 Property Latest

Interest rates are shooting up which is causing a slowdown in the market as market activity begins to cool off. However - don't believe what you see in the headlines... let's not forget the market is super hot so even if it's cooling off and slowing down (It really needed to anyway)... we're still in a HOT market with lots of activity.

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I'd highly recommend, if you're about to secure an ok deal - go for it and don't feel like you need to push for extreme numbers right now. Interest rates are going up so it's better to lock in an ok price now, ride out the last of the heated property market and get a good interest rate before things go up too high and eventually we do start to enter a downturn, that being said it's not predicted until 2026 despite what you may see in the headlines so we have 4 years of explosive growth to go according to the 18 year property cycle!