United Kingdom · bespoke off-market sourcing · residential & commercial
IWMI Property Ltd offers bespoke off-market sourcing — packs built to the mandate, not a portal dump. We charge a sourcing fee. We do not give financial advice.
Keys 1–5 on the model · drag the ticket
Investor list
Cash-ready capital, product, regions. Bespoke packs follow — not a call first, not a portal dump.
Cash-ready and serious capital are invited. Matching and bespoke packs. Investor communications only. Not financial advice.
Residential £150k–£2m — BTL, HMO, BRRR with a real deposit then gearing or refinance, blocks, title-split, commercial-to-residential conversion. Commercial £500k–£10m — long-income, industrial, roadside. Structured: JV, vendor terms / seller note, options / delayed completion, bespoke tickets built to the mandate.
Cash-ready buyers. UK and overseas investors. Family offices and funds. Advisers. BTL. HMO. BRRR with capital in, then gearing or refinance. Commercial income. Mixed. JV. Title-split. Conversion. Vendor terms. Options. Bespoke structured tickets.
Owner-occupiers. No-money-down / “100% finance” pitches — that means no equity, not ordinary gearing, BRRR refinance, or title-split with capital in. Guaranteed-return buyers. Anyone who will not read a pack.
Worked model · illustrative · not a live deal
A sourcing spine in numbers. Click the steps. Drag the ticket. The yield is shown on all-in — never netted after the fee to make the card look tighter.
£450,000
Illustrative gross yield on all-in · 6.6%
Deal types · swipe
Interactive theses — not a listings grid, not invented streets. Packs are matched to the mandate on the form.
01 · HMO
Licence, article 4, planning and occupancy as they stand — not as a brochure would like them. Room rates, works and management sit on the face of the pack before a call.
02 · BRRR
Purchase, capex and refinance case on one page. GDV is a working number, not a promise. What breaks it (void, overrun, rent light) is written in, not left for a webinar.
03 · Commercial
NIY, WAULT and covenant on the face of the card. Tickets £500k–£10m. Trade-counter, single-let industrial, roadside. No yield without a lease the pack can show.
04 · Distress
Probate, tired landlords, pre-insolvency. Title and occupation written as they are. Not a miracle cap rate. Not a guaranteed return.
05 · Research
We read local policy because it moves yield and licence risk. IWMI Property Ltd is not a public-sector contractor and does not sell access to a council.
Example structures · not live addresses
Example structures of the kind IWMI sources — built to a mandate, not a portal dump. Not live streets. Not completed deals. Yield is shown on all-in. Packs with full address and the PDF stay behind the investor list.
Title-split · Greater Manchester
Investor completes on a single freehold, funds the split and works, then holds or refinances three separate titles. Capital is in from day one — this is not a no-money-down pitch.
Agreed£340,000
Works (split)£95,000
Costs + fee£22,500
All-in£457,500
GDV, three titles£535,000
Rent / year£29,700
Yield on all-in6.5%
Created vs GDV£77,500
What breaks it: building-control or Land Registry on the split, or the three GDVs 10% light.
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Conversion · East Midlands city fringe
Vacant shop plus two floors. Investor completes empty, runs prior approval or full planning, converts to four 1-beds, then holds or sells four titles.
Agreed£245,000
Conversion works£155,000
Costs + fee£20,000
All-in£420,000
GDV, four flats£540,000
Rent / year£32,400
Yield on all-in7.7%
Created vs GDV£120,000
What breaks it: prior approval refused, or structure and asbestos on the commercial floor.
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Vendor note + option · North West
Tenanted workshop. Vendor leaves £160k as a five-year seller note at 6%. Investor puts cash in, services the note from rent, and holds a 24-month option on the adjoining freehold yard at £95k.
Headline£580,000
Seller note£160,000
Cash at complete£420,000
Costs + fee£38,000
All-in£618,000
Rent / year£48,000
Yield on all-in7.8%
Yard option£95,000
What breaks it: tenant vacates, or the option expires while the yard is the parking for the let.
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Lease option · North East terrace
Investor pays the option, funds light works while the clock runs, completes in month nine at the agreed price, then holds or refinances. Control first; cash at complete is real capital, not 100% finance.
Agreed£115,000
Option premium£4,000
Works in option£18,000
Costs + fee£10,500
All-in£147,500
GDV after works£175,000
Rent / year£10,200
Yield on all-in6.9%
What breaks it: cannot fund completion in month nine, or valuation light of GDV.
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HMO · West Midlands
Licence in place, article 4 checked. Investor completes, funds light fire and bathroom works, and lets seven rooms on a professional HMO book. Gross yield is the packing number — occupancy still has to be run.
Agreed£295,000
Works£28,000
Costs + fee£21,000
All-in£344,000
Rooms7 × £110 / wk
Rent / year£40,040
Yield on all-in11.6%
LicenceIn place
What breaks it: two rooms void, or licence conditions tightened.
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Long-income · South Yorkshire
Investor completes on the income. Regional trade-counter, FRI, rent reviews in the lease. No yield without a lease the pack can show. Cash-ready ticket, not a works story.
Agreed£795,000
Costs + fee£51,800
All-in£846,800
Rent / year£62,000
WAULT7.5 years
LeaseFRI · RPI review
Yield on all-in7.3%
TicketHold the income
What breaks it: tenant break, or covenant failure at review.
Join the listPacks with full address and the PDF stay behind the investor list. Join above — matching and bespoke packs, not a listings grid.
Fees · all-in
Illustrative teaching case for a residential ticket. Not a quote. Per-deal fees live in the engagement letter. Commercial tickets use the same rule: fee on the denominator, never netted out of a published yield.
| Packaged price (slider) | £450,000 |
|---|---|
| Works (10% illust.) | £45,000 |
| Purchase costs (3.5% illust.) | £15,750 |
| Sourcing fee (illust.) | £9,000 |
| All-in | £519,750 |
| Rent / year (7.5% on price, illust.) | £33,750 |
| Gross yield on all-in | 6.5% |
What breaks it: void · capex overrun · rent 10% light. Gross yield ignores finance, tax, management, voids and maintenance. It is a packing number, not a return promise. The trigger date and VAT treatment are set in the engagement letter.
Compliance
IWMI Property Ltd is fully compliant for estate-agency sourcing and the packs we issue — HMRC AML supervision, redress scheme, ICO, professional indemnity, in place. Public IDs: publishing this week.
Sourcing is estate-agency work. We are not FCA authorised. We do not give financial advice. We do not sell guaranteed returns.
Packs go to the mandate on the form. Instruction is an engagement letter and AML. Until then the paper is a pack, not a live offer.
Desk
Public email hello@iwmiproperty.com. WhatsApp via /wa. Investor communications only.
Investor communications only. Not financial advice.