Paid Back in Full

Phase 2

Kingsleigh House, Culver Road, Saltash, PL12 4DP

Developer: Philip Bailey

loan amount


interest paid*


funds pledged


number of investors


% of target pledged

Fully Funded

project type

Conversion of existing residential property to multiple units

loan term

up to 7 months


1st charge

project phasing

2 of 2

floor area

6794 sq.ft.

purchase price/value


cost of work


loan to value


est. sales value (gdv)**


owed at exit to gdv***


strategy & vision

Kingsleigh House, Culver Road, Saltash PL12 4DP 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. Brunel's 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.

A listed planning consent has now been granted (PA16/03637) to provide luxury apartments as follows:

7 x 1 bed apartments
2 x 2 bed apartments
1 x 3 bed apartment

The property was 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 are construction project managers.

CrowdProperty have already lent £227,000 as a phase 1 lend towards the purchase of the property. This Phase 2 loan will be for £387k and will be released in stages subject to monitoring surveyor reports. The loan will be for a minimum term of 6 months and a maximum term of 16 months.

Anticipated GDV of the project is £1.25 million and with total costs of £985,280 (including purchase price, build costs, sales costs, interest and fees), the developers will have a profit of £264,720 resulting in a profit on cost of 26.8%. Total borrowing from the crowd of £614,000 gives the project a loan to end value of 49%.

exit strategy

Capital and interest will be repaid from the sales proceeds.

the borrower
& project team

The borrowers are a team of architects, building surveyors and Project Managers. They have formed a new JV vehicle called KHP Investments Ltd.

Philip Bailey, BA Dip Arch RIBA With 30+ years’ experience of running his own architectural practice specialising in residential and commercial property development and conversions including Listed building projects. Philip has completed the redevelopment of his current house converting it from a 2 bed bungalow to a 7 bed house. Prior to that he undertook the refurbishment and extension of his own house in St Albans.

Kiel Bailey Building Surveyor with 10 years’ experience working on both refurbishment and new build projects and a specialist in timber framed buildings.

James Yorke Experienced Construction Project Manager, having previously led multi-million pound commercial developments for a national construction company.

Murat Haykir Experienced Project Manager, specialising in leading large, global change initiatives for multi-national financial institutions.
The team have between them a Portfolio of 8 HMO’s with some 40 room houses and flats.

James and Murat ( with the assistance of Philip) have recently completed a Grade II listed conversion of a substantial house in Plymouth into a 6 bed high end professional HMO and a two bed flat.

indicated return for your pledge
min. loan (6 months)
7 month loan

CrowdProperty Comments

Phase 1 of this project, to purchase the building before planning permission was granted, proved to be very popular with the Crowd.

Now that listed planning permission has been granted, we are delighted to bring Phase 2 of this interesting project to the platform.

With a highly experienced team and a Loan to Value of just 49% of the end value, we believe this is a very safe project for our lenders and expect it to be as popular as Phase 1.




Rigorous due diligence
1st Charge Security
Unparalleled expertise
*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 and you may lose all you lend. See our full risk warning for more information

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