For private investors

Deals you can actually check before you commit.

MosStone sources and packages property investment opportunities across East Anglia, working to a target of 15–20% return on capital employed. You get the full numbers, the assumptions behind them and the risks we found — not a glossy one-pager and a deadline.

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The number

What 15–20% ROCE actually means

Return on capital employed is the figure that matters to an investor, because it measures what your money earned — not what the property did.

If you put £60,000 into a deal and it returns £10,500 a year once every cost is paid, that’s 17.5% ROCE. The same property might show a headline “yield” of 7% against its purchase price. Both numbers are true. Only one of them tells you how hard your capital is working.

We quote ROCE because it’s the harder number to flatter. It survives the refurb overrun, the void month and the letting fee, because all of those come out of it.

What it isn’t: a promise. It’s the target we underwrite to. A deal that doesn’t model above it doesn’t get sent out.

15–20% Target return on capital employed, net of costs, on the deals we underwrite
4 Counties we work across: Suffolk, Norfolk, Essex and Cambridgeshire
6 Strategies we underwrite against, so the deal fits the building rather than the other way round

Risk warning. Property investment puts your capital at risk. Values and rents can fall as well as rise, refurbishments can overrun, tenants can default and properties are not a liquid asset — you may not be able to sell when you want to. Past performance is not a guide to future returns, and a modelled return is a projection, not a guarantee. Discounts to market value are our assessment against comparable evidence, not a valuation you can rely on — commission your own. Where a deal depends on planning permission, assume it may not be granted. Nothing on this page is a personal recommendation or financial advice. Take independent legal, tax and financial advice before committing to any investment.

Sourcing

Off-market, and typically 20% below market value

The deals worth having are rarely the ones sitting on a portal with forty other investors looking at them. Most of what we bring investors never gets advertised at all.

Why a property sells below its value

Not because somebody was careless. There is nearly always a reason, and the reason is what you are really buying:

  • The seller needs certainty or speed more than the last few thousand
  • The property won’t mortgage in its current condition, so most buyers can’t bid
  • A chain collapsed and the seller cannot risk another
  • It has been empty, inherited, or neglected long enough to put people off
  • The title or tenure is unusual and frightens an ordinary buyer

Each of those is a problem we can solve for the seller, which is why the discount exists and why it is defensible rather than opportunistic.

What “20% below market value” means here

It means the price sits around a fifth under our assessment of what the property is worth in its current condition, evidenced by comparable sold prices rather than asking prices or an agent’s opinion.

It is a target and a typical figure, not a guarantee attached to every deal. Some come in better. Some don’t reach it and don’t get sent out. You will always see the comparable evidence behind the number, and where we could not verify something, the pack says so.

Where the deals come from

Direct approaches, local relationships built over years, and the other half of this business — property owners coming to us with a problem to solve. That flow is why we can be selective.

Strategies

Six ways a deal can be structured

Most sourcers have one strategy and make every building fit it. We start with the building, the street and your appetite, then pick the structure.

BRRR

Buy, refurbish, rent, refinance. Add value to a tired property, refinance against the new value and recycle most of your capital into the next one. The workhorse strategy in this region, and the one with the least room for a wrong refurb estimate.

How BRRR works, in full →

Refurb to rent

The same improvement work without the refinance step. Slower to recycle capital, simpler to model, and often the right answer when the valuation uplift won’t stretch far enough to justify a second set of lending fees.

Multi-let

One property, several tenancies, materially higher gross income than a single let. More management, more compliance, and only worth doing where the local rental market genuinely supports it.

HMO

Houses in multiple occupation, licensed and run to standard. Strong returns where demand is real — near hospitals, colleges and large employers — and a licensing and fire-safety regime that has to be respected rather than worked around.

Flips

Buy, improve, sell. No tenants, no long-term management, but every month of overrun eats the margin and the tax treatment is different. Best suited to investors who want a defined end date.

Land & planning uplift

Land bought at its existing-use value and taken through planning, where the consent itself creates the gain. Longer, less certain and more capital-hungry than a refurb — and the returns reflect that when it lands. Never underwritten on the assumption that permission will be granted.

Portfolio acquisition

Buying several properties in one transaction, priced on income rather than on what each would fetch individually. Instant scale, one set of legals, and usually a discount for taking the lot. We handle the sell side too →

Options & lease structures

Control a property, or its income, without buying it outright. Useful where an owner wants certainty more than a lump sum. These need careful legal drafting, which is why a solicitor is involved from the start rather than the end.

