CapitalStackers development funding passes £150m

CapitalStackers Limited is authorised and regulated by the Financial Conduct Authority (FRN 722549). Registered in England (Co. No. 7361691). Investment through CapitalStackers involves lending to property developers and investors. Your capital is at risk. Investments through this and other crowdfunding platforms are not covered by the Financial Services Compensation Scheme. Unless otherwise stated, returns quoted are annualised and gross of tax.

Published 4th August 2022 by CapitalStackers

CapitalStackers development funding passes £150m

Raising £540,000 for a development of 9 detached executive homes in North Yorkshire has taken CapitalStackers’ deals past the milestone of £150 million raised in total for building projects – whilst maintaining its loss-free record. Bank finance accounted for £124 million with CapitalStackers’ investors contributing £28 million.

The Glam Living development in Church Fenton is typical of CapitalStackers’ unique contribution to property development – comprising a blend of P2P and bank finance that allows small investors to get involved in the kind of property development funding that used to be the exclusive province of banks, and enables banks to fund projects that would otherwise be beyond their scope.

It therefore revolves around strong, trusted working relationships between CapitalStackers and the banks – both rely on the other to make good deals happen, and they support and work with each other throughout. Glam Living specialises in developing in popular rural Yorkshire locations where there is a shortage of supply of elegant, bespoke houses in the £500K to £1m price range. The company is characteristic of the platform’s borrower profile – run by experienced developers who produce well-designed, well thought out housing schemes that withstand rigorous risk modelling.

Steve Robson, MD of CapitalStackers, said, “This milestone is particularly pleasing given it’s been achieved through very strong relationships with our senior funding partners and especially our investors, to whom I would like to pass on our sincere thanks.”

Of the £150 million total, nearly £43 million has already been repaid to banks and over £15.7 million to small investors (at an average return of 12.91%). The remaining £12m is still earning for investors in construction projects across the UK. The lowest return received by CapitalStackers investors has been 6.9% and the highest 24.97% – with zero losses.

So as CapitalStackers prepares to launch its brand new website, with 190 active investors and some 300 waiting in the wings, it’s worth reflecting that none of this success is by accident. The zero loss record – even throughout the current cocktail of global crises – is a living reflection of the core directors’ experience as property lenders with top-drawer banking pedigrees.

The directors have adhered throughout to their key principle of never allowing a trowel to be lifted or a penny to be drawn down until all the funding is in place – when many competitors fell by the wayside because they were unable to find fresh investment in times of crisis.

So while the pandemic (and ensuing supply shortages) may have caused understandable delays and hiccups, ongoing funding has not been a barrier to completion for CapitalStackers projects. In a world where uncertainty is now the only certainty, the CapitalStackers team have long been experts at pricing-in and preparing for risk. And it’s a testament to their steady hand on the tiller that not a single deal entered the red zone during lockdown.

It’s also a demonstration of the proficiency of the wider team, with whom CapitalStackers has built enviable working relationships – not least Manchester solicitors, Taylors, who have worked closely with the Directors for 8 years and have professionally scrutinised every single CapitalStackers deal.

Taylors’ Matthew Catterall commented, “Having worked with Steve and the team at CapitalStackers since 2014, we have built a fantastic working relationship that is based on a deep understanding of the CapitalStackers business, allowing us to anticipate their needs and deliver streamlined, effective advice.

“Huge congratulations to Steve and the rest of the team on reaching this milestone, which demonstrates just how great the CapitalStackers product and team are.”

Such strong, loyal relationships are the mortar that binds this wider team – the banks, surveyors, solicitors and accountants who work with CapitalStackers – allowing them to provide this unique service. The homes it has funded would never have been built if it weren’t for the platform and its investors. And as others pull out of the P2P sector, CapitalStackers simply plants its feet and takes a firmer stance – at a time of national housing shortage. They form a robust and invaluable pillar to support our UK housebuilding industry.

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Gone in 60 seconds! CapitalStackers beats own record twice in an hour

Published 20th April 2021 by CapitalStackers

Gone in 60 seconds! CapitalStackers beats own record twice in an hour

You need to be quick to invest in a CapitalStackers scheme these days. Investors’ hunger for the property lending platform’s deals gets ever sharper as the uncertain economic climate makes other options less attractive. The opportunity for individuals to invest directly in well run, risk assessed property deals regularly results in keen competition whenever CapitalStackers publishes a deal, but last weekend the fever reached new heights.

