🔍 Invest Smart: Learn How to Find Deeply Discounted Properties in 2025 with Kam Dovedi

Welcome everyone. Welcome to the Dealfinder Corner. So this is your weekly property talk show brought to you by PropertyFilter, hosted by myself, Guillaume Blaque, your favorite Frenchman and you know, the CEO and co founder at PropertyFilter. As you know the highest rated platform to find deals and we're on a mission really with you guys to empower our property investor and this also member to find another thousand deals this year and we're well on our way to double the 2000 offers accepted of last year. So I'm really happy with the progress here and the purpose really with this Dealfinder Corner is to give you more and the best of the available resources by inviting expert guests who will share with you the latest, most current strategies, strategies, tactics and secrets that actually work right now in terms of finding and making deals and the reality of systemizing and running a high performance business in property. So it really is my pleasure to introduce you, my good friend and good long standing property friend, Cam Dawedi on today's deal final corner. Cam is the founder of the Premier Property group. With over 35 years of experience. He is regarded as one of the UK's most influential, most respected property investor and developer because of our active he is and has always been in the market. There is no stone unturned, no strategy untouched that Cam and his team have not implemented. So anything to do from buy to let HMOs really surfing on every wave, on every strategy, going through all the market cycles over the last many years by to HMO's permitted development, new builds, commercial conversions, you name it. Cam's been involved in all of them and he's built a really impressive and I don't know if Cam wants to share the numbers but many, many deals over the years, multi million pound property portfolio and actively continuing to do so. He's got a true passion for property. It's infectious throughout all his family. As I said, it's really a family affair, family business. And I've been the pleasure to meet with all the extended family which has been great. So over the years he's trained well over 200,000 property investors, developers, entrepreneurs to help them take their property investing to the next level to actually make it work and make it work in areas where people complain all the time. There's no deals in London. So here's a man who's going to show us exactly how he does it right now and I'm really happy to see some of the case studies of what's been happening right now. So in this episode we are Going to learn from Kev. Sorry, from Kevin. Or you can navigate market changes, really, or to understand and leverage the current market shifts and the opportunity for you to maximize your investment. We talk about mastering the art of finding and making, you know, discounted deals. And can we tell us how you can secure deals 20%, 40% below what they might be worth to other people? And this is really the, you know, every success you have in property is downstream from your ability to find deals and you make money when you buy. So we're going to talk about this. And then finally, risk management and really all the different strategies you can gain to protect your investment, ensure they are profitable even during market declines and different cycles. And hopefully we'll have time to pick Cam's brain and go into an extensive Q and A. So I'm very, very chuffed and looking forward to hearing more about CamSock today. So please give a massive props here to welcome, you know, Virtual welcome to Mr. Cam David. Well, over to you, my good man.

Oh, thank you so much. That's a very kind introduction there, gl. I appreciate that. And talking about family. Yes, I have. My family's involved in this. You're part of the family too. That's how we work here. So let's jump straight in. We've got a lot to cover and you want me to do this over 30 minutes, do you, William?

No, no, you got, we're quite flexible here. As you said, it's family. So we just want to leave a little bit of time for Q&As at the end and, and try to help people back into normal day after 2:30. But equally, if I know this is going to be a fountain of value. So if we overrun a bit, you know, that's no problem. So, so yeah, let's, let's keep it.

