At last - commercial finance for student property - here's how

Posted by Graham Turrell on Sat, Apr 29, 2017 @ 03:41 PM

With the dreaded "Landlord Tax" now upon the UK, many more property investors have been considering Purpose Built Student Property which are exempt from the extra taxes. But those who like to gear up with mortgages have been disappointed that none is available. Until now.

PBSA_Studio_Interior.jpgStudent accommodation is still the most successful property asset class in the UK, but before today, investors have needed to pay for their investment outright. 

We've got Finance:

We can now offer 50% finance* on selected student developments, such as Preston's unique Innovation House development (see below). Now, investors can halve the investment capital they need to own a student suite "cash cow". Our FCA-regulated financiers are already helping investors to double their spending power in this way.

if you'd like to find out more, just drop a note in the comment box below with the word "finance" in it and I'll pop you an email showing how this groundbreaking product could work for you.

Innovation House Preston Investment Prospectus*Subject to Status

Tags: Student Accomodation, Innovation House

[property insight] Busting some passive property investment myths

Posted by Graham Turrell on Mon, Apr 24, 2017 @ 08:12 AM

The idea of making property investments passively can cause a great deal of confusion - what do we mean by passive investment through property anyway?'s bust a few myths -  here's what we think:

1) Passive investment through property is not about laziness. It takes a ton of research upfront on an what could be a long-term investment. Only when the hard work of due diligence is done and the investment made can the investor sit back. 

2) it's not for everyone. It's not for those that spend all their waking hours living and breathing property as property developers or landlords. We love you, but we know you're more likely to be seeking funding than wanting to invest in other things right now! These dedicated souls need to keep their hands busy and if they're doing it right should expect the fruits of their labours to reward them handsomely eventually. This is less true for UK residential landlords than for developers these days, and some are completely changing the way they invest in property as the world changes around them.

3) Having complete control of your property investment does not guarantee success. There's no such thing as a risk-free investment, and the unexpected can bite you if you put all your eggs in one basket. If you're a landlord you're probably invested heavily in one "property paradigm" which, when attacked by government policy (as as happened recently in the UK) can have a devastating effect on your whole portfolio. Consider "targetted diversification" when you invest. Be an expert in your field but have plenty of strings to your bow.

I'm passionate about helping property investors move their investment strategy forwards with a clear plan for the future. So if any of this resonates with you, I'd like to chat with you privately and with no obligation or "hidden agenda". 

You can simply pull up my diary and book a complementary call with me right here. Speak soon!

     Let's talk !     


Tags: Property Insight

What does a good Property Bonds look like? The typical structure…

Posted by Graham Turrell on Mon, Apr 17, 2017 @ 09:05 AM

working-as-a-team.jpgWith any investment  it's crucial to look beyond the headine figures and take the time to "look under the hood" as well. This is very much the case when it comes to Property Bonds.

The key players you should expect to see in a good property bond offering are:

A capable, experienced property development team with a strong track record of successful projects of a similar nature.

A legal team to:

  • Draw up the agreement between Bond Issuer and the developer, and the agreement between the Bond Issuer and the investor. 
  • Operate the Escrow account and ensure that all funds transferred between it and the developer are secured by developer’s assets.

A specialist administrative team to manage the payments to investors.

A Bond Issuer company with a strong track record of successful projects to:

  • Act as the intermediary between investor and borrower.
  • Independently represent the investors’ interests.

Some property developers with little or no understanding of investors needs, will try to do most or all this in-house usually cutting plenty of corners in the process. When you see this, run for the hills.

Learn how to spot a good-looking property bond, and those to run away from. Download our bonds guide today:

Download HighGround Property Bonds Special Report

Tags: Property Insight, Property Bonds

[Property Bonds] Introducing a peer to peer lending property bond

Posted by Graham Turrell on Wed, Apr 12, 2017 @ 09:25 AM

Crowdfunding is a popular way for would-be property investors to share in property developers' profits by lending them development funds. Results can be good, but wouldn't a "set-and-forget" fixed return be even better for the investor?

