We invest in the UK’s #1 Buy To Let hotspot – London. We focus specifically on the East and South of London as both offer the opportunity to buy low, achieve a high rental yield and withdraw 50% of investment funds out using our model.

We offer a diverse range of models but our predominant one is the “Buy and Hold” model. We use this model 80% of the time to build a passive income for ourselves and individuals.

The key strategy elements of this:

• High yielding properties delivering over £800 per month net cash flow –we are achieving beyond this for many investors
• Able to pull out at least 50% of funds when refinancing
• Quality properties refurbished to excellent standard
• Quality tenants with option of the management of property

All steps managed – a service specifically tailored for clients’ convenience

Using our Buy, Refurbish, Refinance strategy you can buy one property approximately every 9 months [6 months plus remortgage and valuation time] with a single deposit. If you wish to buy more, thereby building your cash flow faster, you may simply raise more deposits. Not only does this strategy allow you to build your portfolio quickly, it will also create a passive income of £800 to £1,000 net per property. Unlike the rest of the UK, the BBR strategy is perfectly suited for this area as London offers investments where you are able to draw out 50% of your funds after 6 months and reinvest. This is a notable contrast to investment in other parts of the UK, whereby you will find your funds are tied up.

We recycle deposits through using 2 strategies - MIMO (Money in Money out) & BRR (Buy Refurbish Refinance)

Recent example:

Property Purchased February 2014 £182,100 70% LTV Mortgage taken of £127,470

Money in

Money Out

August  2014  6  Months  later  the  property  values  at  £285,000  80%  Mortgage  taken  of

£228,000

=Money out £228,000 - Total money in £223,119 = 100% money out plus £4,881 TAX FREE CASHBACK

The above is an example of how our model can facilitate recycling your deposit: enabling you to purchase many properties with a single deposit.

We have had many cases where we have been able to recycle 100% of clients’ funds on every deal allowing them to purchase a new property every 9-12 months, thereby giving them 5 properties over 5 years with just one deposit with cash flow of £800-£1000 net per month. However, as the market and economy are constantly changing, we cannot guarantee 100% of funds back out, nor can we determine nor speculate upon which deals will get a client 100% of funds back out. For this reason, we advise clients that we will get a minimum of 50% of funds out.

We are committed to finding our clients a sound investment whereby they will get out at least 50% of funds out excluding our fee and a minimum of £800 net cash flow per month. We must reiterate that we do not guarantee this – however, to date we have enjoyed a 100% success rate by adopting this model. Our clients who have achieved 50% of funds back out subsequently continue to grow their portfolio by:

1. Refinancing again 24 months later due to strong capital appreciation in London allowing them to get their final 50% of their deposit back out, 80% of our clients have been able to refinance a 2nd time within 24 months. This has enabled them to purchase another property every 2 years. Consequently, over a 10 year period this has enabled them to buy 5 properties with one deposit: giving them an income of £4,000-£5,000 (£800/£1000*5) per month net cash-flow.

Or

2. If they wish to continue to grow their portfolio quickly they will top up the remaining 50% through other funds they may have access to. Or, conversely, save the rental income and top-up on part through their personal savings.

We would, in fact we guarantee it.

Bluebell Properties not only provides a sourcing service but we are investors ourselves with personal portfolios that are based on the same types of properties we buy today: good, high yielding properties that allow 50% funds out. This portfolio continues to grow by investing in exactly these properties. Moreover, the e n t i r e team at Bluebell are encouraged to build their own portfolios and some are well on their way to their own property fortune.

We guarantee that every property we recommend  for  you  would buy ourselves. In fact, our buying process means we often have to. If, for whatever reason, a client cannot proceed with a purchase, then we will buy the property instead. In this way we underwrite every deal.

It is very likely that we will be BTL neighbours!

If you use a standard BTL mortgage then you will need access to £100,000 per property, this sum will cover a deposit on a property, any necessary renovation to add value, in addition to our sourcing fee. We frequently deal with clients who invest in larger projects that require more money, in flipping or blocks of flats, for example, and also with clients who buy property in cash.

No. Our contract does not tie you in at all. You buy one property at a time and pay the sourcing fee at various stages of the buying process and the balance upon.

No, we do not.

We require a deposit of £3,000 upfront. The remaining fees are paid during incremental stages of the buying process. Therefore, you don’t pay until we deliver.

Yes, it is. You buy the property yourself and we have no claim upon it at all. You are free to do as you wish with the property, though we hope you keep it with us to rent and manage and then go on to buy more. There is, however, absolutely no obligation to do so.