A call to raise £425,000 for a scheme of 52 one-bed and 3 two-bed apartments in Scarborough sold out in under 2 minutes.

Then, half an hour later, a Build-to-Rent scheme in Dagenham (of 34 one-bed and 29 two-bed flats) raised £500,000 in less than a minute.

Many of those responding to the call already have rewarding experience of the platform, which to date has repaid £13.5 million to small investors (with zero losses) at an average return of 12.15% pa.

In total, CapitalStackers has enabled over £100 million funding through its customary combination of bank and P2P investment, and seen those banks repaid £31.3 million leaving them with £60 million still at work in the construction industry. This unique bank partnership strategy gives CapitalStackers’ investors the assurance that all funding is in place to complete the construction before any cash changes hands and work starts – avoiding the risk of having to seek future investment to see a project through to fruition.

The Scarborough project is structured in two layers and will return 14.37% pa to investors at a Loan-to-Value (LTV) of 74.5%, and 10.75% pa at a LTV of 69.7%, in December 2022. The borrower’s cash equity is £855,000 and Hampshire Trust Bank are funding the remaining £3,481,000, with the completed scheme valued by Eddisons at £5,657,000.

The Dagenham scheme is a single layer deal paying 12.13% pa on a LTV of 72.8% and due to repay in June 2023. The borrower is injecting their equity in the site of £3.5m and a construction facility of £13,245,000 is being provided by Castle Trust Bank against Savills’ Gross Development Value of £19.5 million.

CapitalStackers’ Managing Director Steve Robson said, “Our experienced investors are well aware that well-managed and well-priced risk – with suitable protections in place – is still a useful weapon in the investment armoury during these uncertain times. We had every confidence that our members would raise the capital needed – but the speed and enthusiasm of the response surprised us yet again”.

He added, “Appetite has always exceeded demand for our deals and people want us to publish a lot more – but the key to their appeal is their quality; and that’s something we will always strive to maintain. That’s because we have a duty to all our investors to take good care of their capital. And, of course, it’s fantastic for developers to raise much needed funding so quickly”.

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Lancashire ”Silver Village” development raises £960,000 through CapitalStackers

Published 23rd December 2020 by CapitalStackers

Lancashire ”Silver Village” development raises £960,000 through CapitalStackers

CapitalStackers investors pledged the best part of £1 million in just a few days to part fund the development costs of 48 apartments for the Over-55s in Thornton Cleveleys, standing to make returns from 10.21% to 14.66% at a Loan to Value of 65.6% on the highest risk layer.

The scheme is targeted at downsizers who’d like to be part of a community, and the developers – Torsion Care Ltd – are creating a highly desirable “Silver Village”, with communal lounges, gardens, a twin-bed guest suite and 5-day concierge service. It’s appealingly sited next to a bowling green, playing fields and the Marsh Mill Shopping Village with all the amenities the residents might need close by. It’s the final segment of a larger development of forty 2-5 bedroom houses and is priced below a similar recently completed McCarthy & Stone project in Poulton-le-Fylde, two miles away which has already sold 44 out of 50 apartments.

The scheme comprises 32 one bed and 16 two bed apartments, and while the one acre site only allows for 26 car spaces, there’s ample free parking in the surrounding roads. It’s also very well connected – 5 miles from Blackpool, 17 miles from Preston and just 10 minutes from the M55, which links to the M6 and beyond.

The Deal

Senior debt of £4,546,000 is being provided by United Trust Bank at a Loan to Value ratio of 50% at an interest rate of 6.5%. The borrower owns the site having put equity of almost £1.1 million into the scheme.

CapitalStackers invited bids for slices of the £960,000 loan, which were fully sold out in five days on Agreed Bids – meaning the investors offered the borrower a discount on its target rate.

The annualised returns were therefore agreed in the following risk bands:

Layer 3 – 14.66%

Layer 2 – 11.75%

Layer 1 – 10.21%

And the borrower benefits from the reduced rate of 14.05% instead of the 15.00% target.