Who manages it once you own it?

We can. Full letting and management at 5% with no VAT to add, anywhere in the UK — and if we sourced the deal we already know the property and what it should let for. How management works →

Selling a portfolio rather than buying one?

We work the other side of this too — portfolio exits, whole, split or phased over several tax years. How that works →

We also work on serviced accommodation and selective joint ventures where the numbers and the people both stack up. If you already have a strategy you prefer, say so early — it changes what we bring you.

Due diligence

What happens before a deal reaches your inbox

This is the part that separates a sourced deal from a forwarded Rightmove link.

  1. Comparable evidence, not asking prices

    Sold prices for genuinely comparable properties on genuinely comparable streets, with the outliers explained rather than averaged away.

  2. Refurbishment costed by someone who’ll do it

    A schedule of works priced by trades who actually work in the area, with a contingency stated openly rather than buried in the total.

  3. Rental demand tested locally

    What comparable properties let for, how quickly, and to whom. A high theoretical yield in a street with no tenant demand is not a yield.

  4. Title, planning and legal history

    Title checked for restrictions and rights of way, planning history reviewed, and anything that would slow a lender down flagged before you instruct a solicitor.

  5. Lending and structure sense-checked

    Run past a broker so you know what will finance and on what terms, and past an accountant where the ownership structure affects the outcome.

  6. Exit modelled, not assumed

    How you get your money back out, on what timescale, and what the numbers look like if the refinance valuation comes in short.

What you receive

A deal pack containing the full financial model with its assumptions visible, comparable evidence, the schedule of works and costings, photographs and condition notes, the tenancy or sale strategy, and a plain list of the risks we found. If we couldn’t verify something, it says so.

Worked example

How a BRRR deal models on paper

The figures below are a worked illustration to show the shape of the arithmetic and how we present it. They describe a typical East Anglian terrace, not a specific past transaction, and they are not a projection of what any particular deal will do.

Going in

The purchase

  • Purchase price — £135,000
  • Deposit at 75% loan to value — £33,750
  • Stamp duty, legals and lender fees — £9,800
  • Refurbishment, including 10% contingency — £28,000
  • Total capital in — £71,550
Coming out

The refinance and the return

  • Valuation after works — £180,000
  • Refinance at 75% — £135,000, repaying the original loan and releasing £33,750
  • Capital left in the deal — £37,800
  • Rent, less mortgage, management, insurance and a void allowance — £6,600 a year
  • Return on capital employed — 17.5%

And where it breaks. If the post-works valuation comes back at £165,000 instead of £180,000, you leave roughly £49,000 in the deal and the same rent returns 13.5%. If the refurb overruns by £6,000 and takes two months longer, it drops further. A deal pack that only shows you the good version isn’t a deal pack.

Straight answers

Questions investors actually ask

How much capital do I need to start?

It depends entirely on the strategy and the property. A single refurb-to-rent in this region needs materially less than an HMO conversion. Rather than quote a headline minimum, tell us what you have available and we’ll tell you honestly whether we can find something that works — including if the answer is not yet.

What do you charge?

Fees depend on the strategy and how much of the process you want us involved in, so they’re agreed in writing before any work begins — never taken as a surprise deduction later. Ask on the first call and you’ll get a straight number.

Am I obliged to take a deal you send me?

No. Registering for deal flow puts opportunities in front of you and nothing more. Turn down as many as you like — an investor who says no to nine deals and yes to the right one is a better client than the reverse.

Do you invest alongside investors?

On selective joint ventures, yes, where it suits both sides. That gets structured properly with legal advice on both sides, not agreed on a phone call.

What checks will you run on me?

Identity verification and source-of-funds checks, as anti-money-laundering rules require. It’s not personal and it isn’t optional — anyone in property who skips it is a risk to you as much as to themselves.

I’m completely new to this. Is that a problem?

No, but it changes the conversation. First-time investors get more time, more explanation and a strong steer towards the simpler strategies. If the honest answer is that you’d be better served putting your money somewhere else for now, we’ll say that too.

Deal flow

Register without committing to anything

Tell us roughly what you’re looking for and we’ll send opportunities that fit as they come up. No call required, no obligation, and one click to stop.

We’ll only ever use these details to send you opportunities and answer your questions. See our privacy notice.

Rather just talk it through?

Fifteen minutes on the phone will tell you more than any brochure.

Call 07890 566668 Email Sam