Speculation is often considered to be a higher risk activity than investment. We'll be covering this whole subject in future posts on Investment Education.

In the world of property bonds it's extremely rare to find an established Property peer-to-peer lending platform that offers a mini-bond to allow a truly "hands-free" investment into secured property developer loans.

In general, using bonds offers a potential way of turning speculation (such as those P2P lending opportunities with no defined return) into an investment, for those that see investment as a far safer option.

tax-saving-piggy.jpgHere's an example. The Saving Stream 5-year Bond allows investors to indirectly participate in the P2P marketplace without any active management. Proceeds of each subscription for Saving Stream Bonds will be used to make loans on the Lendy Limited P2P platform. Investors will NOT become lenders on the P2P platform.

All loans made in this way are used to fund either bridging finance or development finance. 

Rate of interest - 7% per annum, paid in quarterly installments from the date of issue of the Saving Stream Bond until the date of redemption.

Duration - 5-year fixed term

Issuer - Saving Stream Bond Limited, a wholly owned subsidiary of Lendy Ltd

Minimum amount per application - £5,000 and, thereafter, multiple of £1,000

Who can take up these bonds? Qualifying Individuals, companies, charities and corporations subject to local restrictions and to submission of approved anti-money laundering documentation. At the time of issue the Saving Stream Bond can be placed in a Self-Invested Personal Pension (SIPP). However, we strongly recommend that applicants seek advice as to whether the specific terms of your arrangements permit this type of investment.

To discover more about how Saving Stream works, download the brochure today:

Saving Stream Bond Invitation

All opinions offered are expressly generic and do not constitute financial advice. UK Investors should always consult with an advisor authorised and regulated by the Financial Conduct Authority (FCA) before making specific investment decisions.

Tags: Property Bonds

Why are Property Bonds growing in popularity?

Posted by Graham Turrell on Tue, Apr 11, 2017 @ 10:50 AM

More and more,  property investors and traditional savers alike are becoming attracted to Property Bonds as a way of boosting income and avoiding the hassles of direct property ownership.

investment-in-knowledge.jpgHere are a few of the drivers that are prompting this interest - do any of this resonate with you (especially if you're still learning about this asset class)?

  1. Bank interest rates for savers are at an all-time low. Savings accounts in the UK are  struggling to keep up with inflation, let alone provide any real growth.
  2. Property is still seen as a secure asset class by those who know, and with not enough homes being built in the UK demand continually outstrips the supply.
  3. There are more and more obstacles in directly owning investment property. Heavier taxation for residential investment property and reduction of tax reliefs for expenses;difficulty in raising mortgage finance for buy to let; dealing with tenants; licensing; regulation, the possibility of rent controls; the list goes on). Many property investors are looking for less hassle and more profit: being the lender, not the landlord.
  4. As part of this movement, investors who are cash-rich and time-poor are looking to partner with developers by lending rather than getting directly involved in the day-today running of projects.
  5. In uncertain economic times a predictable fixed income for a known period of time has much appeal.
  6. Whilst no investment is in any way risk-free, modern Property Bond structures can offer credible security and a practical exit strategy should things go wrong with the developer - something that isn't usually available to direct peer to peer property lenders, for example.

Property Bonds are not for everyone - but if you qualify they have the potential to offer a very interesting boost to one's income and wealth - but only if you choose wisely.

We are UK leading experts in Property Bonds, Notes and tax-efficient sophisticated alternatives. Find out more about property bonds with our popular guide - download your complementary copy today:

Download HighGround Property Bonds Special Report


All the best for now,

Graham Turrell - The Investment Engineer

Tags: Property Bonds

[property bonds]  How a former Berlin Sorting office is being transfored into luxury apartments

Posted by Graham Turrell on Mon, Apr 10, 2017 @ 10:28 AM

As part of our service to clients both present and future, we like to keep a close eye on our property developers. Dolphin Trust has a remarkable track record but that's no excuse for complacency on our part. 

exterior-rear-cgi-1.pngOn our most recent Inspection Trip to Berlin to visit Dolphin Trust development projects, one of the most striking to date has to be the restoration of this former East German sorting office, the CARRÉE ALTE POSTE.