To 2:30 minutes then for Q and A. And you know, thank you very much for inviting me here. And you know, Property Filter is a tool that we personally use at Premier Property as well, by the way. So, you know, it just, just goes to show that, you know, we're using similar tools. Same tools. Now what I'd like to share with you today is a different perspective. You know, how you can find 20 to 40% discounted deals in the current market where we are right now. Now, why should you actually do this? There's three reasons why you really want to do this. Because the thing is, the average doesn't really work and it's really about digging deeper. Like what Gilliam just said there about being able to find discounted deals. So one of the things is that you'll be able to maximize your return on your capital employed because that's the key number that we work on. If you like Asset Premier, we, we work on one key calculation and that is your own capital that comes back to you. So we end up with a no money in deal within a given time frame. Everything that we do and my students, do you really want to be thinking like this so you can go again and again. In effect, you come up with a forever green system which allows to make sure that you always have the money within a given time frame. So that's really important. The second thing is to increase your profit margins so you know, being able to make a larger margin, especially in the current market that we're in. So in a stagnant market or a downward market, even more important that you can secure your profit margins. And the third thing is, you know, always being sure that you have a plan B. So let's say your plan A was to buy and sell a property, but then let's say, you know, you got stuck with that property because you couldn't sell it. Let's just say, well, it's really important that you future proof your property portfolio too. So let's say there's a plan B to hold on that property where you recouped all your capital back out. Is it still a good plan? Does that still work for you? What is your agenda for building your property portfolio? Is it for your retirement? Is it for your pension? Is it for a legacy? Is it if you did want to sack your boss, is it for that scenario? You know, all of this helps you to future proof your portfolio. Hope it makes some sense. So let's jump into some real detail and discuss these specific ways of getting discounts. And I thought to honour you, I'd show you not just an overview, however, I'll show you real life projects that we've just done recently and some of them are actually current, which we're still working with to show you how you can get discounted deals. And no matter where you are in the country, what Gilliam mentioned in Absolutely True, you can find deals in large cities and you can find them in commuter belt towns and you can find them in smaller towns. So let's jump into these three and I'd like to share the specifics and show you how we've done these deals. So, you know, hope you've got something to write on, piece of paper or gadget something. I want to speak quite fast and we're going to go through as much as we possibly can. Okay? Now in this presentation we've got 10 key actions that you can take to get discounted deals. So please use these examples for your reference when you're out there finding deals to be aware of the things that you can actually do. You'll see what I mean as we go through this together. So let's jump into the first one. The first one is a 26% discounted deal in a little old place called London where many people think you can't get deals. So let me share with you the specifics of this. Now proof is always important. I know you trust Gilliam, you trust Property Peel Filter and you trust us here at Premier Property. However, always look for proof. So what I thought I'd do for you is I've left the address of the property that we're discussing here in front of you. So you can check that out on Google. You can get an idea of that, of the actual property itself. It's in front of you there. 5 Crowley Road. And this is in London, E13 in plaster 8ly. So let's jump into this right now. Now Guillem's giving me a lovely introduction and it's always important, isn't it, to understand who's sharing the information. So let's, you know, quickly go into that. So Glenn asked me, are you willing to share your portfolio? So my portfolio with God's grace is £40 million plus. But we've got to remember is I started with nothing. Our community has, you know, over the last decade of training people as well, property first and foremost. And developers have acquired over £400 million plus of property over the last decade, which is a shocking number. And I continue to, to share information I do get a little bit of. You're very real and a bit different. I take that as a compliment. Look at Andrew Neal's face. Don't look at the Batman socks. So I like sharing here. We have so a number of awards we won and yeah, very kindly. Gilliam's invited me here with Property Filter, in fact our sister company, A Premier Property Education. It's actually its 10 year anniversary and as Glim said, we've trained over 200,000 people so far to help them create their financial freedoms through property as a vehicle. Just. Anyway, now some of this information I'm sharing with you, you'll find in this book. I'm an author of this book. 10,000 investors decide to buy this book. It's always good to know who's sharing the information. So let's jump into further for 5 Cranley Road. Now notice here the purchase price. Here you can see the figures on the right hand side of the screen. Purchase price295.295,000 pounds. The refurb cost, you can see there is a very low £26,000. Top tips. I'm going to share tips with you. I want to share tips within the tips. So top tip with refurbishment costs is we always look to value engineer the cost down. For example, another top tip with kitchens, rather than going for 330mil type of drawers and cabinets, we aim always to use 1000mil units in the kitchen for example, and the kitchen still looks amazing. However, you will find the costings on the materials. For a kitchen where you're using 1000 mil units rather than 330 or 500 units, wherever possible you'll find you will save 33% on the kitchen materials in itself. That's one example. We haven't got time to go into so many more. We can do that on another day. However, you know, you get my point. You value engineer your cost down like this, doing simple things to make your refurbishments very cost effective. Now the market value on this is 420,000. Discount as you can see is 26%. Feel free to take a quick photo if you wish. You can, we can do this as we go along. Okay. Give you a quick, give you a quick couple of seconds. Okay, let's carry on. So how do we actually do this deal? How the heck do you find a purchase price of 295 where the market value is going to be 420,000. I hope you agree that's a really good discount in a large city. Well, the thing is, estate agents become a crucial aspect to this. Now of course you have Property filter, which is a great tool by the way, like what I say we use it ourselves as well. So once you've actually found that, you know, it's also then about contacting the owner of that property and that's usually through estate agents. So it's really important that you create that relationship and you understand inner workings on how estate agents work. In fact, there are five different types of estate agencies. The most preferred ones are what we call at Premier, the national corporate and also the regional corporates. What that means is these types of estate agents which are across the country or like what I say in regions, they have a hierarchical structure which means they're not all going to buy the deals themselves. They have to show those Deals to investors like you. So relationships really important. And of course with more time we can discuss even more of that detail. Number one, that's how we got this deal. Number two, if you're going to get a discount, it's really important that you always look for a motivated seller. So motivated seller, because why would anyone give you a discount? There needs to be a reason, doesn't there? And the motivation, by the way, isn't always the fact that it is that they're financially in a vulnerable state or that they're getting divorced or anything like that. Some of the motivations right now are just because people are selling off the properties because they're not really aware like you are of the massive opportunities that are there. They're being ground down by legislation and all those kind of things. And to be fair, one of the motivations right now is that younger generation don't want to take on what the previous generation have actually created. That's a bit of an odd one, isn't it? So there's lots of motivated motivations. So always be looking for a motivation. Now in this case it was an instance where it was a motivated seller where they had got divorced. In fact they were living in different countries, the property had been left alone. So it was also in a distressed state. So always motivation sellers and distressed properties which you can bring back into good condition. And that's how we bought this. So we got a discount because of these reasons that I'm sharing with you. Now on top of this, there were some legal issues. Now keep in mind that there are many legal issues that can be resolved. So my suggestion is just feel free to write this down. Always be solving a problem. When you're solving a problem, you will find that in this industry the money just follows. So what is the problem that you're solving? Well, with this scenario, there was actually a legal issue where there was a covenant on the deed which no one actually knew about. A little bit odd because all the paperwork had been blown up in the second World War. So no one knew what this covenant was. And there's a very easy fix to that, which is we actually got some indemnity insurance to indemnify the property. We checked out the property absolutely fine. All the legals are correct. Just no one knew about this one covenant. So hope I make some sense here for you. So look for these things, these quirky things, you know, things average doesn't, doesn't make you work really. It's. If you're like us, you're finding systems not System, you're finding ways to think outside of the box if I'm making sense there. Yeah. Now by the way, how do you find these on Property Filter? One of my personal methods on looking on these at Property Filter is look for images for your properties where you're looking on Right Move etc on these portals you can where you're finding properties with just one image. Whenever you've got a property with just one image. I'm sure in Property Filter you probably can set up a special, what do you call it, Gilliam? A special criteria for this.

So you can go and show me all the properties in London with one picture or no picture.

