A street of restored Edwardian houses at dusk, lamps lit in the bay windows

Private property investment

Built on trust.
Designed on growth.

KBI Capital acquires overlooked homes, brings them to the standard a leasing counterparty inspects against, and places them in structured leasing routes beyond the conventional private let.

Our own capital goes in alongside our investors'.

Request the overviewMeet the partners

Who you are backing

Run by the people who built the model.

Grant Bailey, Founding Partner

Founding Partner

Grant Bailey

Grant founded KBI Capital after a decade delivering hospitality and commercial fit-out to fixed budgets and immovable dates. He underwrites every acquisition against evidenced figures, leads each refurbishment from specification to handover, and commits his own capital to every home KBI buys.

Full profile

On every deal

  • Underwrites every acquisition against evidenced figures.
  • Leads every refurbishment from specification to handover.
  • Commits his own capital to every home KBI buys.
Kelly Edge, Founding Partner

Founding Partner

Kelly Edge

Kelly leads capital and investor relationships. She brings more than a decade in enterprise sales and business development, and handles every investor conversation personally, from the first enquiry to the monthly report. When you write to KBI, it is Kelly who replies.

info@kbicapital.co.ukFull profile

On every deal

  • Handles every investor conversation personally.
  • Replies personally by the next working day.
  • Reports to investors monthly throughout the works.

We invest personally in every property, and report to our investors monthly throughout the works.

The KBI approach

A route to property income built to outlast a private tenancy.

We acquire homes that others overlook, in Hull, across the south and in Kent. We bring each one to the standard a housing association or care provider inspects for, then lease it to that organisation rather than to a private tenant. It is the familiar discipline of buy, refurbish, refinance and rent, applied with more rigour at every stage.

Before works begin, we establish which energy-efficiency support and reliefs apply, and we never price a deal on them: nothing is counted until it is confirmed in writing. Every opportunity must clear the five gates below before capital is committed. Most do not.

Read the approach in full

The right counterparties, the right standards, and a long view on every home we buy.

The work

From overlooked to the standard.

Each home is brought to the standard a housing association or care provider inspects for. The scope of works is fixed before we make an offer, never after.

The same house front after refurbishment, between its unchanged neighbours: cleaned brickwork, white sash windows, a forest green door and new railings The same house front before refurbishment: stained brickwork, dated windows and door, an overgrown front garden
An illustration of the kind of improvement we make, not a KBI property.

The capital cycle

Five stages, in order, every time.

  1. 01

    Acquire

    Source overlooked homes and negotiate from evidenced value.

  2. 02

    Improve

    Deliver a scope fixed before the offer, to the standard the counterparty inspects against.

  3. 03

    Let

    Lease the home to a housing association or care provider, on terms we have underwritten.

  4. 04

    Refinance

    Have the lender value the finished home, and release capital within our limit.

  5. 05

    Reinvest or exit

    Recycle capital only when the next home clears the same gates. If none does, the capital waits.

The KBI standard

Every deal has to earn its place.

Five gates. If one does not hold, we walk away.

  1. 01

    Price

    We buy below evidenced market value, never below an agent's opinion of it. The discount is measured against sold comparables on the same street type, and must exist before the refurbishment adds anything.

  2. 02

    Works

    The refurbishment is scoped and costed before the offer, not after, and includes everything the leasing counterparty's own inspection standard will require.

  3. 03

    Income

    The property must meet our income threshold on a rent the counterparty has quoted in writing. Until that quote exists, the number is unknown and the deal does not proceed.

  4. 04

    Cover

    The income must cover the borrowing with a margin, and do so twice: on the structured rent, and on the lower rent the home would achieve as an ordinary private let. Were the arrangement to end, the deal must still stand.

  5. 05

    Capital

    After refinancing, the capital left in the property must sit within a fixed limit, so that it can be recycled into the next home. Refinancing is not guaranteed at any loan-to-value.

Beyond investors

Two more ways to work with us.

A terraced house front with a green door

01

Selling a home

We buy homes off market in Hull, across the south and in Kent, including those in need of work. Tell us about the property and Kelly will reply by the next working day.

A refurbished front room with a bay window and fireplace

02

Leasing partners

If you are a housing association or care provider, we bring homes to the standard you inspect against and lease them to you. Tell us what you need, and where.

Start the conversation

After you enquire

What happens next.

  1. 01

    Reply

    Every enquiry is read by Kelly Edge, who replies personally by the next working day. There is no automated sequence.

  2. 02

    Category

    Before any investor material is sent, we ask you to confirm which investor category applies to you. It is a short form, and a legal requirement for any company not authorised by the Financial Conduct Authority.

  3. 03

    Overview

    The investor overview follows, with the risk warning the law requires. We encourage you to read it with your own adviser.

  4. 04

    Conversation

    If you wish to go further, we arrange a thirty-minute call with both partners, in person or by video. We will be as clear about what we do not yet know as about what we do.

Your details are used for this conversation alone. We do not pass them on, and we do not add you to a mailing list.

Investor enquiry

Two ways to start.

Request the investor overview, or begin with a conversation with Kelly. Either way, the next step is the same: Kelly replies personally by the next working day.

The investor overview sets out where we buy and why, how a property is assessed before any opportunity is shared, the five gates every deal must clear, the sequence from acquisition to review, how each project is reported during the works, what KBI delivers and what the investor decides, the two people responsible, and the risks, stated plainly. It carries the legal risk warning and is sent only after the investor category check.

I would like

Your capital is at risk. Property values can fall, works can overrun and refinancing is not guaranteed. The investor overview is available only to people who qualify under the relevant financial promotion exemptions; we will explain the step before sending it. This page is general information and is not financial, tax, legal or investment advice.