Whitefriars, Chester
Resi-Ready Commercial Conversion
Joint Venture Development | Prime City Centre
Deal Snapshot
Asset Background
  • Two adjoining commercial office buildings
  • Originally residential, converted to offices ~50+ years ago
  • Highly desirable city-centre location with strong £/sq ft residential values
Market history created opportunity:
Listed Office Over £495k → Sale fell through
Relisted Office Over £495k → Sale fell through again
Relisted a third time → Unsold
Both failed sales were unrelated, pointing to execution risk rather than asset risk.
Acquisition
£430,000
Purchase Price
  • Acquired after multiple failed sales
  • Secured through pipeline positioning and agent relationships
  • Price reduction driven by deal fatigue, not fundamentals
Value-Creation Strategy
This was a Resi-Ready Commercial Conversion — a building that already wanted to be residential.
1
Baseline option:
  • Straight Permitted Development conversion to residential
  • Capture price-per-square-foot arbitrage
2
Enhanced strategy (executed):
  • Applied for large single-storey rear extensions
  • Increased net saleable area
  • Maximised end value rather than minimising build cost

Planning used as a value amplifier, not just a compliance tool.
Funding & Structure
Joint Venture funded
Development finance utilised throughout
Capital efficiency prioritised
Risk shared, upside aligned
No reliance on speculative refinancing
Financial Summary (Rounded)
£430k
Purchase Price
£850k
Total Development Costs
(£850k – £900k)
£1.1M
Gross Development Value
£250k
Target Profit (Pre-Tax)
~£250,000
Returns
~29%
Return on Cost
~23%
Margin on GDV
Profit effectively de-risked via pre-agreed sale at target GDV.
Why This Deal Works
Prime city-centre £/sq ft arbitrage
Planning deployed strategically, not speculatively
JV finance used as a growth lever
Value engineered through control and structure, not luck
This is not about buying cheap. It's about finishing the asset properly.