Torsion Group’s credentials for this project are strong. They have a track record in building retirement apartment schemes for third parties such as Morgan Sindall Later Living and Cinnamon Care. Launching in 2015, they’ve grown quickly from a turnover of £19m to £50m with consistent profitability, cash reserves of £1.75m and no company debt. They employ 58 staff and will subcontract this project to a local builder, Melrose Construction Ltd who’ll put up a 10% performance bond. Melrose have sound experience of building in the area and have constructed 40 houses on the adjacent site.

The Loan to Value ratio at 65.6% for Layer 3 gives a comfortable cushion to investors and is based on the sensitivity assumption that 21 apartments will be sold in the 5 months after practical completion with a build period extended by one month to 18 months to allow for any construction delays. It means sales values would have to fall by more than 34.4% before impacting top layer investors. In the event that properties remain unsold, the net rental income should easily allow the borrower to refinance the completed scheme with a long term mortgage.

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Two firsts at Kingswood for CapitalStackers

Published 19th October 2020 by CapitalStackers

Two firsts at Kingswood for CapitalStackers

A highly attractive scheme in Surrey has tempted CapitalStackers to invest outside their normal corridor of expertise in the North – and also to partner with a new senior lender.

A luxury apartment project aimed at wealthy downsizers, a prestigious street and an affluent and popular village combined with an experienced, high-quality borrower to convince the CapitalStackers team of the scheme’s worth, and investors clearly agreed as the £950,000 required to fund part of the land purchase was raised in four days.

With the borrower tabling equity of £810,000 and a personal guarantee for the whole CapitalStackers loan, Shawbrook Bank entered its first ever partnership with CapitalStackers – putting up the senior debt of £8,014,000 which will fund the remainder of the land value and 100% of the construction costs. This, as regular investors will know, fulfils CapitalStackers’ prerequisite, namely that the entire scheme should be fully funded to completion before any of its investors part with any cash. Such a condition may have seemed over-cautious to its competitors pre-COVID 19, but has proved its value in recent months as other platforms have run out of investors midway through construction.

So with a total debt of £8,964,000, the completed scheme (post Covid-19) is valued by Strutt & Parker at £12.33 million – an overall £529 per sq ft with a gross rental value of £508,800 per annum for the 14 spacious two-bedroom apartments with 28 covered car spaces. Each bedroom will have an en-suite and fitted wardrobes. Each apartment will have its own laundry room and enjoy the added appeal of landscaped gardens and water features. The block is prestigiously placed on leafy Furze Hill in Kingswood, Surrey, 30 minutes from Gatwick and Heathrow airports, and a pleasant walk from the rail connection to London Bridge (50 minutes), and the good local amenities in and around the village including two golf courses.

The CapitalStackers investors were offered a choice of three risk/reward layers – and competed to earn from 10.19% at a Loan-to-Value of 68.3% up to 14.36% at 74.6% LTV. Regular investors will have noted that even at the highest risk layer, the housing market would need to fall by 25.4% before their loans would not be repaid in full and their investment is ringfenced with a personal guarantee from this asset-rich borrower – facts which partly explain why CapitalStackers investment schemes tend to be oversubscribed and sell out within days, hours or even minutes of publication.

As always, the CapitalStackers team exercised comprehensive risk modelling on the site, borrower, COVID, possible threats to sales and cost overruns. On the Sensitivity assumptions, 8 properties would sell within 10 months of practical completion reducing the LTV ratio to 50.8% and rental values would provide gross interest cover of 1.08% assuming an interest rate of 4.5%. This downside scenario demonstrates the opportunity to refinance the remaining 6 units in the event of sluggish sales. The Base Case indicates the project will be fully sold out within 7 months of completion.

Risk assessments complete, the legal due diligence was expeditiously completed in two weeks to meet the Borrower’s site acquisition completion date and strong working relationships developed between the senior lender, broker and borrower which helped the lawyers to make this happen.

This deal highlights yet again that even in straitened times, the CapitalStackers model provides valuable opportunities for sound borrowers and investors looking for prudent, high-value returns.

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CapitalStackers raises £750,000 in 15 minutes

Published 4th May 2020 by CapitalStackers

CapitalStackers raises £750,000 in 15 minutes

A hugely viable building scheme that failed to launch through a pooled lending platform has raised all the funding it needed in 15 minutes through CapitalStackers.

