How We Turn Planning Potential Into Profit

At PropInvest, one of our biggest value drivers isn’t just what we build, it’s what we spot before a brick is even laid.

We're talking about planning potential.

It’s the art of seeing beyond what’s there. The ability to identify underutilised land, unlock hidden value, and turn an unloved site into a high-yielding asset, without overpaying at the front end.

It’s not just about getting planning permission. It’s about understanding how planning uplift works, and using it as a core strategy to build wealth for our investors.

Here’s how we do it, step by step:

1. It Starts With an Eye for Opportunity

Some developers need drawings and a live application to get excited.

We get excited when we see:

• A derelict barn with Class Q potential

• A paddock on the edge of a settlement boundary

• A house on an oversized plot

• A vacant commercial unit with PD rights

• An old care home with expired consent

We don’t just buy property. We buy possibility.

Our team has spent years refining the ability to assess sites based on local planning precedent, the nuances of Local Plans, and how to interpret NPPF guidance in a way that unlocks opportunity, not blocks it.

2. We Run Planning Uplift Calculations at Feasibility Stage

Before we even offer on a site, we model the before and after value:

• What is the site worth now, in its current use?

• What could it be worth with permission for residential or commercial development?

• What would it cost to secure that permission?

If the planning uplift isn’t strong enough to justify the risk, we walk away, no matter how “pretty” the scheme looks.

We typically look for a minimum of 25–40% uplift on land value through planning gain alone. That’s what gives us, and our investors, confidence that the deal is worth pursuing.

3. We Work With Planning Consultants, Not Against Them

Once we’ve identified a site, we bring in our planning consultants early.

Too many developers treat consultants like service providers. We treat them like strategic partners.

We run pre-apps where appropriate, we negotiate with planners rather than submit and hope, and we always back up our planning cases with robust evidence - transport studies, ecology reports, heritage assessments, the lot.

This approach builds credibility with planning departments and speeds up our path to approval.

4. We Build In Flexibility

We know that planning is never black and white. That’s why we build flexibility into our site layouts and design options.

We ask:

• Could this be a single dwelling or two?

• What’s the fallback use if the resi angle gets refused?

• Could we take a phased approach?

By having multiple angles, we reduce the risk of getting stuck in a dead-end, and give ourselves more routes to profitability.

5. We De-Risk the Process For Our Investors

Because we often acquire sites before planning is approved, we take care to structure deals that de-risk the process for investors:

• We may raise capital in tranches, only drawing down post-permission.

• We price risk realistically - no inflated GDVs based on blind optimism.

• We communicate constantly - so investors understand the planning journey, the obstacles, and the expected returns.

  
  

Planning isn’t always smooth. But how you handle those bumps is what builds long-term investor trust.

6. We Exit or Build, Depending on ROI

Once planning is secured, we have options.

In some cases, we exit post-permission and realise the uplift as a capital return.

In others, we go full circle, acting as developer, building the scheme, and delivering the full GDV upside.

Either way, the key is that we bought right, planned smart, and created value before any foundations went in.

Planning Potential is Our Secret Weapon

Smart planning isn’t a bonus, it’s a core part of our value model.

We don’t rely on market uplift to deliver returns. We create uplift ourselves by identifying opportunities the market hasn’t clocked yet, and packaging them into investable, risk-managed projects.

That’s how we protect our downside and grow our investor base, one smart planning play at a time.