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Are you interested in property development?
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Do you already have property and are looking to invest further?
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Have you completed a small development project and have the desire to scale up to larger developments but don’t know where to start?
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Are you genuinely interested in making a career out of property development?
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Are you looking to generate future wealth from your property?
If you answered yes to any of the above, I have one further question for you :
What’s stopping you?
I get it, buying a quick fixer upper is one thing, but turning a one off hobby experiment into a sustainable business is another.
So I’m not going to tell you the basics of what property investment and development is, because if you’ve read this far, you will already have a foothold in your investment journey.
Maybe you have taken part in some form of property training in the past, but taking part in training is very different to getting out there and implementing what you have learnt in that training.
It’s easy to feel that once the training is over, the support disappears and you feel you are back to square one minus a chunk of money and not much to show for it.
I want to help you through each phase of turning your interest into your livelihood.
I want to be there with you, to work through your project and guide you through the challenges. I could never get my head around the whole “learn in the classroom and then be sent out on your own” type of set up.
That is why I have created The Property Development Mastermind!
A unique space where aspiring property investors and developers can learn, grow and develop in an environment of support and productivity.
But where do you start?
What do you need to actually do to take that next step?
What about borrowing the money?
Even the thought of this can be overwhelming.
It all sounds good when you’re sat in the classroom learning but then reality kicks in.
I’m Niamh and I am known as “The Unlikely Builder” – bear with me, I’ll explain all!
I’m married to Duncan, live in beautiful Cornwall and have two teenage daughters
Originally from Dublin, I moved to London after university. I love learning, and my desire to keep on learning more led me first to a joint honours in Maths and Computer Science, followed up with a Law degree.
I started my career working for some of the global management consulting companies before branching out on my own in 1999, when I set up a consulting company advising law firms on the use of technology to assist with running their businesses.
I still run that company today. I have a team of specialist consultants who deliver these services. I sit in the middle and manage the relationships with my clients, my strategic partners and my consultants.
Around 2016 I wanted a new challenge, and I also wanted a new income stream. I liked the idea of investing in property, and had dabbled in a couple of buy to lets, but really knew very little about it, so I went out and found myself a mentor and basically followed her round for two years learning everything I possibly could.
To be clear, I wasn’t remotely interested in the actual building stuff. I didn’t need to know how to screed a floor or install an RSJ. I wanted to know how to secure potentially profitable properties, how to source and agree the funding, what the legal implications were, what investment model was most likely to be profitable – all that kind of stuff.
What really helped me, and this will apply to all of you too, was that although my investing and developing knowledge was sketchy at best, I realised I had a whole list of transferable skills that would help me with my progress.
I knew how to negotiate, how to pitch, how to collate information, how to plan logistically, how to assemble the correct team. I was strategic, pragmatic, organised, logical – all of these assets would be a massive help when I was ready to start securing my own properties to invest in.
So whilst I am an “Unlikely Builder”, I took massive action, drew on the knowledge I’d gained and combined it with all of my years worth of transferable skills and I am now equipped with a skillset that covers every detail, every square inch of knowledge that is required to become a success in property investment and development.
And I want you to join me in The Property Development Mastermind
So, what is a Mastermind?
The common misconception is that a mastermind is another fancy name for a group programme or a course or membership.
Truly it isn’t – it is so much more than that.
A mastermind is the pooling of resources, the engagement of the hive mind – it is getting the absolute best from a group of driven, ambitious and likeminded individuals.
Individuals who know they want to become a real success in property development.
This is not a teacher/student situation, this is peer-to-peer support and learning, with me at the helm.
I had the same doubts when I signed up for my first mastermind two years ago.
This wasn’t a property related mastermind.
I wanted to work in a different way - to use my time more wisely, so as I always do, I investigated what would work best for me. I looked at course and trainings, but when I came across the concept of a mastermind, it just seems the perfect fit for me.
What I discovered has transformed the way I operate, and that is why I felt passionate that there needed to be a mastermind for property developers, a space where learning and development leading to tangible outcomes would flourish.