That's it. Now who'd have thought that. Well, that one picture is there for one reason because they don't want to show you the rest of the property. So that, that oozes motivation. So I hope I'm making sense there for you. So the third one is legal issues as I've explained. So this one had this particular legal issue. Indemnity chose that one. The fourth thing is that this was a tied property as I've just explained. So it needed a full refurbishment. And you want these types of properties where you have the vision to ensure that you maximize on your profit. And also what you remember is, you know, of course we'll be building, we're bringing homes back to the community which people are going to live in. You know, we always got to keep that in mind as well. So you know, there's a number of points. There's a benefit of buying tired properties that can be renovated. Now the interesting thing with this one is that it was a tired property. It also had a structural problem. Now many of these structural problems can be rectified. Now if you imagine you can see the photo in front of you. So it's a two story property. And as you go through the property there's a lounge area if you can imagine and you walk through again and there's another reception, reception and lounge area. And after that there's a kitchen and then there's a small bathroom at the back which is a 3 by 2 meter small bathroom at the back. Hope I'm explaining it. Okay, so that's what the property looks like. Above there's two bedrooms. So it's a two up two down. However, the single story extension where the kitchen and the bathroom is there is no further, no further asset. Above that it's just a single story. And in that back 3 by 2 meter bathroom there was actually some subsidence or so called subsidence where a tree in the back of the garden had sucked in the soil, which meant it had sucked in some of the the moisture in that soil. And the property at the back, the 3 by 2 had slightly subsided, which meant that that 3 by 2 part of the property, the bathroom area, had come away, literally broken off like a biscuit, if you imagine, slightly broken off and there was a massive crack in that area. Now, if that was a two story property, that would be a concern. However, this isn't a two story property on the back extension, it's just a single story at the back. So that is a very easy fix. However, what this makes this property is unhabitable. Now, you've got to be aware of what uninhabitable means because unhabital for you and me is completely different. What unhabital means for hmrc. And I explain what I mean by this. So just write this down, you've got it in front of you. So this is the stamp duty land tax criteria for, as the HMRC see it for stamp duty land tax. Because if a property is uninhabitable, then you pay a much lower tax figure when it comes to stamp duty land tax. Now, not a lot of people are aware of this and it's on you to be in the conversation when you're speaking to your conveyancing solicitors to outline for them that Mr. Madam Solicitor, you know this stamp duty is going to be different because at the end of the day they are the ones that usually fill that form in. Hope I'm making some sense for you here. So you've got to be aware of the criteria and this is where you will find the criteria. Now explain further. Now, what isn't allowed the myth or the mistake that many investors make is they think that removal of a bathroom or kitchen will mean that it's an unhabitable property. Well, you'd be correct. However, in the wisdom of hmrc, apparently that is still habitable. I mean, I don't know about you, I find that very shocking. If you're like me, you find it shocking too. No bathroom, no kitchen is still habitable. Also, you know, the substantial repairs required to windows and floors is still habitable. You can take a quick photo of this. I'm just quickly mentioning these. A replacement of a boiler required still class habitable. Unsafe electric wiring and the need to switch services back on. Infestation of pests, rats and what have you. Damp proofing. The property can be riddled with damp. I mean, this one had a lot of damp actually and flood damage. All of this according to hmrc is still habitable now. Yeah, you might find that shocking if you're like me. So you've got to be aware of these things. So if it is these things, they will not be allowed and it will be standard, the stamp duty land tax for a residential property. And of course we're all aware that stamp duty land tax has gone up significantly, hasn't it? Yeah. Who's finding that by the way? Yeah, some of us are. Right, of course we are. However, this is what is allowed. So what is allowed is repair works that can't be undertaken safely because of asbestos, radiative pollution and I won't read it all out, it's in front of you. Just take a quick photo of these slides as we're going along. Well notice it also says there hazards causing a local authority to issue a prohibition notice. Also a high probability of walls collapsing. Now in this property, do you agree with me? Although it's a three by two extension at the back, there is subsidence there and the walls are coming apart. So there is a high probability of walls collapsing. Although it can be fixed because it's a single story, there's nothing above it. Quite an easy fix actually. I won't go into that now. That's all to do with the structure. So because of this, the stamp duty land tax. Now I'm sharing with you a project with a massive discount and if we look at the stamp duty land tax, even the stamp duty land tax in itself is massively discounted by 62%. You can see the numbers right in front of you. Normally would have paid 11,100. That would be your standard. Like what I say, average doesn't work. And because of this crack and because of the minor structural problem, well, it is a non habitable property. Who likes this by the way? Little hand raise if you do or let me know you're alive. Give me a nod. Thank you so much. Lovely. So this how it works, right? So massive, massive positive impact savings that you can make. Like this. Now let's go in deeper. So that's a. I've just shown you a property that's based in London that is massively reduced. Now at Premier we have seven different areas. You don't need seven areas, you only really need to focus on one is my suggestion. So however, as Gilliam said, you know, we've been doing this for a little while, 35 years, where investor developers foremost. So over this time what we've done is we've applied different strategies in different areas. And also, you know, if, you know, we're active right now. So if you want to scale your business and you require more volume, well, for good discounted deals, you may need to spread into different areas. So that's the reason why we have seven different areas. And these areas aren't all in London. So we have commuter belt town areas, areas in the north, north of Watford, not Watford, but north of Watford in the north part of the country. And in my experience, these are like completely different. The first time you go there, it's like these are completely different cities and towns and they feel like completely different countries, actually. So what we do in each of these is completely different too. Now, why am I not saying all of this? Because I'm going to show you a 35% discounted deal in a area that is in the northeast of the country. And here it is. So this is 52 Beresford Street. Now this was a property that we bought from modern method of auction. Now you can see the figures here. Now, many people frown upon the modern method of auction. Some people aren't aware how to actually deal with it. However, the modern method of auction becomes a great way to actually get very good deals. Let me explain further. This is how we got this. Now you can see all the figures here and you can see that there's a massive discount of 35% in areas where people think you can't get a lot of discount. Yes you can. So that's £42,594 in fact with this particular one. Now how the heck do you get discount deals like this? Well, one of the ways is through modern method of auction, like what I say. Now, when you're dealing with modern method of auction, what you got to remember is the way the modern method of auction differs is different from the regular auction because there is no gavel falling and being a legally binding contract with these types. With the modern method of auction, it's actually the fact that you pay a fee and the property is sale agreed by an estate agent. So it's a bit like a pantomime horse. The front end is the auction and the back end is the local estate agent. You get what I mean? It's a bit like that. Yeah. To explain it. So this is an example of this. Now, when you're dealing with modern method of auction, something many people aren't aware of, which I'm sharing with you, is that various things are very flexible with model method of auction and also that with modern method of Auction, you'll find that the things that are flexible are a number of. There's three things that are flexible, actually. One of them is you can buy below the guide price. So although there's a guide price, we purchase this property below the guide. Now, I know you need to know more about this half an hour presentation. I've got 10 minutes left, I think. So I'm speaking as fast as I can, giving you as much as possible. So this is purchased below the guide price. Also, fees are also negotiable. Not a lot of people are aware of that. So you can