Dolphin are transforming this fascinating former East German building preserving its impressive interior architectural features, whilst complementing with additional new build to the rear into spacious luxury city apartments on track to complete later this year.

IMG_1771.jpgBuilt between 1925 and 1929 “Post Office Lichtenberg I” on Dottistrasse is a striking and impressive four-storey building in Berlin. With a deep history spanning over seven decades, the
post office was a hub of communication throughout some of the city’s most troublesome years.

Dolphin Trust are currently working on constructing 48 luxurious apartments within the walls of the historic building and also have plans to construct four residential buildings with 90 stylish
apartments, an additional courtyard and a large common green area. This photo was taken during our visit in March this year and shows construction work underway.

HighGround and Dolphin Trust offer qualifying investors fixed double-digit annual interest paid six-monthly over an agreed number of years, after which capital is returned to the investor.

To find out more and discover if you qualify to invest, download our introduction to Dolphin Trust today:

Download Dolphin Trust Brochure

A few more images of the CARRÉE ALTE POSTE ...





Tags: Property Bonds, German Property Investment

[video] Dolphin Trust delivering beautifully restored listed property to Mainz, Frankfurt

Posted by Graham Turrell on Wed, Apr 05, 2017 @ 01:30 PM

Watch this video to discover how Dolphin Trust capitalise on a generous German tax incentive for local property buyers with an example of their developments in Mainz, Frankfurt...



Find out how you may eligible to profit hands-free from these German property restorations today.

Download Dolphin Trust Brochure

Tags: Property Bonds

Why I'm in love with Property Bonds

Posted by Graham Turrell on Tue, Feb 14, 2017 @ 04:25 PM

As a former traditional property investor myself, I'm speaking very candidly when I openly declare my love for Property Bonds. They offer hope and a future for those unimpressed with the world of "tenants and toilets", not to mention the continuing UK government assault on the livelihood of landlords.

Choosing a property bond to invest in is rather like dating.

14-shutterstock_181460018.jpgSome bonds are glamorous; some are plain; some are downright unattractive. Some have beauty that's just skin deep. The secret is getting to know them and seeing the beauty within (or otherwise!).

Here are just five of the reasons why my love is so profound (and why buy-to-let is i'm afraid fast becoming the ugly sister of the property world):

  1. Bonds will let you invest into proven property developers. Leveraging their skill and experience,
  2. Well-structured Bonds offer you built-in security so that even in the worst case scenario, your initial investment is as safe as it can possibly be. 
  3. There's a fixed net income of between 6% and 11% each year depending on which bond you choose.
  4. Capital is returned to you at a predetermined time. The term of the bond can range from just 12 months to 5 years and the choice is yours.
  5. No more tenants, lettings agents to pay, landlord regulations to upkeep, insurance premiums, repairs, voids, refits, stamp duty, legal fees, deposits, tenant reference checks or landlord tax hikes. 

But would you declare your commitment to a Property Bond until you knew it very, very well? The head decision has to follow (and sometimes override) the heart.

A match made in heaven?

Our role here as Investment Engineers is to detect and filter away the property bonds out there with character flaws, then from those that remain, present those that might be the better fit for our investors needs. Finally we assist with any research the investor needs to do to help them make their own truly informed decision. Our market knowledge, experience and frankly annoying attention to detail (as some bond providers would say) really is our strength.

Bonds, like long-term relationships, are not for everyone. But to help you understand whether they can work for you, we've produced a simple but thorough introduction to the wonderful world of Property Bonds, including ways to spot a beauty from a beast...

Download your copy today:

Download HighGround Property Bonds Special Report


For the latest examples of "best of breed" property bonds, drop me a comment or get in touch (contact details are at the back of the eBook).

