3d (edited) • Deals
Four Winds, Quackers Walk, London N21 2DE
As promised, I’ve uploaded all the documents I have on this site above.
This one is openly marketed via Savills, so it’s not off-market. The edge here isn’t exclusivity — it’s interpretation.
The Basics
• Consent for 3 houses (still needs verifying but assume for now)
• 2,400 - 2500 sq ft each
• Small, manageable scheme
• Executive end product
End Values (My View)
Conservative: ~£1.4m
Strong market: up to ~£1.75m
I would not underwrite this at the top end without strong evidence.
Where I Think the Opportunity Sits
- The GDV assumptions in the marketing feel optimistic in parts.
- Build cost sensitivity is everything here.
- If build cost per sq ft is controlled properly, there is margin.
- If build costs drift — margin evaporates quickly.
This is not a lazy deal. It requires discipline.
What I’d Be Stress Testing
• Build cost per sq ft
• Professional fees & abnormal allowances
• Sales rate realism
• Specification level vs achievable value
Where I Think the Agent May Be Slightly Loose
There are a couple of areas in the marketing material where I think assumptions are being presented as certainty. That’s our job — to challenge those.
Sometimes value is created not by finding secret sites — but by spotting where numbers have been framed too confidently.
My Early Traffic Light View......This is probably Amber.
Not a walk-away and not a no-brainer.
It becomes Green only if build cost discipline is real.
I'm here to talk on the deal if of any interest.
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Four Winds, Quackers Walk, London N21 2DE
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