negotiate the fees. You can also negotiate the timeline. You can't normally do that with a normal type of auction. However, with a modern method of auction, yes you can. And you have to ask for that. You have to ask for that. So for example, if something is on land registry, let's say so for example, with this one, the ex partner of the person who's selling this property was still on the land registry. A land registry you may or may not be aware can take you typically three months on a residential property to update the information. Now the timeline for the contract was actually 56 days. Now if that was a normal auction, then, well, you've got no choice. That's it. You know, buyer beware. Whatever you bought, you bought. Caveat emptor. Buyer beware. As I say, whatever you purchase, you purchased. However, with a modern method of auction that becomes flexible, so you can negotiate the term. So we actually negotiate the term more than 56 days and you can also do this. So these three parts of this makes modern method of auctions very useful for you. And that's how he bought this one. Now this originally was a property that someone had turned into a drug den. By the way, it's not a drug den anymore. Yes, we've created residential, but these are the properties that you want to buy which scare people, which seem difficult. However, you know what, they are just a standard refurb, nothing much more than that. So really got to look at the vision. Hope you're getting all these points. I'm sharing quite quite a few quite fast. Okay, guy, time, fees, timeline, modern method of auctions. Now, if you're buying property, cash, very important that you're aware of this. Now there's a lot of fraud going on out there right now. Not everyone's friendly like property Filter and Premier property. Not everyone's like this. You know, there are people out there that are. It's quite sharky out there. So if you're buying a property and you happen to buy it with cash, please make sure you use one of these, these links that you can see here. This is known as the counter form ll restriction. And what you can do is if you're buying properties, cash, you make sure that the conveyancing solicitors, any solicitor has to check in with you specifically to make sure and contact you if any transaction is being done. Because there are people defrauding people by refinancing or selling properties under their feet. These are the three links in fact, on a day to day basis, this is what we do. I'm going to show you one which is sitting on my desk right now, which a few of them have actually just come through. This wasn't meant to be in a presentation, but you know, this is real life stuff. So it looks like this. Can you see that? So this is actually for our office because we own our offices and we made sure that we basically paid them off and they look like this. Just to give you an idea. You see that? Yeah. So I've got 1, 2, 3, there's about 5 here. So you get the idea. So the offices and some other properties that we're buying to give give you an example, so no one can then defraud you take a quick photo of that. I hope you take a quick photo while I've been speaking. Let's carry on. Okay, so what we've got to remember is that discounted deals is a small part of the puzzle. Absolutely. Property Filter, great tool. I'm an advocate of it because we use it ourselves, in fact. Yeah, My senior analyst has gone for a break, but he sits over here then, if you can see that he helps our students assess deals as well. And he's using Property Filter as well. So there's all that going on. Right. So discounted deals is a part of the puzzle. You've also got to learn about, of course, upskill on all the other parts. Right. How to find your areas, how, what your property strategy is, the tax scenarios. All of these things are of course important. I know you're aware of this, but just to make it really crystal clear, so we're discussing discounted deals today. Let's now jump into a 40% discounted deal. So we're jumping into this now. Again, I've left the address on there for you. Now you can notice this is now in the northwest of the country. This is actually a commercial property with a residential element above. So let me share with you this. You can see it in front of you now. How the heck did we get a 40% discount, which in this instance is 161,600 pounds. Well, let me share a number of different ways. Now this is where we're now delving into the commercial world. And there's also a residential element above this. So you can notice there's the fish bar, you can see there. So you've got a commercial unit. And above that there is a three, a three bedroom, very large flat above. In fact, the flat itself is 120 square meters in itself, which is typically much bigger than a three bedroom house or a small three bedroom house. So it's a very large flat. You get what I mean? Now how the heck do we do this? Let me share with you. So the first thing you got to remember is that you can buy these properties, you can get your, you can get your output out there, you might be living wherever. So for example, I live in London. This is in the northwest. I've just left the, it's in Oxley. I've left the address there for you. You can see it there, right? It's in Oxden. Oh no, Oxley. It's in Oxen, in, you know, outside of Liverpool, nice little town. And here the purchase price of this is 220,000. Now this was actually on the market for 325,000. The market value is 385,000. So how the heck do we purchase this for 220,000? Well, with this we actually got commercial finance. Now when you're getting commercial finance, you will have a valuation. We tend to use surveying firms that are a panel, from the panel. Your lenders would normally require a surveyor, a RIC surveyor from a panel. And it's usually the VAS panel. Vas the VAS panel. Now a bit of a cheeky tip, but this is how this stuff works, right, as investors. But on the right side of cheeky, when you're dealing with a VAS panel, you don't know usually which type of surveyor you're going to get. So how the heck do you know what the value is going to be? So what we do is we contact the VAS panel before we actually get the surveyor out. Now you'll be paying for that and the banks are usually okay with that for you to choose who the surveyor is actually going to be. So you contact the VAAS panel right at the beginning for purchases. And for purchases, what we look for, we look for a surveyor that's going to be, or sounds like is not going to be too amicable, you know, a bit of a miserable surveyor. Can we say that? You know, and you'll notice that on the phone. Now this is real life stuff, okay? So systems and everything are very important. However, you know, the negotiation and how you do this is also important. It all comes in together. So what we do here is we find a grumpy surveyor, I'm calling them. And you'll notice that on the phone you'll get the feeling. So we get them to come along and do the valuation on purchase. And that surveyor, I can almost guarantee you this, they will down value whatever the price of that property is. Because right now values are downvaluing, especially the ones that are very concerned about the indemnity insurance. The ones that are a little bit grumpy, as I call it. Yeah. So now what happened? The valuer came along, he downvalued it and he downvalued this property to actually £200,000. Now what you've got is you have ammunition to go back to the sourcer through the estate agent. So one of my students sourced this for me. I trained him up on how to become a sourcer because I'm a source of myself. When I started, I started with nothing. Gilliam's giving me a lovely introduction. But what many people don't know is I grew up on a council estate with zero money. To be fair, I've had to infiltrate the wealthy world. But anyway, let's not go into that, just explaining. So with this, the valuer down values. The Rick's valuation is there. And you go to your saucer, I trained, trained sources. And the sourcer then goes to the estate agent and says to the estate agent, oh, look, we got a valuation which is rick's valuation of £200,000. You know, that's what it should be because. Because that's what the risk valuer says. And then the agent goes back to the seller and says the same thing. And the seller says, no chance, there's no way I'm going to sell that at £200,000. You already know that. It's got a very good valuation. Now, by the way, the seller's motivation in this instance is that his children don't want to take on his property portfolio. So he's built up his lovely massive amounts of wealth, but nobody wants it and he's in the retirement age. You get my point, team, I shared with you earlier different types of motivation. Here's another type of motivation that's happening right now. You know, really important that we get people around you onto the property ladder, isn't it? Anyway, so he's selling this, this is his last property in his in a hollow portfolio. He wants to get rid of it now and enjoy the rest of his life. So he says I'm not going to accept 200,000 and we show him the risk valuation. So what he says is that's it, I'm not going any lower than 220,000. Now you already know that the intrinsic value of this property is much higher. The Rick's value has just been the grumpy valuer so we value it in that way. Hope you're getting all these tips. Right, so that's a really cool tip on how you do that when you're refinancing. We look for the again the valuer but this time