KVRE

UK property investment & management

Fifteen years buying, developing and managing UK property.

We source buy-to-lets, develop HMOs, partner on joint ventures and manage rental stock — across Scotland, London and the North West.

Start a conversation See the track record
2011Founded in Glasgow
92Units owned & managed
£10mPortfolio value
£930KAnnual rent roll

What we do

Four ways we work with property

Most firms do one of these. Fifteen years in, we do all four — which means a deal gets looked at by people who have bought, built, let and refinanced the same type of asset themselves.

Buy-to-let sourcing

Off-market single-lets sold with vacant possession — no inherited tenancy, no legacy rent, you set the terms from day one.

For investors building a cashflow portfolio

HMO development

Full BRRR projects end to end — sourcing, planning, conversion, licensing, letting and refinance. A tired three-bed becomes six income-producing units.

For investors with capital to deploy

Joint ventures

You bring capital, we bring the deal, the delivery and the systems — over £2m of projects joint ventured to date.

For partners investing alongside us

Lettings & management

Full management of single-lets and HMOs — tenant find, compliance, maintenance and rent collection. We take on third-party stock.

For landlords wanting hands-off income

More on each service

Recent deals

Buy-to-lets we've bought and held

Scottish single-lets acquired from 2011 onwards, still in the portfolio and managed in-house.

Recent work

HMO conversions delivered

Five completed conversions across Derby and Warrington, each turning a three-bed terrace into six self-contained units.

Harrington Street — completed conversion
Harrington Street
Derby · 3 studios, 3 en-suite
Purchase
£169,950
Valuation
£450,000
Money in
£10,500
Return on money in
185%
Cobden Street — completed conversion
Cobden Street
Derby · 4 studios, 2 en-suite
Purchase
£189,950
Valuation
£455,000
Money in
£26,750
Return on money in
76%
Elaine Street — completed conversion
Elaine Street
Warrington · 5 studios, 1 en-suite
Purchase
£162,000
Valuation
£485,000
Money in
None
Return on money in
All capital out

Full track record

Acquisitions

Blocks acquired at auction

Two fully let blocks bought under the hammer in joint venture — twenty self-contained flats between them, acquired freehold with the income already running.

Twelve-flat block acquired at auction
Twelve-flat block
12 self-contained studios · freehold
Purchase
£345,000
Annual rent
£90,660
Gross yield
26.3%
Eight-flat block acquired at auction
Eight-flat block
5 studios, 3 one-beds · freehold
Purchase
£379,000
Annual rent
£61,620
Gross yield
16.3%

Deals before they're listed

We source off-market. Most opportunities are taken before they reach a portal — join the list and you'll see them first.

Unsubscribe any time.

Tell us what you're looking for

Whether you're deploying capital, looking for a partner, or want your property managed properly — start here.

Get in touch

About

From one Glasgow flat to four disciplines.

Every strategy we offer is one we learned by doing it with our own money first.

How we got here

KVRE started in Glasgow in 2011 with a single buy-to-let. Fifteen years later the portfolio runs to 92 units across Scotland, London, the Midlands and the North West — single-lets, two blocks of flats and six-unit HMO conversions.

We bought before we sourced, converted before we project-managed, and managed our own stock before we took on anyone else's. That order matters: every service we sell is one we have run at our own risk first.

The blocks of flats were a step up in scale — twenty flats taken on across two transactions rather than one unit at a time, and bought at auction, where the contract binds the moment the hammer falls and completion follows within weeks. Due diligence, funding and legals all have to be finished before the lot is called, because there is no renegotiating afterwards.

How we work

Deals are underwritten against the same criteria we apply to our own purchases. If we wouldn't buy it, we don't pass it on.

Projects are managed end to end — architect, builder, licensing, letting and refinance — with weekly updates and a spend tracker against plan. You see the same numbers we do.

Investors own their assets outright. No joint venture, no equity share, unless that is specifically what you came for.

Milestones

2011

First Glasgow buy-to-let. The start of a Scottish single-let portfolio that still forms the core of the business.

2020

Portfolio reaches 41 units across Scotland, managed in-house across Glasgow, Renfrew, Paisley and Lanarkshire.

2022

Expanded into London, taking on established HMOs under guaranteed-rent agreements and running them end to end.

2023

Began partnering with investors on joint ventures — blocks of flats, HMO developments and commercial-to-residential.

2025

First block of flats bought at auction in joint venture — twelve self-contained flats acquired freehold and fully let, in a single transaction.

2026

A second block secured at auction. Portfolio reaches £10m across 92 units.

Work with us

Tell us what you're trying to achieve and we'll tell you honestly whether we can help.

