Paid Back in Full

Kingsleigh House, Culver Road, Saltash, PL12 4DP

Please note, for this project, pledges will be limited to a maximum of £2500 until 10.05am. After 10.05am, you can create pledges larger than £2500 or increase the size of your pre-existing pledge. This is subject to the project amount remaining which needs to be raised.

loan amount

£227,000

interest paid*

8%

funds pledged

£227,000

number of investors

30

% of target pledged

Fully Funded

project type

Conversion of existing residential property to multiple units

loan term

up to 10 months

security

1st charge

project phasing

1 of 1

floor area

6794 sq.ft.

purchase price/value

£325,000

cost of work

£566,280

loan to value

69.85%

est. sales value (gdv)**

£1,250,000

owed at exit to gdv***

52.63%

strategy & vision

Kingsleigh House, Culver Road, Saltash PL124DP comprises an extended grade 2 listed detached 2 storey building formerly occupied as a nursing home which ceased trading in 2014. Construction is of solid granite stone under a parapet pitched slate roof together with mansard extensions. The original building is believed to date back to early 18th Century.

The property has undergone significant alteration over its life including 20th century 2 storey flat roof extensions. With much of its original character lost, it is only really the front elevation and street scene that is considered to be the most significant elements in terms of heritage.

The property is located in Saltash town centre, falling just outside the Lower Fore Street conservation area and situated on the west side of the River Tamar in East Cornwall. Plymouth is 6 miles to the west, via the Tamar Bridge. Brunels Royal Albert Bridge sits alongside taking the main railway line from London to Cornwall. Saltash has a population of circa 16,000.

Internally the property is arranged into 16 ensuite bedrooms, staff offices, a passenger lift, residents lounges, kitchens and dining room. The total size is around 6,794 sq.ft.

The borrowers intend to convert the property into 10 self contained apartments comprising:-
7 x 1 bed apartments
2 x 2 bed apartments
1 x 3 bed apartment

A listed planning application has been submitted reg. no. PA16/03636 following extensive discussions and positive indications from both the planners and Conservation team. The net internal area of the proposed conversion will be 5,599 sq.ft.

The property has been purchased for £320,000 by KHP Developments Ltd. a JV set up between Philip Bailey, Kiel Bailey, James Yorke and Murat Haykir. The partners are all involved in property; Philip is an architect, Kiel a Building Surveyor,

James and Murat Construction and finance project managers. Completion is due for 24th June 2016 when the loan will commence.
CrowdProperty have agreed to lend them £227,000 as a phase 1 lend. The length of the loan is a minimum of 6 months and a maximum 18 months.
The RICS valuation values the property in its present condition at £325,000. The LTV will be 70.1% of purchase price.

Assuming the borrowers achieve the desired planning consent it is estimated the cost of the works will be £566,280 (including fees) and they will return for a phase 2 raise of around £387,000. The RICS valuation estimates a GDV of £1,250,000.

exit strategy

indicated return for your pledge
interest
total
min. loan (6 months)
£200
£5,200
10 month loan
£600
£5,600

CrowdProperty Comments


This is an interesting project with a highly qualified team, who have worked together previously and come together on this new project.

As this project does not have full planning permission yet, we have split it into two phases to minimise risk for the lenders. Once planning is granted and we lend the second phase of £387000 the total loan will be £614000 which means that the LTV will drop to just 49% of Gross Development Value (£1.25M).

With such an experienced team and a low LTV, we see this as a low risk loan which is why we have been happy to give it the CrowdProperty stamp of approval.

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*Please see full risk warning
**Estimated Sales Value is more formally referred to as GDV - Gross Development Value
***Owed at exit to GDV is calculated as the total capital + any planned loan interest against the RICS GDV for the project. These figures do include subsequences on projects funding development costs during the course of the project.

Your capital is at risk. No FSCS protection. Past performance is not an indicator of future results. Tax treatment will depend on individual circumstances and may be subject to change. See our full risk warning.

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