we're looking for the friendly valuer who typically is going to upvalue and you will notice that on the phone you will understand the communication, you will get the right type of valuer. So on the purchase that's how we got that. Now solicitors fee etc figures you can see there. Market value as you can see is 385,000. So why do we. What was another reason for getting this valuation? Well because this property is actually on a lease, so it's rented out to a tenant who is running the fish and chip shop and the lease is there for 10 years. It's actually two years through the lease so there's a further eight years remaining. So what this property is, it's actually land banking. For these types of properties you can always come back to them at a later date. So think of them like pots of cash that you come along and develop at any time you want while you're getting the income in. Now so you want child's education you say, right, I'll develop one of these properties. You got a wedding you've got to pay for, here's what you do, here's another property that you develop. You need some more cash for your retirement etc. But can use it in this way. So 40% discount. So as I mentioned purchase through Sourcer Rick's valuation. I've explained how you can get valuations to help you and also there are multiple angles of discount. Average does not work, you've got to think of different angles. So let me share with you the different angles. So with this one, the commercial value of the fish and chip shop in itself is the rental is 14,000. Now we're going to increase that rental to 16,000, that's another £2,000 a year. And because it's a commercial valuation on this, what that means is that you are able to increase the value of the property by the rental. Because this is not residential property. On a commercial property, it's increased by the rental. Now by increasing it by a further £2,000, the multiplier for this valuation to add value to this property increases the value by, by a further 10 times. Now, it's not always 10 times, you've got to be aware of that. But in this instance it is. So 10 times 2000 increased in income is 20,000, isn't it? So it's a chip away approach. So you've increased the value further by a further £20,000, which means it's a bigger discount. Now, I was going to do this, however. You can do this. However, I met the gentleman, he's earning a living and my heart said leave it as it is. So I didn't, I didn't actually do that. I didn't actually increase the, his rent. It's okay at what it is. It's still a very good rent we're getting. So I left it. But that's a personal reason. Yeah. If you wanted to, you could absolutely do that. Yes. Team. Great. All right, let's carry on. So more angles now. Also, we're going to title split this property. Now the myth with title splitting is that you're splitting the title to increase value. That is not always true. There'll be a gazillion people telling you title splitting is the best strategy since the sliced bread. That's not true either because it's been around for many years to be fair. And the advantage really of title splitting is this. We are going to title split it because we have a commercial value, we have a commercial finance on this at the moment. And when we title split it, we will only have finance. We will refinance on the residential element. And the residential element is much more cost effective. So because you bought this really well, because you built a discount, you won't need any more finance other than the finance on the residential element to pull out all your money that you've actually put in in the first place. You might need to listen to this back again. So what I'm saying is that your commercial versus your residential will typically be anywhere between 2 to 4% more cost effective finance then your commercial finance. So 2 to 4% residential more cost effective than commercial finance. Not giving any financial advice. I'm just sharing with you as an investor developer what we do on a day to day basis. And what I train people on are my students. So when you work that over 60 months, that you know, a five year fixed period rate, you'll find that's a substantial amount of money. On top of this, we're going to get planning right now, before we do the title split for that three bedroom flat to be converted into a one bedroom and a two bedroom flat. Now, we're going to bank the planning. There are ways of securing that planning where you can bank it indefinitely. Yes, you can. Although the planning will only be given for three years, you can come back to it anytime you want. So you can do it now or you can do it later. That's a really key point. So you're building up your assets, you're building up your security, so that, that's going to be done there. Now, once that's done, we're going to end up with a two bedroom flat and a one bedroom flat, the two bedroom and the one bedroom flat. What we're then going to do is we're going to take that one bedroom flat and turn it into a HMO. But it's not a HMO. But it's a HMO. I'll explain. So in this area there is Article 4, which means you're not allowed to have HMOs. I'm sure you're familiar with HMOs. House of Multiple occupancy, room by room. So what we're going to turn that into is a flatlet, which means we'll take that one bedroom flat and we'll turn it into two bedrooms. You can do that and there will be en suites. And what we'll do is we'll make sure that you can make sure there's a kitchen and communal area. Now, you do need to check the councils, however, in this council you will find that it needs to be 11 and a half square meters. So you have 11 and a half square meters of kitchen and lounge area, which means you don't need any other space other than bedrooms in that property. So what have we created? So that's a shared flat, isn't it? As far as any as the council is concerned, which is two people that are unrelated. So two people unrelated is not a hmo because it's only when once it gets to three that that is classed as a hmo. So you created a flatlet for your, for your tenants, which really is their own spaces, really, kind of like a studio, but it's not a studio. You get what I mean? And you've overcome the HMO as well, which increases your income by over 30% than you would get on a very good buy to let. Do you see how we're sweating the asset team and all of that adding value potential generates a further £290,594 on this asset. You got to learn this stuff. You really got to learn this stuff. So on this, like what I say, discounted deals is a small part of the puzzle and it's a very important part. Yeah, you know, using tools like Property Filter is also very important part because you've got to find these deals and then it's also taking that deal and then being understanding your gold mine area, understanding your property strategy, understanding how you can sweat the asset, understanding how statuses work, understanding all the other parts. Yes Tim, of course you're aware of this. So would you like to actually create your financial free future in the shortest possible time? Well, if you're answering yes to this and you're liking the kind of case studies I've shared with you, well you know, happy for you to have spend more time with us. Now Property Filter are very good friends of ours. We actually do trainings, probably feel to do trainings. We do trainings too and the trainings that we do actually I tend to lead these trainings and my team will also be joining you. In fact we have something known as a two day live event. It's a live event at our premier property HQ in London. It's called making money from property and you know you're most welcome to come along as guests. A guest of ours because you're in the Property Filter family. Now this training normally is a grand, it's £1,000 plus VAT, that's typically what it is. There's a really good agenda as you can see. It will be two days of contacts, networking and quality information. I'll be leading the training myself. Now I'm not here to sell you anything so I'm not going to do that. In fact even that thousand pounds because of Property Filter to value you. What we're going to do is you can get this for absolutely free. The thing is our training suite takes a maximum 150 people, you can see it here. And a couple of reasons why I'm doing this because first of all Property Filter are good friends of ours and secondly it's a 10th year anniversary so if I can, you know, and myself, my team can help you to assist you to take your property investing to the next level. Well then you're most welcome. And you know there isn't a huge amount of spaces because they get filled up really Quickly. So right now you know there's around nine spaces available. So you can click on these links. There's two dates. You can choose the right one for you. You've got a link there. I'll just shout it out very quickly. You can put it in the browser as well. That is bit ly Premier812 or you can choose the one Ending813 and you can see the current dates that we have there. Like I say, typically have around nine spaces available because they get booked up so fast. Our training suite only takes 150 people. And to thank you for being part of the Property Fielder community, you're most welcome to come along and we'll spend more time together and share more information and we'll meet, we'll meet as well. So there you have it. So I hope you enjoy this whistle stop tour of a presentation with lots of, lots of nuggets in there. Thank you so much for.