Get in touch

Services

Four ways we work with property.

Sourcing, development, partnership and management — run by the same team that built and operates our own portfolio.

Buy-to-let sourcing

For investors building a cashflow portfolio

Off-market single-lets, underwritten against the same criteria we use for our own purchases. Sold with vacant possession — no inherited tenancy, no legacy rent below market, and you set the terms from day one.

  • Direct-to-vendor and probate channels, not portal stock
  • Stress-tested on yield, refinance and rental demand before it reaches you
  • Legal introduction, lender connection and negotiation support through to completion
  • We can let and manage it for you once you own it

HMO development

For investors with capital to deploy

Full BRRR projects end to end. A tired three-bed terrace becomes six self-contained income-producing units, refinanced on commercial yield and handed over tenanted.

  • Sourcing, planning or permitted development, and full costings
  • Architect, builder and building control managed on your behalf
  • HMO licensing, certification and compliance handled
  • Furnished, photographed, let and refinanced — you collect income from day one
  • Weekly progress updates with photos and spend tracked against plan

Joint ventures

For partners investing alongside us

You bring capital, we bring the deal, the delivery and the systems. Over £2m of projects joint ventured to date, structured per project rather than through a standing fund.

  • Blocks of flats, HMO conversions and commercial-to-residential
  • Auction purchases, including two fully let blocks bought under the hammer
  • Terms agreed per project, documented before any money moves
  • Full visibility on costs, timeline and exit from the outset

Lettings & management

For landlords wanting hands-off income

Full management of single-lets and HMOs. We have run our own portfolio this way since 2011 and take on third-party stock.

  • Tenant find, referencing and professional check-in and check-out reports
  • Rent collection, arrears management and monthly statements
  • Safety certification, licensing and compliance kept current
  • Maintenance coordinated through established local trades

The process

How it works

From first conversation to a tenanted, refinanced asset in your name.

First conversation

We establish what you're looking for — budget, strategy, timescale, and whether you're buying with cash or need bridging. We source off-market and to brief, so a deal matching your criteria usually follows within days, not months.

Engagement

For an HMO conversion, £5,000 engages us to source against your brief. We work to a specification rather than selling from a list, so this is the point at which the search starts.

Buy-to-let works the other way round — we show you the property first, and a £2,500 reservation fee holds it while you do your due diligence.

Deal presented

You get the full pack: property, costings, comparables, both finance scenarios and projected returns. The due diligence pack — survey, planning, structural, cost schedule — comes before you're asked to commit any further.

Purchase

Your solicitor, your lender, your name on the title. We introduce and coordinate, but you buy the property directly — KVRE never holds title and never holds your money. The balance of our fee falls due at completion.

Delivery

We manage the conversion end to end: architect, builder, building control, HMO licensing and certification. Weekly updates with photographs and spend tracked against the agreed budget. Around fourteen weeks on site for a six-unit conversion, depending on the scope.

Handover

Furnished, photographed, let and refinanced. You collect income from the first month. We'll manage it on an ongoing basis if you'd rather stay hands-off.

Questions

The things people ask

Do I own the property outright?

Yes. The property is purchased in your name or your company's name, with your solicitor and your lender. We source it and manage the project, but the title is yours and we never hold your money. There's no joint venture or equity share unless that's specifically what you've come to us for.

How much capital do I need?

Two different numbers matter here — what you need to start, and what stays in the deal once it's finished.

To start an HMO conversion — £60,000 to £100,000 using bridging, covering the deposit, fees and the first stage of the refurbishment. Buying outright instead means funding the whole project, typically £370,000 to £410,000.

Left in after refinance — across our recent conversions, between £10,500 and £42,550, and on one the refinance returned more than the full project cost. The commercial valuation on a completed HMO is what releases your capital, which is the point of the model.

Buy-to-let — £25,000 to £40,000 per unit including deposit, fees and sourcing fee. There's no refurbishment or refinance stage, so that figure is both what you put in and what stays in.

What are your fees?

HMO conversions — £15,000 sourcing plus £15,000 project management. £5,000 of the sourcing fee is payable upfront to engage us to search against your brief; the remaining £10,000 falls due at completion.

Buy-to-let — £3,000 to £5,000 per unit. Nothing is payable until we've shown you a property. A £2,500 reservation fee holds it while you carry out due diligence and comes off the total, with the balance due at completion.

How long before it produces income?

An HMO conversion runs about seven months from accepted offer to tenanted and refinanced — roughly two months to complete the purchase, fourteen weeks on site, then letting and refinance.

