How Our Strategy Has Evolved in 2025

Every property business has to start somewhere. For us, it was simple refurb projects, finding tired houses, adding value with cosmetic upgrades, and selling on for a profit. Those early flips taught us discipline, deal sourcing, and the importance of execution.

But in 2025, the landscape is different. What worked five years ago doesn’t guarantee long-term stability today. And that’s why our strategy has evolved from quick wins to resilient, scalable developments that create lasting value.

Why Refurbs Made Sense (Then)

Flips were the perfect entry point:

• Speed to cashflow — We could turn a deal in 6–12 months.

• Lower capital requirement — Smaller deposits, smaller finance, smaller risks.

• Learning curve — We got hands-on experience with contractors, lenders, and valuation strategies.

In a rising market, flips were a great way to build momentum. But markets change. Interest rates, material costs, and buyer sentiment have shifted. And in 2025, chasing fast flips has become less sustainable.

Why Flips Are No Longer the Core

Refurbs still have their place, particularly for smaller investors who want to see a clear before-and-after number story.

But making flips the core strategy carries risks that don’t align with long-term wealth creation:

• Thin margins — Rising build costs and cautious valuers leave less room for error.

• Transaction taxes — Stamp duty and fees eat into profits on short holds.

• Market timing — Selling quickly is more exposed to short-term sentiment.

A flip-heavy strategy ties your returns to cycles and speed. That’s fine in an upward market, but in a cautious one, it creates fragility.

Why We’ve Shifted to Larger Developments

Instead of focusing solely on single-house refurbs, we’re backing projects with scale and resilience:

• Planning-led developments — Unlocking six-figure uplifts before construction even begins.

  
  

• Multi-unit schemes — Spreading risk across multiple sales or rentals rather than a single exit.

  
  

• Build-to-rent — Creating long-term income streams that are less dependent on immediate market appetite.

  
  

• Institutional partnerships — Collaborating with councils and larger investors to structure projects with durability built-in.

  
  

Larger developments give us (and our bigger investors) multiple exit routes.

Whether the market favours sales or rentals, we can pivot without losing momentum.

The Two-Tier Model: How We Serve Different Investors

One of our strengths at PropInvest is that we don’t run a one-size-fits-all model.

• For smaller investors — Refurbs and compact developments still feature. These deals are structured to give clear visibility on numbers: entry costs, refurbishment budgets, and exit projections. They’re faster-moving, transparent, and easier to track.

  
  

• For larger investors — Our focus is bigger schemes: land acquisitions, planning uplift plays, and build-to-rent portfolios. These projects are designed for capital preservation, scalability, and resilience. They’re longer-term, but they come with larger uplifts and multiple income strategies.

  
  

This tiered approach means investors can get involved at a level that suits their capital, risk profile, and desired involvement, without compromising the strength of the overall portfolio.

What’s Next for PropInvest

Resilience is now the foundation of everything we do. That means:

1. Pipeline building — Securing land today that will deliver in 2026–2028.

   
   

2. Diversification — Balancing planning-led sales with long-term rental income.

   
   

3. Accessibility — Offering both large-scale developments for institutional partners and smaller structured deals for entry-level investors.

   
   

Refurbs gave us our start. But the future is built on stronger foundations... developments that scale, strategies that endure, and opportunities that welcome investors at every stage of the journey.

At PropInvest, our focus is simple: create sustainable, resilient developments that deliver lasting value - whether you’re investing £50k or £5m.

👉 To learn more about how PropInvest works with hands-off investors, or to explore opportunities in our 2026 pipeline, get in touch.