Thanks so much and thank you. That's really generous. You know, I do ask our guests, you know, if they can throw a little bonus, a little resource, a little thing that's valuable and, and I don't think we've ever had someone offer to come and spend two days in person with them, you know. So that's really super generous of you. So thanks so much for that. I really appreciate it. I appreciate the time, you know, you coming and sharing these things and yeah, that's super generous. So yeah, we all aim to add value to the community and that's. I didn't expect this to be fair. So thanks, thanks a lot.

That's. And of course, you know, one of, one of our tools that we use is Property Filter. So I'll show you my senior analyst. He's sitting over here. There he is. I don't know if you can see it like this.

Is he back on the tools? Is he back on property? Second, Is he back on the tools? Is he back on property Filter?

Yeah, yeah, he's there. Look, you can see him. I don't know if you can you see him anyway, don't matter whether you can see him or not, he's there. So yeah, so one of our tools is property filter. And then of course you use that, you get, you get the, you know, you get the deals, you find them and then it's about all the other stuff, right, that comes after.

Thanks so much. Cam, was there, did I miss the 10th tip or was it 9 multiple angles of discount and was there in 10th tip or did I miss it?

I think I made the 9th or 10th. So the 10th one. Oh yeah, the different so model angles. Oh well actually thank you for reminding me that the tenth one, as I was aiming to sort of rush through that, sorry, not to be over time. The tenth one is this property is like a Tardis, you can't see it from this picture. So the 10th angle there is at the back. Some councils, not all of them, some of them right now are really up for back land development. And the way you find out which councils are the best are the ones where they are short of their quotas, their targets that they haven't met for development. So those types of councils, what you'll find is they will loosen the criteria in terms of what you can do. And backland development is one of those criteria. For example, Croydon Council right now is very, very up for backland development. This area is also up for backland development. So at the back of that area there's a massive yard and we're looking to put a two story building there. So another way that. And that in terms of profit will add circa anywhere between 120 to £150,000. So that's the 10th top. So we're looking at discounts. You get what I mean? It's not just one thing, it's a multiple of different angles that you're assessing to building that discount. If that makes sense. If I'm making sense for you.