A buy-to-let is quicker, since it's bought with vacant possession and can be let as soon as it completes.

Do you manage it afterwards?

If you want us to. We've managed our own portfolio in-house since 2011 and take on third-party stock — tenant find, rent collection, compliance, certification and maintenance. You're under no obligation to use us.

Do I need to be based nearby?

No. We run a portfolio spread across Scotland and the north of England, so the systems for managing property at a distance exist because we rely on them ourselves.

Before you commit you get the full deal pack — photographs, the priced schedule of works, the figures and a video walkthrough of the finished product. Afterwards, if we manage it, nothing in the process needs you on site. You're welcome to visit and most people do at some point, but it isn't a requirement of investing.

What happens if the refurbishment overruns?

Most of what inflates a refurbishment budget comes down to how well the building was understood at the outset. Every project goes through full due diligence before anyone commits — the condition of the building is properly assessed, and the refurbishment figure you're shown comes from a priced schedule of works rather than an estimate.

Where something genuinely unforeseen does arise, it's agreed with you in writing before it's spent. You see spend tracked against budget every week, so if a project is drifting you know while it's happening rather than at the end.

We take no margin on materials or labour. Our fee is fixed at the outset, so a project costing more earns us nothing — our interests and yours point the same way.

What if the valuation comes in lower than projected?

The figures we show you are deliberately conservative. We would rather a valuation move up than down, so the end value in a projection assumes a cautious yield rather than the strongest one we have achieved.

A converted HMO is also valued on its income rather than on what the house next door sold for — annual rent against a yield. That is a function of what the conversion produces: by the time the works complete, the building is no longer a three-bed house. Every room is self-contained with its own shower room, so there is no single-dwelling comparable to measure it against and income becomes the basis of the valuation. That makes the end figure largely calculable before the works start, and by the time the valuer attends, the rent roll is evidenced by signed tenancies rather than projected. On our own completed conversions the valuation has come in at or above the figure we underwrote.

If one did come in under, the rent roll is unchanged, so the debt remains comfortably covered. What changes is the size of the drawdown — slightly less capital comes out and slightly more stays in the deal. That compresses the return rather than breaking it, and the alternative is always to hold, let the rent roll mature, and revalue later.

Can I invest through a company?

Yes, and it is what we do ourselves — every property we hold sits in a limited company. It is what we would suggest for most investors.

The reason is interest relief. A company deducts mortgage interest in full before tax, where an individual's relief is capped at a basic-rate credit — which leaves higher-rate taxpayers paying tax on income they have not kept. On a leveraged HMO that difference compounds every year. Profit you retain and reinvest is not taxed personally at all, and shareholdings divide ownership cleanly on joint ventures.

The trade-offs: company borrowing costs slightly more, the additional dwellings stamp duty surcharge applies from the first property, and drawing profit out personally is taxed again. It suits building a portfolio more than taking an income from one deal. Your accountant should confirm what fits your position.

Which one fits?

Tell us your budget, timescale and what you want the asset to do. We'll tell you which of these makes sense — or whether none of them does.

Get in touch

Track record

Built, not borrowed.

92 units across Scotland, London, the Midlands and the North West, assembled over fifteen years.

The portfolio

The portfolio started with one Glasgow flat in 2011 and now runs to 92 units — single-lets, two blocks of flats and six-unit HMO conversions. Scotland remains the core: 38 properties acquired for £3.66m, valued today at £4.76m.

Alongside it we run HMO conversions in the Midlands and North West, sourcing and project-managing on behalf of investors as well as for our own account.

Both blocks of flats were bought at auction in joint venture — twenty self-contained flats between them, acquired freehold and fully let for a combined £724,000. It is a route we know well and one we will run end to end for a partner: finding the lot, reviewing the legal pack, arranging the funding and bidding on the day.

HoldingAcquiredValue
Scotland — 38 units£3.66m£4.76m
London — 3 units£1.26mAt cost
England — 21 units£1.06mAt cost
HMO conversions — 30 units£914K£2.29m
92 units£6.89m£9.37m

HMO conversions delivered

Five completed conversions across Derby and Warrington, each turning a three-bed terrace into six self-contained units.