Who are you going to share your concerns with?
Who are you going to go to with your questions, that may or may not seem obvious?
Surely not your competitors?
Imagine a safe space, loaded with like-minded individuals and stuffed full of value, and learnings and support.
A space where every challenge is brainstormed and shared where you problem-solve together.
A place where you can fill in the blanks, add the pieces of the jigsaw that you are currently missing.
Moving from that feeling of “winging it” to truly owning what you do.
A true community based on collaboration and accountability, never before seen in the Property Development world.
But maybe you feel like it’s too much of a leap.
To take the steps from :
The Hobby Mindset - flipping a two up two down, it’s a bit of fun, provides some extra income.
The Livelihood Mindset – you think about maybe leaving your job, investing a bit more, actually making it happen.
The Wealth Creation Mindset - thinking big, creating your future - not just your day to day livelihood. This is our model for the mastermind.
Well, let’s rewind to my journey.
I remember, in my consultancy business, I am the pivot, the central point between the specialist consultants that I employ.
So I figured that managing multi-million pound software projects for global law firms and building a block of apartments genuinely would not be so different.
I realised early that small developments were not for me. My experiences showed me that, contrary to popular opinion, smaller projects were actually more difficult, because I was expected to know everything!
Whereas on a bigger job, the scale means I have the resources to bring in the experts. I can collaborate with the people who can make things happen – town planners, architects, commercial agents.
I don’t know an RSJ from a BLT but I do know how to assemble a team of experts, and I do know a good P&L when I see one.
So, armed with this knowledge, a bag full of enthusiasm, energy and commitment, my first project was to purchase two floors of office space and convert it into 14 apartments.
This was delivered on time, on budget, and all sold within 3 months of coming to market. My feeling that my skills, albeit acquired in a different industry, would be transferable and implementable seemed to be on the money.
I felt I had an aptitude for this stuff.
Since then I have gone on to purchase and repurpose many different types of buildings including old schools, care homes, a former Chamber of Commerce building, old restaurants.
I have converted grade 2 and grade 2* listed buildings in very poor repair, and taken huge pride in bringing them back to life.
Having a problem-solving mindset is massive.
Forget the specifics of what you know – just bring your ability to solve problems.
Because this business is never a straight line!
Let’s talk details.
What will the Property Development Mastermind look like?
The PDM will be a 12 month Mastermind programme for ambitious and committed Property Development entrepreneurs who have a property or project ready to work on, or are in a position to acquire a project or property during the course of the mastermind.
This is a top level mastermind, the perfect opportunity for those who are serious about creating a career in the industry.
My primary goal for this whole mastermind is underpinned by this simple statement.
I want you to lose the hobby mindset, and see property development as a business!
The PDM is a business mastermind. We will not be obsessing over the colour of the paint!
To be totally honest with you, I couldn’t actually give a flying F@@@ what colour anything is!
Too many people overlook the business side of property development.
Let me be clear - I’m all about the numbers. So we will be going deep on the business of property, the KPI’s, understanding the maths. (My first love is Maths and as I mentioned before, I have an honours degree in Maths. I could even say it is my hobby!)
I really want to change the perception that property development is choosing the carpet and picking out a nice colour for the walls and watching the cash roll in.
This is the single biggest issue that gets people into trouble with property development.
Q&A Sessions
I will host x2 Q and A sessions per month via Zoom. In these sessions the power of the community will be at its strongest.
Regular Hot Seats
We will look at all aspects of the projects being undertaken within the group. As a group we will work through the issues they are facing, pooling the collective knowledge available within the mastermind, and brainstorming solutions with accountable actions being agreed and implemented.
Deal Clinics
These will be held regularly to analyse prospective deals within the group. I will be sharing my experience to advise on next steps, deal breakers, what to avoid, possible alternatives and more.
One to One Session
Every quarter, you will have access to a 45 minutes One to One Session with me. This is unadulterated, email alerts off, any subject you like, time to really drill down into your development project. We can talk strategy, practicalities, financials – whatever you need the most help with at that time.