Awesome. Thanks a lot for that. Guys, you want to. Do you have a question for Cam? You know, so we have a very good guest here. It's a really good time to pick your brain. Maybe there's some deals you're working on, maybe there's some thing you want to revisit from the presentation here. I like that we have. So do put them. Do put your questions in the chat and then I'll get to them. I have some questions myself actually. So I like that we have common language, you know, like there's just so many ways you can make things work. And I like our. The relationship with agents, the motivated sellers, you know, it's right on top of your list. So we do align on what works, you know, so, you know, so. And you mentioned Propsfield a few times. Thanks a lot for the pat on the back here.

Do you think 360, it's a whole 360, isn't it? Nothing works by itself by itself. It's a whole. As you're aware, it's a whole ecosystem works together. We need the whole thing working together. Yeah.

People don't realize You, I think it's why a lot of maybe courses out there don't really work is because they will teach you this one thing. But then actually you need awareness and being good at at many of these things. It's definitely something we talk a lot about in, in these calls, the momentum calls iron and things like that. It's very, very much common theme here. So we, we very much align and, and I don't know if you guys realize the amount of golden nuggets we had in this just short time we had with Cam. I want to go back on the modern method of auctions here because it's a topic we talk, we talk quite a bit with our inner circle and Sohail and there's some, some people in our community have done made a specialty to go after this modern method of auctions for exactly the same reasons you share here because you can actually it puts a lot of people off the word auction already cuts out a lot of potential buyers because people are fear about it and they don't really understand it. And then when you go modern method of auction, like whoa, it's even fewer people. But the reality, and I've heard this so many times through some members of this community, it's exactly as you said. You can actually go and negotiate everything because once they, because this modern method of auction has been agreed and you can go back and renegotiate things, they're not going to go back to their vendor and say oh, you know, like, you know, they need to make the deal work. You know, they can't go back to say okay, they've changed their mind, we need to do it again. So they will make the deal work. And I think in the negotiation if you offer them that they keep their fee, whatever it is, you know, like the fee is fixed. You know, usually it's a percentage of the price. When you go and renegotiate things like that, you can maintain their fees if you want, but absolutely everything is negotiable there. And so can you tell us a bit more about this aspect here? Because I think this was really super valuable. But it's also probably one of the most misunderstood sector of an industry. How can you go about making really good deals on modern method of auction with the classical agents?

Yeah, and you're correct. You know, negotiation is a key part of you finding a discount. So yes, you use systems and tools to find discounts. However, you can add even more of a discount by doing this. And negotiation is a couple of ways of learning it. I mean I learned it the hard way because, remember, I come from a poor background. Going to school and getting back home without the bullies taking your money, without them beating you up. I mean, number of times I've been beaten up, it's unbelievable. I mean, I did win one time, but I'm just saying, you know, so, you know, you, it depends where you come from. So for me, I learned negotiation very early on and we bring it into property. Yeah. So the streetwise hacks. So with this, with the modern method of auction, what you've got to remember is there is a, there is a, there is a flag there, an under the radar flag that indicates that this is a motivated sell. Because the only most the people that are bringing properties to this type of method, the modern method of auction, are people that are motivated to sell and, or like what I say, they have distressed properties. That's usually the people that choose this method because the buyer typically pays their fees. So straight away, the under the radar indicator that you got there is motivation. And when we're negotiating these, you know, let's keep it real. Right. So I'm not saying every modern method of auction is going to be amazing. I'm not saying that. You know, you're going to have to understand that some of these are, there's a lot of competition and competition is good. Some of these are going to go straight away and they're going to be gone. But the ones that you're looking for are the ones like the ones I showed you. So that was a drug den and someone has used it like that and people perceived it to be, you know, really a bit of a problem. However, it's no different to a renovation. So there was no massive demand for that one. So that stuck on the market for two weeks. Once something sticks on the market for two weeks, it increases, of course, the motivation even further. So that's where you get the opportunities to then say, well, look, what's the guide price? You know, I can offer this amount of money, it's going to be the lower guide price. But this is where my numbers work. So these kind of opportunities open up. So check for the motivation, check that the property is sticking and also in the background, it does help if you're focused on an area and you've got relationships with the estate agents. Because remember, at the back end of this there will be an estate agent. Now typically the estate agent will say, well, you need to speak to the auction house, which is fine. However, as they get to know you, as you build up your experience the estate agents will also talk about you and have conversations with you because behind the scenes to say, well, this person has done so many viewings for me, this person has bought a property for me. This person, you know, is doing everything correctly and I trust them. So the deal becomes more doable for you compared to everybody else. So these are the kind of things that you can do.

Awesome, thanks a lot. You mentioned about. So there's a question actually, whilst we're on topic of modern method of auctions. So Narendra is asking. So typical modern method of auctions will ask a fee of around £6,000. I think it depends. Sometimes it's a percentage of the price and things like that. And do you know, typically are they, are they due at exchange or completion, these fees?

So these fees will be. These fees will need to be paid right away to get it sale agreed. So well before, well before exchange. So it's a case of you deciding that you want to buy the property, agreeing the price and they will send you contracts over straight away so there's no hanging around. Because if you hang around, you know, good opportunities that are right in front of you disappear, don't they? So you grab it while you still have the chance to grab it. And the modern method of auction works like that. They will actually pressure you upon saying, we need you to sign the contracts today and get the money over today. So that's how it works. The great thing about model method of auctions also is that fee can be money that you've actually got in your bank account if you want a bit of flex sometimes. What I'd also do is I use my unseen JV partner and the unseen JV partner is credit cards. I'm not recommending use credit cards. All I'm saying is sometimes we use credit cards to pay for that fee. So, you know, you've got other projects going on, you want to stretch that money a little bit.