Harrington Street — completed conversion
Harrington Street
Derby · 3 studios, 3 en-suite
Purchase
£169,950
Valuation
£450,000
Money in
£10,500
Return on money in
185%
Cobden Street — completed conversion
Cobden Street
Derby · 4 studios, 2 en-suite
Purchase
£189,950
Valuation
£455,000
Money in
£26,750
Return on money in
76%
Bedford Street — completed conversion
Bedford Street
Derby · 3 studios, 3 en-suite
Purchase
£202,000
Valuation
£450,000
Money in
£42,550
Return on money in
46%
Walbrook Road — completed conversion
Walbrook Road
Derby · 5 studios, 1 en-suite
Purchase
£190,000
Valuation
£450,000
Money in
£30,550
Return on money in
71%
Elaine Street — completed conversion
Elaine Street
Warrington · 5 studios, 1 en-suite
Purchase
£162,000
Valuation
£485,000
Money in
None
Return on money in
All capital out

Projects funded and delivered on our own account. Figures cover the project itself and exclude our sourcing and project management fees, which are set out in full under Services. They relate to completed projects and are not a forecast of returns on any future project.

Completed studio at Elaine Street, Warrington — kitchen, en-suite and slatted feature wall Walkthrough Elaine Street, Warrington — the finished conversion 2 min 11 · Opens on YouTube

Scottish buy-to-let

Thirty-eight single-lets across Glasgow, Renfrew, Paisley and Lanarkshire, acquired from 2011 onwards and managed in-house.

PropertyPurchasedValueRent pcm
Bath Street, G2£104,000£150,000£952
Ashby Drive, G13£100,000£150,000£845
Croftend Avenue, G44£72,000£125,000£925
Marmion Drive, G66£95,000£140,000£950
Kinnear Road, G40£48,000£100,000£825
38 properties£3.66m£4.76m£32,932

A selection of holdings. Full portfolio detail available on request.

Want the detail?

We'll share full figures, valuation reports and project costings with serious enquiries.

Request the numbers

Contact

Tell us what you're looking for.

Whether you're deploying capital, looking for a partner, or want your property managed properly — start here and we'll come back to you.

Direct

Email
hello@kvre.co.uk
Phone
+44 7359 620687
Office
18 Ninian Crescent, Lenzie, Kirkintilloch, Glasgow G66 3JR

Legal

Privacy notice.

How KVRE collects, uses and protects your personal data.

Last updated 12 October 2026

Who we are

VR Property Gateway Ltd, trading as KVRE, is the data controller for the personal data described in this notice. Our registered office is 18 Ninian Crescent, Lenzie, Kirkintilloch, Glasgow G66 3JR and our company number is SC564069.

If you have any question about this notice or about how we handle your data, contact us at hello@kvre.co.uk.

What we collect

When you submit the enquiry form on this website we collect your name, email address, telephone number, the service you are interested in, and anything you choose to write in the message field.

Our hosting provider also records standard technical information such as IP address, browser type and the pages visited. This is used to keep the site running securely and is not used to identify you.

Why we use it, and on what basis

We use the details you give us to respond to your enquiry and, where relevant, to discuss an investment, development, partnership or management arrangement with you. Our lawful basis is legitimate interests — responding to someone who has contacted us about our services.

If you later become a client, we will process your data to deliver the service we have agreed, on the basis of performance of a contract, and to meet legal obligations including anti-money-laundering checks and tax record keeping.

We do not send marketing emails unless you have asked us to, and you can opt out at any time.

Who we share it with

We do not sell your data. We share it only where necessary with service providers who help us operate — for example our website host, email provider and customer records system — and with professional advisers such as solicitors, accountants, surveyors and lenders where that is part of delivering what you have asked us to do. Each is required to protect your data and use it only for the purpose we have given it to them for.

We will also disclose data where we are legally obliged to, for example to HMRC, a local authority, or a regulator.

How long we keep it

Enquiries that do not lead to a working relationship are kept for 24 months and then deleted. Client records are kept for seven years after the relationship ends, which is the period required for tax and anti-money-laundering purposes.

Where it is held

Your data is held within the UK or European Economic Area. Where a provider processes data outside that area, we make sure an appropriate safeguard recognised under UK data protection law is in place.

Your rights

Under UK data protection law you have the right to ask us for a copy of the personal data we hold about you, to have inaccurate data corrected, to have data erased in certain circumstances, to restrict or object to how we use it, and to receive it in a portable format. Where we rely on consent, you can withdraw it at any time.

To exercise any of these, email us at hello@kvre.co.uk. We will respond within one month.

If you are unhappy with how we have handled your data you can complain to the Information Commissioner's Office at ico.org.uk, by calling 0303 123 1113, or by writing to Wycliffe House, Water Lane, Wilmslow, Cheshire SK9 5AF. We would appreciate the chance to resolve it with you first.

Cookies

This site uses only the cookies necessary to make it work. If analytics or marketing cookies are added, we will ask for your consent before they are set and list them here.

Changes to this notice

We may update this notice from time to time. The date at the top shows when it was last changed.