No you are free to use your own. As part of our management fee we have a great team of professionals at your disposal but, if you wish to use your own,  that is perfectly fine. Having said that, to get the best out of our service, we do recommend using our team as we are much better equipped to be able to provide help and advise in understanding our model.

Our multi-let management fees are probably the most competitive in the industry and we are 100% confident they represent fantastic value. We charge two weeks per tenant for the initial let and 14% ongoing for monthly management.

We rent the property on a room by room basis. Typical prices are:

• Very large double £600 - 650 per month
• Double £550 – 600 per month
• Single Room £425 - 450 per month

This is a very common concern; we frequently hear it from people taking the plunge into first time BTL ownership. The reality is that, so long as a property is in the right location, presented correctly and marketed at an acceptable price it will always find a tenant within a reasonable, unintimidating, timeframe. Additionally, you will be renting a multi let therefore, you are limiting the risk by having (at least) several rooms tenanted.

We are i n v e s t o r s o u r s e l v e s and we will certainly have a property  very  close  to yours, because we do this so often we obtain detailed market knowledge and can accurately predict rents.

We aim for 9-11% yields.

We buy anything where the figures add up and this can mean any of the above. 90% of what we buy are 2 and 3 bed ex council properties, typically these tend to be leaseholders with leases longer than 90 years.

Yes, we do. They come under our ‘bespoke’ plans. Ask to speak to a member of the sales team for information.

We control everything assiduously with a detailed w o r k s c h e d u l e ,  bill of quantities, fixed timescales and fixed budgets and consequently check the work at each stage before any payment is released.

We don’t have any strict requirements on flats or houses. We can (and have) sourced both. However our aim is focused on cash-flow regardless of the type of property. It is possible to get higher cash-flow if you wanted to achieve a minimum of £800+ after management fees. Nonetheless you would need to spend slightly more to get more square footage. Therefore, if you wish us to source only houses, you would initially need to consider if it is worth spending tens of thousands more to get an additional £160 per month when, perhaps, it may be better to buy more properties within our typical model and ultimately much cheaper.

Not every property goes through a full refurbishment but in order to get it remortgaged in 6 months and eventually pull out the original deposit leaving minimal money in, or even getting a little cash back, you have to do a refurbishment to uplift the value. Remember, this is a Buy, Refurb, Rent, Remortgage strategy to give you the ability to simply start again, rolling and recycling deposits from property to property without needing much extra cash.

No. For the deal mentioned previously above the property allows for a boiler service plan only. It does not account for other maintenance. However, looking at the maintenance spreadsheet on this property, in the last 12 months there has been no maintenance issues, probably due to the fact it has been refurbished to a high standard.

If there are maintenance issues this is typically covered by the boiler plan/ building insurance/ contents insurance. If caused by the tenant you may deduct the cost from their deposit.

Typically within the estimated monthly rental income the following costs have been factored in:

• 2 weeks void
• Service charges
• Bills - all bills gas/electric/TV license/water/broadband/council tax (if any)
• Refinance costs/payments
• Yearly maintenance of boiler/service plan
• Yearly Safety testing
• Boiler plan/ building insurance/ contents insurance
• Monthly maintenance - properties are refurbished to a high standard. Therefore if there are maintenance issues these are usually covered by the boiler plan/ building insurance/ contents insuranc If caused by the tenant we will deduct the cost from their deposit.

Obviously, we have no impact upon external factors such as these. At present we are basing our calculations on 5-5.75% which allows plenty of leeway for interest rate hikes. 5% is a lot higher than the current loans our clients are refinancing onto after refurb. Many of them are getting 2.5%-3.89%, so we feel that 5% interest rate is adequate for stress testing.

5% allows for 4 base rate hikes which we feel is a good model to work from.

14% per month for management plus 2 weeks rent for the initial tenant find.

Anything from 24 hours to 6 weeks. It has never taken more than 6 weeks to allocate a property to a client.

You need to be in a position to either get a mortgage and put down a deposit, or buy cash, so you certainly need initial funds.

Yes, we can help you with this process, using our highly skilled mortgage brokers.

Yes there is, another person can host a mortgage for you, we can discuss your individual circumstances privately, and confidentially.

If you can get someone who has the funds available to joint venture with you, whether family or friends, an early inheritance or a gift to you, then you can buy.

