The Reality of Property Deal Analysis

Most people see the exciting part of property investing:

• The accepted offer
• The refurb transformation
• The sold board

What they don’t see is the pressure-testing.

In this episode of Next Deal, we’re back on the road viewing new potential opportunities, analysing the numbers in real time, and making judgement calls that directly affect risk, timeline and profit.

There’s no hindsight here.

These are real properties.
Real money.
Real consequences.

Viewing Properties With Discipline

Every property we view has already passed desktop analysis.

That means:

• GDV has been estimated
• Refurb costs modelled
• Target profit (20%) calculated
• Maximum allowable offer defined

When we attend a viewing, we’re not guessing.

We’re validating assumptions.

What We’re Looking For

• Structural concerns
• Layout inefficiencies
• Hidden costs
• Access issues
• Roof condition
• Damp
• Services
• Street appeal

If refurb costs increase materially from our model, the deal changes.

And if the margin disappears, we walk.

Fast decisions protect capital.

Putting Another Offer on the Table

Alongside the viewings, we submitted another offer this week.

Property negotiation in the UK isn’t emotional — it’s mathematical.

Before committing, we ask:

• Does this deal still hit our required ROI?
• Is our buffer strong enough?
• What’s the worst-case scenario?
• How quickly can we exit?
• Are we exposed to market shifts?

Every offer reflects:

• Refurb scope
• Finance costs
• Selling fees
• Time on market
• Target profit margin

We work backwards from GDV and protect margin first.

If the seller accepts — great.

If not — we move on.

There will always be another deal.

The Critical Stage: Finalising the Schedule of Works

This week marked a major milestone on our accepted deal.

We finalised the schedule of works.

This is the moment where the project becomes real.

Up until now, it’s theory.

Now it’s execution.

What Goes Into a Schedule of Works?

A proper schedule of works for a property flip in the UK includes:

• Strip-out requirements
• Structural changes
• Electrical upgrades
• Plumbing and heating
• Windows and doors
• Plastering
• Kitchen and bathroom specification
• Flooring
• Decorating
• External works

This isn’t a wish list.

It’s a controlled cost plan.

How We Prioritise Spend

Not all improvements are equal.

Some increase value significantly.

Others just increase cost.

We prioritise:

1. Structural integrity
2. Layout improvements
3. Kitchen & bathroom quality
4. Kerb appeal
5. Clean, modern finish

We avoid over-specifying.

The goal isn’t luxury.

The goal is strong resale demand within the local market ceiling.

Decisions That Affect Profit

This is where property investing becomes serious.

One decision can:

• Add £5,000 to refurb costs
• Add 2 weeks to timeline
• Reduce margin significantly

For example:

• Do we rewire fully or partially?
• Do we move internal walls?
• Do we upgrade windows now or later?
• Do we refinish or replace?

Every choice impacts:

• Budget
• Speed
• Risk
• Exit value

And because we’ve gone all-in on building FAA Property full-time, those decisions directly affect income.

Balancing Risk, Timeline and Exit Strategy

Before we commit to any project, we pressure-test three areas:

1. Time Risk

What happens if the refurb runs 2–3 weeks over?

2. Cost Risk

What if materials increase?
What if hidden issues emerge?

3. Exit Risk

What if the market softens 5%?
What if buyer demand slows?

If the deal still works under stress, we proceed.

If not, we don’t.

Why Planning Is the Least Glamorous But Most Important Part of Property Investing

The transformation stage gets views.

The planning stage builds profit.

Finalising a schedule of works is where discipline matters most.

Because once contractors start:

• Scope creep happens
• Variations happen
• Delays happen

The tighter the planning, the stronger the margin protection.

Building a Full-Time Property Business With No Safety Net

We’re not doing this part-time.

We’ve stepped away from contracting income and committed £150,000 of our own capital to building this business.

That means:

• Every deal must stack
• Every decision must be justified
• Every project must move us forward

Next Deal is the engine room of FAA Property:

• Sourcing
• Viewings
• Analysis
• Offers
• Negotiation
• Buying decisions

Not polished success stories.

But real-time execution.

What This Means for Serious Investors

If you’re interested in property investing in the UK, the biggest lesson is this:

The deal is made in the planning.

Buying well is step one.

Executing well is step two.

Skipping either is expensive.

We’re documenting the entire process so you can see:

• What stacks
• What doesn’t
• What we learn
• What we’d do differently

Because transparency builds trust.

The Journey Continues

This week:

• New viewings
• Another offer submitted
• Schedule of works finalised

Next:

Execution.

Refurb challenge begins in earnest.

And with no safety net, the pressure is real.

If you want to see what building a property business from the ground up truly looks like — you’re in the right place.

Episode by episode.

Deal by deal.

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