(Sometimes, the specific nature of your project at the time may mean that an appropriate member of my team would be a better use of your time. We will assess where you are to ensure that your 45 minutes brings the most value.)
3 x in-person site visits
Throughout your 12 months on the Mastermind we will come together for 3x in-person days. As a group you will take part in three site visits, either to my sites, or a site belonging to one of your fellow Masterminders.
We will decide which sites during the course of the Mastermind. These invaluable, hands on, site visits will be followed by round-table discussions, where you can share your observations and thoughts.
The perfect opportunity to brainstorm and learn in person, and also for some downtime and social networking with your fellow masterminders.
2 Day Develop and Invest Retreat
Our retreat will provide you with the unbeatable opportunity to work together in person to create lasting connections.
The Retreat will incorporate a site visit and sessions delivered by experts or other respected property developers.
All taking place in a comfortable and relaxed location in the gorgeous South West of England, which is conveniently where my sites are located.
All lunches, dinners, and travel to the sites is included. The training sessions will be delivered by some of the best experts in their fields, chosen specifically to get provide the most informative and useful information based on the needs of the group.
We’re talking planners, architects, tax experts – whatever works best.
As well as the hotseats, Q and As, 121s, retreats and site visits, there will be regular training sessions delivered, covering a huge array of subjects to fill those gaps in your current knowledge base. These will be delivered either as part of one of the Q&A sessions or Hot Seat sessions.
It’s important to note here that these sessions will be based on feedback from the group as to what is needed. This is a perfect example of the mastermind at works. The learning is tailored specifically to what is needed, with the group all playing a part in shaping and steering its progress.
In addition, every session will be recorded and stored in my Knowledge Vault, for masterminders to access as and when they would be beneficial.
These will cover :
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How to find deals
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How to analyse a deal
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How to structure a deal
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What a schedule of works includes
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Stages of a development project from start to finish
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Types of properties that make a good project
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Types of finance available
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Different types of project
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Refurbs (basic house refurb, for example)
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Title splits (Residential and commercial)
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Lease extensions (Residential)
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Property split (4 or 5 story house into flats, for example)
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Commercial to residential conversions e.g. offices, schools, care homes
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New builds
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Commercial property (offices, retail)
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Land & Planning
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Hospitality - hotels & restaurants
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Exits - at the end of the works
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Sale on the open market
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Retain residential - for buy to let
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Retain residential - for Serviced accommodation/Short term lets/Holiday Lets
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Retain residential for supported living
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Retain commercial for offices/retail/hotels/restaurants
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Joint Ventures
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Company & Group Company structures
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Taxation
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Future Planning/Wealth Protection
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Portfolio building
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Loads more
In addition to this huge amount of value, I am painfully aware that often small developers don’t engage the services of experts - I’m talking planners, architects, QS’s, solicitors, tax planners and more because they think they can wing it without them.
Or maybe they just don’t know that they need them, or they have no idea how to procure the services of one of these experts,
Or, and this is the most likely explanation, because they see them as being expensive. (Which they often are).
I want to help you out with this!
As you can imagine, with my experience in the industry, I have what could probably be described as :
The Property Development Industry’s Biggest Little Black Book!
I will be giving the mastermind access to this library of trusted experts who are at the top of of their game.
Included, but not limited to :
➡️ Commercial Property solicitor
➡️ Agent - Residential and Commercial agents
➡️ Quantity Surveyor
➡️ Architect
➡️ Town Planner
➡️ M&E Consultant
➡️ Builder
➡️ Building Control officer
➡️ Brokers - commercial lending and insurance
➡️ SA Business owner
➡️ BTL Portfolio owner
➡️ Commercial property owner
➡️ Supported living provider
➡️ Tax Planner
➡️ Co Structure expert
➡️ Wealth planner
➡️ Money mindset person
Remember, if you want to successfully Develop and Invest in property you need to successfully Develop and Invest in yourself.