It depends upon your personal requirements, situation and funds available to you; within 6 months, at the maximum. However, it can be much sooner depending on a property being available and within our sourcing criteria. We get, on average 3-4 deals per week. Therefore you will typically find that you have a property deal within a matter of weeks. The sooner you have agreed the services with us the sooner we can start to build your portfolio.

We do not source anything that will give you less than £800 Net Cash-Flow per month after refinancing. If it doesn’t deliver this you would not be presented with the deal.

Unfortunately nothing in life is guaranteed. As such, this is, of course a possibility. If prices go up then we may find ourselves in a position where we cannot buy at an amount that gives us the yield we are looking for. Because of this we are always refining our model and stress testing it to ensure is can withstand market changes.

It comes to you, just like any ‘normal’ BTL landlord/letting agency relationship.

Unfortunately, you have to! As above, this is as normal and all bills come out of your own property account as you would expect. It’s your property.

This is very unlikely; we operate in a market that most people remain unaware of. We have gained our privileged position by being in the market buying properties for many years.

Not at the present time, we can buy a lot cheaper elsewhere. We used to and if things change we will go back.

Yes, of course, and lots of our clients do. You will find the process somewhat quicker and straightforward if you buy in cash. However we would always recommend leveraging your cash as much as possible.

We can help you find out. That said we would recommend you do a credit report before you sign up with us.

Of course this can happen, property investing is never without an element of risk. Nonetheless we are professionals and our lettings team carefully checks and references tenants before they  move  in. Moreover, we subsequently carefully manage  the tenancy to minimalise negative factors such as voids and bad debts.

As with a tenant not paying their rent there is an inherent degree of risk when investing in property. However, with room lets the level of financial impact is very low. The tenant deposit will cover you for any costs required to repair the damage.

No. We specifically advertise to professional tenants. We don’t, as a rule take on DSS claimants it is your choice if you wish to have these tenants in your property.

One thing  we  would  say  is  that  a  good  tenant  is  a  good  tenant  and  we  try  not to d e r o g a t o r i l y label a tenant with pre-conceived a s s u m p t i o n s ,  as  we  are often proven wrong! If referenced correctly and the correct due diligence is applied a tenant in receipt of housing benefit can often be a better bet than a private tenant.

All renovations are carried out to a high standard of workmanship. This is particularly important to allow you to refinance after 6 months and take out a minimum of 50% of your costs to acquire the property. In addition, the London rental market is competitive, you need to ensure that the standard of the finish is to a high standard.

We do. We have two Project Managers who deal with the four refurbishment teams we use on a continuous basis.

Once again this is your choice. If you would like to you can, but many investors feel that this is a waste of time as they know we will be buying the correct properties where the figures work and that is why they trust us. This said, we do highly recommend that once your offer has been accepted, you visit the property so you can see the property you are buying.

No, absolutely not. You are able to leverage our knowledge, experience and expertise as we do the whole process for you from beginning to end. Many of our clients have no property experience and that is how they want it to stay, they just want all the benefits of property investing.

No, the purchase, legal fees, mortgage fees, etc are paid directly from you that way you are comfortable as you have possession of your own money. However, you do provide us with the refurbishment fees as you would not want to be paying for the building and labour fees separately, because it would be much hassle so we handle that part for you.

The market is always changing, at this point in time it is 6 months but depending on your strategy you may choose to refinance between 6 months to 24 months.

You can see the finished refurbishment if you wish to, we once again have a certain specification of the property must be before the refurbishment team leaves, and that specification is achieved each time, as our four refurbishment teams we use are pretty much doing the same refurbishment in each instance.

We provide you with an estimate, with a contingency. This will include a breakdown of all the costs of the materials so that you can see it clearly and know what you are paying for.

Usually between 8/9 weeks depending upon the property. You will know the timescale for a renovation before you buy any particular property.

Our renovations are run to a strict timetable and budget. We produce a detailed breakdown of works to ensure you are aware of the budget. Our refurbishment team has undertaken hundreds of similar renovations already and this gives us a great track record.

