How to Add Six Figures Before the Build Begins

For most people, profit starts when the build begins. For us, it starts much earlier, at the planning stage.

At PropInvest, we’ve built our model around unlocking value before a single brick is laid. This strategy isn’t just about being clever with planning. It’s about being strategic, measured, and relentless in spotting opportunities that others overlook.

In this post, we’ll walk you through a real-world example of how we turned planning potential into a six-figure uplift, and how you can begin to spot these opportunities too.

An Overlooked Brownfield Plot

We were approached with a small brownfield site on the outskirts of a commuter town, a location that had seen steady demand due to proximity to a major trainline and solid local schools.

On paper, the land had limited value. It had an old storage building on it, low visibility from the road, and a fairly uninspiring planning history. Most developers had passed it by.

But here’s where our experience and process came in.

We asked one simple question: What could this become with the right planning lens?

Step 1: Understanding the Planning Context

Before jumping into any application, we invest heavily in pre-app research:

• Local Plan Deep-Dive: We reviewed the council’s 5-year land supply (or lack thereof), current housing targets, and specific site allocations. Turns out, this council had been under pressure to approve more housing, especially affordable stock.

  
  

• Planning History Forensics: There had been two refusals in the past. Most would see that as a red flag. We saw it as a guidebook for how not to approach it. Both failed apps were overly ambitious, poorly designed, and ignored key policy points.

  
  

• Neighbourhood & Political Climate: We researched the local parish council's stance, any neighbourhood development plans, and even recent appeal decisions. The political appetite was shifting, and that helped shape our strategy.

Step 2: Designing for Uplift, Not Just Approval

Here’s where most developers go wrong, they aim for permission, not profit.

We worked with our architect and planning consultant to propose a scheme that:

• Fit seamlessly into the local vernacular

• Offered a small affordable element (ticking a local priority box)

• Delivered smart unit mix, not just maxing out units, but making them market-aligned

Instead of proposing five small 1-bed flats like previous attempts, we designed three larger semi-detached homes with gardens and parking, ideal for young families.

This wasn’t just a better scheme. It was a better fit, and that made all the difference.

Step 3: Engaging Early with the Planning Authority

Rather than submit cold, we booked a pre-app meeting and brought the planning officer on the journey with us.

That meeting helped us:

• Test appetite for our proposal

• Get feedback to refine the scheme before formal submission

• Build a collaborative relationship that paid off down the line

This proactive engagement meant that by the time we submitted the full application, we weren’t strangers, we were seen as developers who listened and delivered schemes that added local value.

The Result: Planning Permission and a £175,000 Uplift

Within 10 weeks, full permission was granted. The valuation of the land (based on the new consented scheme) increased by £175,000, before we broke ground.

Because we’d bought well, designed smart, and negotiated proactively, we’d created a six-figure margin with zero concrete poured.

Why This Matters

This planning uplift wasn’t an accident. It was the product of:

• Experience with councils and policies

• Laser-sharp understanding of value-add levers

• Willingness to do the work others skip

We’re not just developers. We’re deal-makers. Strategic ones.

And in a market where margins are tight and risks are rising, creating value early is the only way to stay ahead, and stay in business.

The Hidden Art of the Pre-Build Uplift

If you’re investing in property and not thinking about planning gain, you’re leaving money on the table.

At PropInvest, we believe in showing our partners and investors exactly how we create value, not just promising returns, but demonstrating how we engineer them.

This is one of many examples. And if you’re looking to learn, invest, or partner, we’re happy to share more.

Because in this game, transparency and trust build more than just houses. They build a business worth backing.