Tags: Property Bonds

[Property Insight] The importance of being thorough

Posted by Graham Turrell on Wed, Feb 08, 2017 @ 02:23 PM

Purpose-built student accommodation can be a remarkably effective way to put your cash to very good use in property investment - all without the hassle of having to deal with the "tenants and toilets" of the buy-to-let world. But why should student hall  property investors speak to us first?

Innovation_House_Preston_Exterior.jpgWe're a bit different from many other companies in this field. Before we offer any development or investment to our buyers, we carry out our own extensive detailed research. Not just desktop research which seldom provides the essential full picture (although of course we do this as well)...

In the case of purpose-built student accommodation this includes the following:

  • Visit the site and the city, checking the location is completely right for the proposed student market.
  • Have discussions with the University about supply and demand from their perspective.
  • Interview the Student Management company appointed to run the student hall being offered for investment. The correct management company is crucial for the long-term success of an investment. We make sure this is the case before we approve.
  • Meet with the builders or their appointed representative for a thorough investigation of the development and their ability to deliver .
  • Speak with occupants living in existing private halls in the city for a "students' eye view" of living there, what they look for and what they'd like to see improved.

(This is not normal. After speaking to us, ask some other companies if they have done all this for the projects they offer and then ask for their full findings and you'll likely see what I mean).

We call this process part of our "Investment Engineering" system. It's all about seeking to apply rigourous engineering principles to transform the art of property investing into much more of a science. This means that for those projects we offer our investors, not only have we ticked all the necessary boxes, but we gain a deep expertise in the investment that we can share with our serious buyers to help them make a thoroughly informed decision. The goal is peace of mind of secure and sustainable returns on investment in the most popular property asset class in the UK today.

For example, our recent visit to Preston and the University of Central Lancashire (UCLan) is a case in point. Innovation House, the recently announced all-studio student hall is in the perfect location to benefit from the university's £200m investment programme, along with Preston's £400m regeneration initiative.

Discover more - download the Innovation House student investment guide today. You can then contact us for a friendly in-depth chat should you wish to find out more.


Innovation House Preston Investment Prospectus

Tags: UK Investment, Student Accomodation

[Property insight] Reasons to be cheerful about property investment in Preston

Posted by Graham Turrell on Mon, Jan 30, 2017 @ 02:11 PM

Equipped with a competitive cost base and good location near to Manchester and Liverpool, Preston is the engine room of Lancashire’s economy and one of the largest local economies in the north of the UK.

Preston-2.jpgPreston has been reinventing itself since the year 1179 and continues to do so.

With the government’s economic strategy using cities to drive regional growth, it received an enormous boost to its economic growth aspirations with the recent announcement of the Preston, South Ribble and Lancashire City Deal:

  • £430 million directly invested into central Lancashire.

  • Expansion of transport and business infrastructure around Preston.
  • Creation of 20,000 new jobs and 17,000 new homes
stimulating a further £2.3 billion worth of local investment. 

Preparations have already begun to catalyse economic growth in Preston. The building blocks for further growth include:
  • BAE’s £12.4 million investment program at the Lancashire Enterprise Park. 
  • Lancashire Enterprise Zone – will attract 13,000 high value jobs and be one of the largest manufacturing hubs in Europe. 
  • European Social Fund training programme for 4,000 young local SME employees. 
  • Lancashire Growth Hub - a specialist business advice centre.
  • University's 36,000 strong community of students and professionals, contributing £300 million to the local economy annually.

Preston is all about economic growth through inward investment. And as the city's largest employer, the University of Central Lancashire (UCLan) is right at the heart of this, with a recently announced £200m investment including a brand new £30m Engineering Innovation Centre.

Property investment that leverages this growth is going to be of great interest to educated investors. 

Exciting times for Preston, and as the saying goes ... follow the money!

Here's a powerful way to take advantage of this growth, in the property asset class where demand continually outstrips supply...

Innovation House Preston Investment Prospectus

Tags: UK Investment, Property Insight