Converting Charles House – a five storey former HMRC office in Preston – into 70 apartments, all priced at an affordable £90K to £130K (with 27 covered car spaces) certainly has its attractions for investors.

Particularly when you factor in that it’s sited in Winckley Square – traditionally a prime office address for solicitors, accountants and banks, a mile and a half south of University of Central Lancashire and a few minutes’ walk from the mainline rail station and retail centre. The square enjoyed a recent £1m upgrade and Charles House is just the latest of several buildings around the square to be converted to residential use.

The scheme targets the many first time buyers, young professionals and investors flocking to Preston’s revitalised city centre, but is also close to the M6, M65 and M61 interchange and just 40 minutes from Manchester and Liverpool via rail or road. The city’s railway on the West Coast Mainline can whisk residents to London Euston in as little as two hours fifteen minutes.

However, the initial failure to launch highlights the importance of matching the right sort of funding to the investment opportunity.

Contracts had already been exchanged on the site purchase when the P2P lender pulled out – although clearly not because of any problem with the deal.

The broker, Real Property Finance offered the deal to United Trust Bank, who quickly put up £3,966,000 to cover all the construction costs and brought in CapitalStackers – with whom they had successfully collaborated on other deals – to raise the mezzanine finance.

CapitalStackers Director Sylvia Bowden said, “We found absolutely nothing wrong with the deal itself – it’s one of the best we’ve come across. It’s just that longer term building projects aren’t really suitable for the pooled lending model. You need to ensure all your construction capital is in place before anybody lifts a trowel, rather than assume you can attract new investors once building is under way. Otherwise you run the risk of it falling out of bed like this one did”.

Managing Director Steve Robson added, “When RPF approached us, we did our usual deep and granular risk assessment and despite the COVID-19 situation we were bullish about raising the £750,000 needed in time.”

“Once again, our investors didn’t let us down and we’d like to thank them for continuing to support projects. Their appetite for deals remains as sharp as it’s ever been, but it’s important to point out that this isn’t just due to luck. Our due diligence has delivered for them time after time, and they have once again proved they have a nose for a good deal.”

The particulars of the deal certainly shine through. Aside from the £4.7m raised, the developer has put in £1m of his own cash and once completed, the scheme will generate net sales of £7.2m.

CapitalStackers investors had the choice of three layers ranging between a Loan-to-Value ratio of 60% (paying annualised interest of 9.66%) and 69% (paying 15.80%).

The conversion will be carried out by Empire Property Concepts, who have an impressive track record in completing similar developments, the original 10-person lift is to be retained along with most of the windows. A contingency sum of 11% is included in the budget costs and no structural works are required.

Naturally, the risk assessors have cast an eye at the dark clouds of COVID-19 hanging above the industry and built in a pessimistic assumption that perhaps 40 of the apartments will be sold in the 9 months following completion, with the rest taking even longer.

However, should any units remained unsold, CapitalStackers’ modelling shows that the project could be refinanced with more than enough interest cover from rental income. Rent receipts, after an allowance for voids and management costs would cover interest on a refinance mortgage of the senior debt by 173% even if no apartments were sold. The equivalent ratio based on aggregate debt is 139%. Furthermore, these ratios should increase as sales proceeds reduce debt.

On the other hand, the borrower is confident of exchanging contracts on most of the units before the building is even finished – primarily through targeting Buy-To-Let investors. The market rent has been independently assessed at £550 pcm for the one-bed apartments and £650 pcm for the two-beds. This gives a total gross market rent of £546K.

This deal is becoming typical of the kind of attractive pickings to be found in the COVID-19 climate. As more deals fail to launch, the CapitalStackers model is capable of ploughing on, thanks to its unwavering policy of nailing down all construction finance before work commences. It’s even become a source of comfort to the banks, knowing that when mezzanine finance from other sources fails, they know where to come for a fast (and steadfast) solution.

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Latest funding from CapitalStackers sells out in 12 minutes

Published 26th April 2019 by CapitalStackers

Latest funding from CapitalStackers sells out in 12 minutes

Investors hungry for more double- digit returns pounced on the latest opportunity from CapitalStackers – a block of 23 flats near Leeds City Centre.

CapitalStackers investors typically enjoy returns of between 10% and 15%, usually over periods of 12-24 months. The conservative Loan-to-Value (LTV) ratios, high level of due diligence and zero losses have attracted a wide range of investors, some putting in as little as £5000, many considerably more.