There's ways of doing that and that's how you get your obvious points and go on holiday with your family. Come. Is it.

Not really to be fair, we make sure that any money that you're spending for this, this is now the hygiene of money we call it. We want to make sure that any money you're spending on a credit card is coming back to you and it's a part of your calculations for the property deal, not for anything else. It's a very good point you pick up because many people, they do, they get loans, they go and buy Ferraris and all that kind of Stuff, of course. Yeah, yeah, of course. You know, I don't think anybody in our community would do that, but people do, don't they, out there? So. Yeah. And holidays do not come from loans. Holidays come from passive income. I'm being really honest with you. Our holidays come from saved opportunity costs like, like this presentation. Hopefully you picked up lots of good points. The team had put a lot of points. If you use some of these points and there's so many more, you are going to do something better than maybe somebody wasn't doing before, which means you save a lot of money. Why not spend that on a holiday?

Yeah, definitely. Speaking of, you mentioned about, so how to save 30% and more on your kitchen refit. Always be the few points I picked up. Right. Always be solving a problem, I think, which is something we need to live by. And if it's not on a sticker note on top of your computer, on your screen, on your desk, you probably want to have one. You'll always be solving a problem. And you mentioned about the stamp duty rebate for structural problems and unabiscetal properties. How you can not manipulate, but let's say influence a little bit. Who goes and do which valuation or which surveyor do you send at the, at the purchase and which survey do you send at the exit? Which is something we do as well. And lots of tips around how to add value, rent and multiple angles to get discount. Multiple angles to a property. Is there one deal you're working on right now where you, you came up with a little a tip, you know, like you've got something working on. Like this week, you, you or the team are found a bit of a way like this or for saving a bit of money or adding value on some live deals you're working on.

Yeah, sure. So what we've got also remember is that everybody starts somewhere. So I'm sure you've got new investors in your community and I'm sure you've got experienced investors in your community as well. You know, why am I saying this? Because the, the deal that we're doing now is it's actually 14 properties, part of a portfolio. So the thing is, though, we also buy deals where you can buy deals where they're one property. It's okay. So you are where you are on your journey and you move forward, don't you? Yeah. And so one of the deals we're working on is, is like I say, it's 14 properties. It's actually a part of a portfolio of 56. Now we wanted to buy all 56. Now, 56 would be a stretch for us. If I'm being completely open with you and honest with you. However, you want to stretch yourself a little bit, don't you? Is it a team you want to stretch a bit? Yeah, yeah, yeah. And de risk at the same time. However, they wouldn't agree to the right price. We always make sure that we work out the numbers right at the beginning. Remember, the top line is return on capital employed. We will be discussing a lot of this on the two days with lots of strategies in detail, but that's the top line. So the deal that we're working on right now, 56, didn't work. So we've got the back end of that, which is 14, which is absolutely fine. So those 14, those we do make work now in there on that live deal, how we. How are we adding value to that property? How are we adding further value? Is. There's. These are HMOs, by the way. These are 14 HMOs for student accommodation. They missed rooms in those properties. This is actually a pension fund that's selling them. I can't mention names on. There's a pension fund that's selling them. However, whoever went and valued them, I think, is one of the internal people. They've missed rooms and called them storage. Those rooms are not storage. Those rooms are actually bedrooms. So just by realizing that, we've added value or circa, in this area, 25 to 30,000 pounds a room where people have missed that. So be aware of that when you're going out there and you look at the floor plan, it's not always what's on desktop. When you actually sometimes go and view the property, you will notice that on some occasions, not all occasions, but some occasions, the estate agents have not measured the rooms correctly and you find that there is more space in the room than you thought they were. So look out for these things. So that's another way we're getting this one. Like I said, the stage system, really important that you learn how the state agency system works. I mean, it took me 12 years to learn that. I normally share with people in half a day. For those of you who are coming along to the two days, I'll share with you the framework. So, yeah, so that's the deal we're working on.

Awesome. Really appreciate it. Thank you so much. Kem, do you have a sort of a closing sentiment, closing sentiment for us, for us today and also for the broader property filter community will be watching this recording.

I would say for this game of property, it is so much fun. When you get it right, please get it right. And just remember the keyword is tenacity. Yeah. Tenacity is so important. Never give up. Because many people give up on the first hurdle. It's only the people that keep showing up. Keep showing up, keep showing up, actually get a result. So just be tenacious, just keep showing up.

Get yourself another post it notes next to your note about always be solving a problem. Keep showing up. Yeah, concur with that. Cam, thanks so much. Thank you for joining us today. Thank you for sharing your really valuable tips here and everyone else for being here on today's dealfinder corner. And I really would like to encourage you to look at these links while they are here. Take on Cam's offer, which is very, very generous of him, you know, inviting us for, you know, like for free in person, spending two days, you know, which is quite unique. You don't really get this, you know. So do take on Cam's offer. And again, thanks so much for the generosity. I didn't expect you, you'd go that far. So that's really kind of you. And in the meantime, for everyone else, you know, do visit propsfilter.co.uk, log on to your Propsfilter account. Like Kam said and his analysts in the office behind, check out the deal blueprint. I have an endless supply of deals. Join the top 1% of investors out there. Become an Iachiever dealfinder. I hope you enjoyed today's deal finder corner like I did and I look forward to seeing you next week. Thank you.

Thank you, Guillaume. Thank you for having me and thank you, team for listening in. I really appreciate it. Thank you.

Thank you. Thank you, everyone. Thanks so much.

Two weeks. It increases, of course, the motivation even further. So that's where you get the opportunities to then say, well, look, what's the guide price? You know, I can offer this amount of money.