Property Development Capital Partnerships
For many financially established investors, the challenge is not finding capital. It's finding credible opportunities capable of creating meaningful value without taking on the responsibility of sourcing sites, securing planning permission, managing contractors, and overseeing development projects personally.
Prop Invest UK provides access to professionally managed UK property development opportunities delivered by Vernon Property Group through a structured Developer Partnership Model.
You participate as a capital partner. We source, structure, and deliver the projects.
By application only. Most opportunities are allocated through our existing investor network before reaching the wider market.
Track Record
£15m+ Active Portfolio | Since 2017 UK Operator | 0 Investor Defaults | Multiple Completed Projects
Why Many Experienced Investors Are Looking Beyond Buy-to-Let
Traditional buy-to-let has helped many investors build substantial wealth.
However, changing regulation, taxation, rising costs, and compressed yields have led many investors to explore different areas of the property market.
Developers approach property differently.
Rather than relying primarily on rental income, developers focus on creating value before an asset reaches its completed state.
This value is often created through:
- Planning permission
- Commercial-to-residential conversion
- Asset repositioning
- Redevelopment
- Refurbishment
- Strategic acquisition
The opportunity can be attractive. The complexity often isn't.
Most investors have neither the time nor the desire to become full-time developers. They simply want exposure to professionally managed development opportunities alongside an experienced operator.
That is the purpose of the Developer Partnership Model.
The Developer Partnership Model
Prop Invest UK is not a fund.
It is not a pooled investment vehicle.
It is not a property education business.
Instead, investors participate directly in specific development projects alongside the developer on a deal-by-deal basis.
Each opportunity is assessed independently. Each project has its own strategy. Each project has its own timeline. Each project has its own legal structure.
You review the opportunity. You decide whether it fits your objectives. You participate only if you choose to.
How Value Is Created
Every development opportunity begins with a value creation strategy.
Planning Uplift Securing planning permission that materially increases the property's value and future use potential.
Commercial-to-Residential Conversion Transforming underutilised commercial property into residential accommodation.
Refurbishment Improving the quality, functionality, and market position of existing assets.
Asset Repositioning Changing the use or operational model of a property to create additional value.
Strategic Acquisition Acquiring assets where value can be unlocked through development expertise rather than market appreciation alone.
Understanding how value is created is central to how we evaluate every project.
Who You'll Be Partnering With
Prop Invest UK is the investor-facing platform representing opportunities delivered by Vernon Property Group.
Led by Martin Howard, the team has been active in UK property since 2017 and has structured investor partnerships since 2020.
Our role is to:
- Source development opportunities
- Assess viability and risk
- Structure projects appropriately
- Manage delivery throughout the development lifecycle
- Provide ongoing investor communication and reporting
We are not educators selling theory. We are operators delivering real projects.
How The Partnership Process Works
1. Opportunity Identification A development opportunity is sourced and appraised. The acquisition strategy, planning route, build scope, and exit strategy are assessed before presentation to investors.
2. Project Structuring The project is legally structured and prepared for investor review.
3. Investor Brief Qualified investors receive a project overview explaining the asset, the strategy, the value creation plan, the timeline, and the proposed exit route.
4. Independent Due Diligence Investors review documentation, ask questions, and undertake their own assessment.
5. Participation If appropriate, capital is deployed into the project's dedicated structure.
6. Delivery The development project progresses through planning, construction, and execution phases. Investors receive regular reporting throughout.
7. Exit Projects typically conclude through sale or refinance according to the agreed strategy.
Selected Projects
76 Walter Road, Swansea ("Mozarts") 26-bed en-suite HMO conversion from a former commercial building. View case study →
12 Gore Terrace, Swansea 14-bed HMO conversion completed, refinanced, and operating. View case study →
Windsor Lodge, Swansea Listed building conversion completed and fully occupied. View case study →
Already considering whether the partnership model fits your capital position?
Who This Is Designed For
This is for
- Business owners
- Entrepreneurs
- Senior professionals
- Experienced property investors
- High-net-worth individuals
- Sophisticated investors
- SSAS and SIPP investors
- Family offices
Most participation sits between £100,000 and £500,000 per project.
These investors typically value:
- Professional communication
- Structured opportunities
- Transparent reporting
- Access to development opportunities
- Long-term wealth growth through property
This is not for
This is generally not suitable for individuals looking to learn property development, build their first property portfolio, or seeking property education. If that's where you are in the journey, Prop Invest UK is not the right fit.
The Application Process
The investor list is intentionally selective. Applications are reviewed manually.
1. Submit an application Complete the form below.
2. Background review We review your background, experience, and investment objectives.
3. Qualification conversation We arrange an introductory conversation to walk through the partnership model and answer your questions. This is not a sales call.
4. Investor list admission If the partnership model is appropriate, you are added to the investor list.
5. Opportunity briefs Future opportunities are shared as they become available.
Joining the investor list places you under no obligation to participate in any specific project. Every opportunity is evaluated independently.
Frequently Asked Questions
Is this a fund? No. Each opportunity is structured independently around a specific development project.
What is the typical project timeline? Most projects target a development lifecycle of approximately 12–24 months, depending on planning, construction scope, and exit strategy.
Can I participate through a SSAS or SIPP? Many investors participate through pension structures, subject to trustee approval and scheme rules.
What security arrangements exist? Security structures vary by project and are detailed within project-specific documentation provided to qualified investors.
What happens if projects take longer than expected? Property development can involve delays relating to planning, construction, and market conditions. Project agreements include provisions addressing these situations where appropriate.
Am I committed if I join the investor list? No. Joining the investor list simply allows you to review future opportunities. Participation decisions are made on a project-by-project basis.
Apply to the Investor List
Applications take a couple of minutes. We review every application manually and will be in touch within a few working days.
Compliance Notice
This page provides general information regarding the Prop Invest UK Developer Partnership Model. It does not constitute financial advice, investment advice, or an offer to invest in any specific opportunity.
UK property development carries risk, including the risk of partial or total loss of capital invested. Project timelines can extend; planning, construction, and market conditions can affect outcomes. Past project outcomes within the Vernon Property Group portfolio are not indicative of future performance, and any specific projects referenced on this page are provided as examples of the operator's work rather than as an indication of returns on future opportunities.
UK property development capital partnerships of this type are typically not regulated by the Financial Conduct Authority. Specific opportunity details are shared only with investors who have completed the formal High Net Worth or Sophisticated Investor self-certification declaration as required under FSMA s.21. Investors in these arrangements do not have access to the Financial Ombudsman Service (FOS) or the Financial Services Compensation Scheme (FSCS).
If you are uncertain whether this type of opportunity is suitable for your circumstances, seek independent financial advice from a qualified IFA before applying.