The Leeds development – called Abode – is a four-storey block of 15 two-bedroom flats and eight one-bedroom flats, bringing a return of 13.76% on an LTV of 68.4%. Prices range from £80K to £130K and interest has been sparkling, with six of the flats already under offer well before completion. In addition to first-time-buying single professionals and urban downsizers, the flats are also proving enticing to Buy to Let landlords with good demand and individual flat rentals ranging from £550 to £700 per month.

This is the second deal launched for the experienced developers, Demech Properties, by CapitalStackers. They’re also on site with 22 houses at Thorne due for completion in Autumn 2019 with 17 houses either exchanged, in legals or reserved.

Abode was already under construction when they approached the investment platform, looking for additional funding to meet additional costs and improve cash flow to enable more cost-effective employment of bricklayers.

Marc Black, a director of Demech said, “This kind of deal can be tough for developers to find funding for, as few investment establishments will deal with part-built schemes. However, since we already have a strong relationship with the team at CapitalStackers, they used their considerable property experience to assess the risks and we were happy to meet their ancillary demands.”

CapitalStackers considered the construction risk to be greatly reduced since the building is already up to the 3rd floor and all externals are complete.

The developer expects the project to be fully sold out by March 2020.

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Published 15th March 2019 by CapitalStackers

Investors expecting 14.33% returns avalanche in Solihull

Remember the high quality Chessett’s Wood development in Lapworth, which paid annualised returns of up to 13.8% after just 7 months? Or the luxury St. Bernard’s Road development in Solihull paying 14.06% on a very reassuring Loan to Value (LTV) of just 55%?

Well, for those who happily capitalised on those – or even those who missed out – CapitalStackers is pleased to offer a third opportunity to invest in the same highly respected developer – Avalanche Capital and their joint venture construction partner, HCD Developments.

It’s our strong belief that HCD’s distinctive quality of workmanship is a key factor in the early property sales on their previous schemes.

The current opportunity is to invest a total of £620,000 in the development of two large luxury houses, in an established and popular residential road in Solihull – just ten minutes walk from the prosperous town centre and its rail station with links to London and only six miles from Birmingham Airport. Target annualised returns will range between 10.44% and 14.33% for LTV ratios of 52% to 63%.

To be clear, this means that if Layer 2 investors were to suffer a loss, the property would need to

fall in value by 37%. For Layer 1 investors to suffer loss, the value would have to fall by 48% – making for highly attractive risk adjusted returns.

The bulk of the finance – £1.345 million for construction works – is being put up by NatWest and the Borrower has substantial “skin in the game” with its cash equity of £540,000. In addition, the boost in site value from the granting of planning permission amounts to at least £200,000.

The funding base case on which the deal and its risk ratios are structured, assumes both properties are built out and remain unsold for the term of the loan. This follows the usual cautious approach adopted by CapitalStackers. Our sensitivity analysis assumes that at least one buyer will be secured during construction, leading to one house being sold the month after completion – and the second house selling two months later, with the conservative as

sumption of both being sold at a discount of 15% to value. Even taking this into account, risk ratios remain conservative at 60% LTV for Layer 1 investors and 73% for Layer 2.

The site currently accommodates an unoccupied single property in need of substantial renovation, so the proposal is to demolish this and build two very high specification detached houses, on three floors with single integral garages and off-road parking.

Investors are invited to offer loans of £5,000 upwards when the bidding opens at noon on Monday 18th March 2019. This is expected to be an extremely popular auction owning to the quality and track record of the developers and the deal itself, so early participation is recommended.

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Published 15th March 2019 by CapitalStackers

Returns at the double in Widnes

Midwood House in Widnes town centre was bought by Osborne House Ltd for cash around three years ago and half the office space converted into 17 apartments to test the local market for short-stay, single tenants (think workers away from home on medium to long-term contracts, looking for a cost-effective alternative to hotels).

The results were impressive. It was fully let within 2 months and, after costs and allowances, is yielding a solid annual income of £65,000.

The gated apartments, available at an attractive all-inclusive rent of £567 per month, come with secure parking and are within an easy commute of Runcorn, Liverpool and Warrington. As such, they have proven appeal to businesses looking to save on staff accommodation or private individuals working away from home.