We get you prepared upfront. You simply need to determine if you wish to go ahead within 48 hours. For every deal we provide you will receive a comprehensive report that contains a culmination of the following data:

• Property details and history
• A detailed description of finishing, fittings and inclusions
• Site and floor plans
• Capital growth rates
• Purchase price
• Discount on property
• Market value and comparable sales of the local area
• Detailed analysis of local comparables and local average rental income, including previous deals in the local area or similar properties
• An extensive    property    overview    summarising    strategies,    growth    drivers, government infrastructure approvals
• Economic forecast of the location zeroing in on regeneration/investment particulars
• Meticulous breakdowns of property financial details including monthly cash flow breakdown, calculation of property, achievable rent, service charges and expenses, yearly maintenance and void perio
• Detailed overview of area and its suitability to rent to professionals – including facilities, transport links, schools
• Refurbishment budget
• Uplift value and expected rental income per month following refurbishment
• Remortgage and refinance forecast
• Final  report   of   project   including   a   full   breakdown   of   all   costs   (including refurbishment), all certificates, documentation, before and after photos, budget etc
• Our recommendations for uplift

London is a highly competitive market and deals do not hang around for long, because of this we have to move quickly otherwise we could lose out.

We will start to advertise the property usually two weeks before the end of the refurbishment with a view to the property being rented ready for when it is finished.

When you are feel you are ready to move forward and would like to know more feel free to contact us on 0203 514 2541 or email karen@bluebellproperties.co.uk. The most important thing is that you are comfortable and ready to accelerate your property success.

Anyone can buy an investment property however many buy properties that barely meet the mortgage payments each month.

We have found that it is not a good purchase as you are relying solely on capital appreciation through the market going up.

The properties we source will bring in a passive income of between £500-£1000 per month, allowing our clients to quickly replace their incomes should they want to and additional income to have the lifestyle they want.

Our properties yield at at least 8-12% pa, which is an excellent return on investment!

We do have a number of ways to get round this and specialist lenders who will still lend despite bad credit. Each client’s circumstances are unique and we will tailor make solutions where we can on a case by case basis.

No, many lenders will lend to you despite not having a proven income. Speak to our independent mortgage broker to discuss the options available to you.

At least £40,000 for first time buyers and £50,000 for those who already have a mortgage.

If you have owned your own home for a few years, you will have built up quite a bit of equity in your property. You will have paid off some of the loan, and there's a good chance that your property has increased in value too.

Instead of finding a cash deposit, your bank/lender (subject to approvals) will allow you to use the equity built up in your home as security on your investment property. Our independent mortgage broker will determine the best strategy for you and your investment plans.

Property sourcing is a term used when a person or company instructs a third party/individual to find and source a high yielding investment property on their behalf that they would not have been able to find their selves due to lack of contacts and market knowledge etc.

Bluebell is the best and fastest growing property sourcing company in London with a team who has extensive experience in acquisitions. Our team have a large portfolio themselves and a lot of market knowledge, we will tailor make solutions for you and look at creative ways to achieve your property goals.

More importantly, we have a wealth of happy clients who use us time and time again and we would be happy to have you as part of the Bluebell family.

Property prices always hold their weigh in London despite what the rest of the countries prices falling greatly. As long as your property has a London postcode it will always rent out quickly.

Contact us

A maximum of 4 months from the point we start sourcing for you.

One of the most beneficial aspects of aligning yourself with our leading property sourcing team is that you benefit from access to the most lucrative “silent sales”. This means the properties our clients have access to are pre-release deals – often not available to the public market. We are investing in South and East London all the time. This gives us excellent buying power and therefore availability to below market value properties in London.

More importantly, we know East and South London very well and the key areas to invest in but more importantly what a good deal looks like.

Click here to see some of latest deals in the last 6 months

At Bluebell Properties, we recognise the importance of knowing your numbers when considering an investment opportunity. For every property we source, we compile a comprehensive property summary data kit, including:

• Rental assessments
• Expenses
• Occupancy rates
• Cashflow analysis
• Capital growth statistics
• Local demographic information
• Property plans, pictures and details on inclusions
• Infrastructure implications

Bluebell Properties buy to let and property investment team provides a range of services from hand free portfolio building to property sourcing deals below market value for experienced investors to first time property investors. We help our clients navigate through the property investment minefield and to build wealth and security through investing in London property.

We work with anyone wanting to invest in London property but more importantly those who are looking to build and secure their future financial independence. We offer FREE 30 minute consultations to let you find out more about how the Bluebell Properties system can work with you. Just fill in the form here to register for your free session.

Bluebell Properties provides a complete service to support your wealth creation and retirement planning objectives.

Specific services include:

• Advice on property investment strategies
• Sourcing of quality investment properties
• Loan comparison and sourcing
• Co-coordinating with related services (e.g. Solicitor, Accountant etc.)

