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.
Frequently Asked Questions
What is an off-market property?
An off-market property is one that is not listed on public platforms such as Rightmove or Zoopla. It changes hands exclusively through agent networks and trusted buyer relationships, and in many cases is never advertised publicly at all.
How do I access off-market opportunities?
Access to off-market deals typically requires working with a buying agent or advisor who has established relationships in the prime London market. Firms like Brick & Fortune with active networks in prime London can provide direct access to this deal flow.
Why do sellers choose to sell off-market?
Sellers benefit from privacy, reduced negotiation pressure, and the ability to select qualified buyers. For buyers, the absence of competition often means a pricing advantage and the opportunity to secure a property before it reaches the open market.
Are off-market transactions legal?
Completely. All standard legal and financial procedures apply — solicitor, survey, title transfer — exactly as in an open-market sale. The only difference is that the property has not been publicly advertised.
Is there room to negotiate on off-market properties?
Yes, and often more so than on the open market. Without competing offers, the buyer holds a stronger negotiating position, and sellers willing to transact quietly may accept slightly more flexible terms in exchange for a smooth, discreet completion.