Having proven the market, OHL are now converting the remaining space into another 17 apartments. This will double the net income to £130,000.

Since the property is already generating income with good interest cover and Loan-to-Value levels, this presents a lucrative opportunity for all those who have invested. Investor returns have been pegged in the range 6.9% – 7.5% p.a. over 36 months. Net income from the first phase is sufficient to provide interest cover of 135% – meaning there would have to be a substantial fall-off in demand before interest payments are at risk.

Once the refurb of the remainder is complete, the ratios will improve dramatically, with interest cover increasing to 250% and LTV falling from 65% to 35%.

Of course, while the ongoing construction still carries a small degree of risk, in this case that risk is mitigated by the appointment of the same contractor as successfully completed the first phase works, along with an independent monitoring surveyor who is under a duty of care to CapitalStackers’ investors. And, of course, income will continue to flow from phase one pending the new units coming on stream.

About the developer

OHL is a highly profitable, conservatively-geared company with gross assets valued at £7.4 million in April 2018. Net worth is around £6.5m. The shareholder directors have been known to the principals of CapitalStackers for over 25 years.

For HMRC compliance reasons, this deal is not eligible for pension fund investment.

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Published 25th October 2018 by CapitalStackers

More of the same? Yes, please!

A property investment is always more appealing when elements of it have already been tried and tested.

That’s what makes Midwood House so attractive. It’s an investment opportunity to expand an already financially proven scheme, promoted by a long-established, profitable development company whose management have dealt with CapitalStackers’ principals for decades.

The Loan-to-Value ratio is a trim 38%, which has pegged the return at a very respectable 7.5% – since CapitalStackers will take the position of senior lender and therefore secure first charge on the property.

Osborne House Ltd, a conservatively geared property company with a net worth of around £6.5m, originally acquired this former office block with their own cash and converted half the building to 17 en-suite studios. Within a month of completion, it was fully let, reaping a net income of around £65K per annum. The lettings experience to date has produced a strong, reliable income stream and few voids, thanks to the initiative of including energy and Council Tax in the tenancy.

This unquestionable success has led to OHL seeking funding from CapitalStackers investors to develop the rest of the building along the same vein – a further 17 studios, taking the total to 34.

Following an estimated six months refurbishment, the new units will be available to let and are expected to increase net income to £130K per annum.

Of course, while construction carries a degree of risk, in this case that risk is mitigated by the appointment of the same contractor as successfully completed the phase 1 works, along with an independent monitoring surveyor who will be under a duty of care to CapitalStackers’ investors. And, of course, income will continue to flow from phase 1 pending the new units coming on stream.

Loan investments are invited from £5,000 upwards. We recommend viewing this opportunity as early as possible, since it bears all the hallmarks of being subscribed very quickly.

Note: This is a residential investment loan. Consequently, pension fund investment is prohibited by HMRC rules.

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CapitalStackers raises funds for rose amongst Thorne countryside

Published 27th August 2018 by CapitalStackers

CapitalStackers raises funds for rose amongst Thorne countryside

£400,000 was raised in just one hour to help fund a bucolic waterside development of 22 houses in the pretty Yorkshire market town of Thorne, within a 45 minute commute of Leeds, Hull and Sheffield.

CapitalStackers investors stand to make annualised returns of between 10.28% and 12.92% against Loan to Value ratios of 51.1% and 54.4% respectively.

The development has attracted senior funding of £3,386,050 from United Trust Bank. The developer, SPG Property Services Ltd, has introduced the entire site as security, which has outline planning consent for a further 57 houses, in addition to the 22 being built in phase one.

The scheme has been well-planned and priced by this experienced developer of 15 years standing. The picturesque setting of Thorne, known locally as “Little Holland” has two railway stations, excellent motorway connections, good schools, sports clubs, shops and a decent range of pubs – factors which will account for the fact that 13 of the 22 houses have already been reserved and the agents have received over 100 enquiries before the marketing has been fully launched.

Phase one is a mix of 3, 4 and 5 bedroom houses, plus two bungalows, each with a parking space and all priced between £135,000 and £250,000.

CapitalStackers’ due diligence presented the investors with a comprehensive analysis of risks, mitigants and sensitivities.

Investors can expect to be paid out by November 2019.

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