There are many financial advisory and property investment organisations, both in London and across the UK. Here's a short summary of what makes Bluebell Properties unique

• Buying Power: we have great relationships with estate agents and other intermediaires that allows us to obtain fanastic deals that the general public would never have access too.
• Proven property professionals: Our team consists of property professionals who actually invest themselves, not just commission-based salespeople.
• Hand-picked properties: we never recommend every property deal we receive, only the ones with the greatest upside potential and suitable for your goals

If you would like to find out more about how our services can be applied in your specific situation and assist you with your property investment plan, then register for a free 30-minute property investment consultation without obligation.

If you look at the successful history of property investment, the answer to this question should be, "whenever you can afford to".

London residential property has a long and successful history of investment performance with minimal risk. One of its outstanding features is capital growth. It is this factor that allows you to build growth into your net worth over time.

The income or rental derived from property also allows you to service the investment and provides the means to buy more. Rental prices in London have risen by an average of 9% over the last few months. If this trend continues, then property investment will continue to be one of the most effective ways to create wealth and secure your future.

A residential investment property is a house or flat that the owner does not use as a personal residence, but rather rents out. This allows the investor to benefit from both tax advantages and rental income from the property.

What you mean is that you have no cash deposit. Cash is not always necessary if you hold equity in your own home. Having sufficient assets against which to borrow is all that is required. In this way, you can borrow the full amount including purchasing costs without injecting any extra cash.

It's not so much the absolute capital growth that is important, but rather the growth relative to inflation. With capital growth historically averaging between 2% and 4% over and above inflation, even if inflation were to fall, we would still expect property to perform at this level above inflation.

The key to successful property investment is minimising your “out of pocket” expenses and maximising your capital growth.

Some of the reasons property investments fail to perform as expected include:

• The loan taken out was structured incorrectly
• The loan was taken out in the wrong name
• High-maintenance properties were purchased
• Investors missed out on claiming the highest possible amount in non-cash tax deductions
• Low rents and high vacancy periods
• Paying too much for the property
• Low capital growth potential

These mistakes can easily be avoided. Before investing, contact us for advice on which price range, area and type of property is most suited to your situation.

If you can't find a tenant – its normally due to two main causes - the rent being asked, and the location of the property. For the properties we source are choosen on the basis that they have high and also in a good location where there is a demand for rental properties. That is, close to transport, shops, schools and employment.

We ensure that tenants are lined up before the refurishment is completed. Our properties are rented within 10 days of being available.

Our team understands market demand and will direct you accordingly.

Fixed interest rate loans have never been so competitive. Major banks are now offering 10 year fixed rate deals that can take all the guesswork out of getting a loan.

A choice between variable and fixed must be made by the investor and should be carefully judged by the loan amount and the security of your employment.

Our mortage broker will discuss with you the various options and make a recommendation based upon your personal circumstances.

It is important to remember the number of people who take any step towards becoming financially independent accounts for barely 1% of the population.

Secondly, people have been renting property since time eternal, and with more than 50.4% of the population renting (Source : bbc.co.uk)and this percentage increasing, tenants will not disappear overnight. There will always be a pool of tenants looking for rental accommodation and it's up to you to make your property most desirable.

Supply and demand in rental properties is cyclic and vacancies can and do occur from time to time. But there are certain things you can do to keep this time to a minimum.

Choosing the right property in the first place helps and well-located, well-maintained properties with reasonable rents attract more tenants.

Property in prime locations, like West and North London, does experience strong capital growth, perhaps slightly higher than normal. However, the real return cannot be measured by the growth alone. However, property in South and East London are starting to perform just as well.

Our number one priority is that your property has a strong potential for capital growth with a solid rental income. We look specifically for properties that perform. An investment property gives you with significant tax benefits, to help maintain your cash-flow for your next purchase, located in a growth area with proven rental returns. We believe that property that is well-located, properly financed and properly managed will outperform property selected on the basis of position alone.

To find out more about capital growth and rental return in London, call Bluebell Properties on 0203 514 2541 now.

Anyone can buy an investment property. However, many buy properties that barely meet the mortgage payments each month relying solely on capital appreciation through the market going up. This provides less stable and reliable monthly income.

At Bluebell Properties, the properties we source are guaranteed to bring in a passive income of between £500-£1000 NET CASH per month, allowing you to quickly refund up front expenditure and provide additional income.

For every 12 deals passed across our table each week, we might successfully select and negotiate 2 of them.

We rejects deals for many reasons; such as the property is over-priced, the yield is too low, the building is in bad condition, the surrounding properties are all owned by investors only and an array of other negative influences.

We look at all the factors that will have an adverse impact on the capital growth of the property therefore are not a suitable investment for our clients.