Your capital. Our expertise. Profit shared equally.
We find the deal, manage the renovation, and handle the sale. You fund the project. When it completes, costs come out first, your capital comes back, and whatever’s left splits 50/50.
A JV (joint venture) puts you and DM Properties on the same side of a deal. You provide the capital. We find the property, negotiate the purchase, manage the renovation and run the sale. Both parties share the profit when it sells.
The structure is straightforward. When the property sells, all costs come out first: purchase, renovation, legal, agent fees, and holding costs. Your capital is returned in full. The net profit is then split 50/50 between you and DM Properties.
We have been doing this in Stoke-on-Trent since 2016. We know the market, the contractors, and the buyer profile. Our job is to run a tight project so that when settlement comes, the numbers work for both of us.
Because we both have skin in the game, our interests are fully aligned. We only make money when you make money.
Four reasons people choose JV Finance
This structure suits a specific type of capital partner. Here are the most common profiles we work with.
Capital seeking real returns
You have £100k or more sitting in cash or earning low returns. You want it working harder, with meaningful upside rather than a fixed rate.
Curious about property, not the grind
You want real involvement in a property project. Visit the site, follow the works, see the numbers. No contractors or tenants to manage.
Beyond fixed returns
You have used Private Funding before or considered it, but you want more than a fixed rate. You are comfortable accepting variable returns in exchange for potentially higher upside.
Qualified status
You self-certify as a sophisticated investor or high net worth individual. This is a legal requirement under FSMA 2000 and one we take seriously before any agreement is discussed.
Six stages, one shared outcome
From first conversation to final settlement, here is what the process looks like.
We start with an introductory conversation. No obligation either way. We want to understand your situation and capital position. You want to understand how we work and what a typical deal looks like. If it feels right on both sides, we move forward.
You complete the self-certification declaration as a sophisticated investor or high net worth individual. We complete standard KYC and AML checks. This is a regulatory requirement, not optional, and it always happens before any specific deal is discussed.
When we have a property that fits, we present it to you with the full numbers: purchase price, refurb scope and budget, GDV, projected timeline and your projected return. You see the property, review the figures, ask questions. Nothing moves forward without your written approval of the specific deal.
Solicitors draw up the JV agreement. It details the capital commitment, the 50/50 split, timelines, and each party’s role. The property is purchased in your name. We register a charge on it to protect our interest in the profit share. Funds are deployed at exchange.
We manage the full project: contractors, schedule, quality control, marketing the property and handling viewings. You’re kept updated throughout and welcome to visit at any stage. Material decisions are run past you before action.
On completion of the sale, all project costs are paid first. Your capital is returned in full. The net profit is split 50/50. A full financial account is provided showing every cost and the final distribution.
A live opportunity in our pipeline
Here’s a project we’re currently working on. The narrative below covers what we’ve found, why we like it, and what we’d do with it. Specific financial details are walked through in person.
Acquire pre auction at a price that gives us proper margin. Refurbish throughout, keep as a three bedroom property, return to the open market at GDV. The whole project sits within a typical six to twelve month window from exchange to settlement.
- New kitchen, plus convert downstairs bathroom into a WC and utility
- Refurbish upstairs shower room as the main bathroom
- Full redecoration and flooring throughout
- New consumer unit, garden and garage tidy
Stone is a desirable commuter town with strong owner occupier demand and a thin supply of refurbished family bungalows. The current condition keeps mainstream buyers away, which is exactly the gap we look for. Modern Method of Auction lets us approach pre auction with a serious offer.
Detailed figures including purchase price, refurbishment budget, GDV, projected profit and your share are presented after you’ve completed the self-certification step. That’s a regulatory requirement and it always happens before any specific deal is discussed. Book a discovery call to start the process.
Requirements before we can work together
JV Finance is not suitable for everyone. These requirements exist to protect you as much as us.
Available to commit at exchange. This can be your own cash or partly funded through bridging finance you arrange. Either way, the capital responsibility sits with you.
You must self-certify before any specific deal is discussed. See the note below for what this means in practice.
Unlike private funding, there is no guaranteed fixed return. Profit depends on the sale price achieved. Projects can also run over budget or over timeline.
Capital is tied up from exchange through to completion of the sale. Most flips run six to twelve months. Early withdrawal is not available once a project has started.
Sophisticated and high net worth individuals only
This opportunity is only available to people who can self-certify as either a sophisticated investor or a high net worth individual under the Financial Services and Markets Act 2000. In broad terms, a high net worth individual has a net income of at least £100,000 per year or net assets of at least £250,000 excluding their primary residence. A sophisticated investor has the experience and knowledge to assess the risks involved. Before any specific deal is discussed, you will be asked to complete a self-certification declaration. This is a legal requirement, not a formality.
What people ask before committing
Do I need to be involved in managing the project?
No. We handle everything: sourcing, purchase, planning, contractor management, sales listing, and legal completion. You will be kept updated throughout but you have no operational role unless you want to visit the site or join calls at key decision points.
What happens if the renovation runs over budget?
We work from a detailed schedule of works with fixed quotes before any capital is committed. The contingency in the project budget is the first line of defence. If costs run beyond that, the JV partner covers the additional spend in the moment, since the property is in your name and you’re funding it. That extra spend then comes out of the profit pot at sale, and we both end up with less. It means we have a strong incentive to bring projects in on budget. Significant overspend is always discussed with you before being committed to.
How long does a typical flip take?
Most flips run between six and twelve months from exchange to completion of sale. Roughly speaking that breaks down as renovation taking three to four months, marketing the finished property around three months, and conveyancing on the sale typically eight to twelve weeks once an offer is accepted. Sourcing time before exchange depends on what we have in the pipeline at the point you sign up. We’ll always give you a projected timeline upfront and keep you informed as the project progresses.
What security do I have over my capital?
The property is bought in your name. You are the legal owner from day one, with the title in your name and registered at HM Land Registry. To protect our interest in the agreed profit share, we put a charge on the property. That gives both sides proper legal cover. You own the asset. We have a registered claim against it for the work we’re doing. Independent legal advice is essential before signing, and we expect every JV partner to take it.
What happens if DM Properties stops trading mid-project?
Because the property is bought in your name, you’re the legal owner from day one. Anything that happens to DM Properties as a business doesn’t affect your ownership of the property. The charge we hold sits in DM’s name, that’s our claim to our share of the profit, and would form part of any DM business situation. The asset itself stays yours throughout, and you’d be free to complete the project with another contractor or sell at the current value.
What if the property market drops during the project?
Property holds value through cycles, but markets do move. If the wider market softens during the project, the achievable sale price drops. The 50/50 split applies to whatever profit is left after costs. If the pot is smaller, we both receive less. In a worst case where the sale price doesn’t cover deployed capital, the shortfall comes out of the capital, and the loss is shared proportionally. This is why we only take on deals where we’ve bought well below market value, giving natural headroom against a softening market. It’s also why holding the property briefly to ride out short-term softness is sometimes the right call. We’ll always discuss it with you.
Can I use bridging finance to part fund the JV?
Yes. The capital obligation sits with you, but how you raise it is your decision. Many of our JV partners part fund through a bridge, which can lift the return on cash deployed in exchange for paying debt service costs. Any borrowing would be arranged in your name, with us as your delivery partner. We’re happy to introduce you to brokers we work with, but the lending relationship is yours.
How is this different from the Private Funding option?
The comparison table above sets out the structural differences. The decision usually comes down to three things: how much capital you have, your appetite for variable returns, and whether you want to own the asset. If you have less than £100,000, want predictable income, or want a fully passive structure, Private Funding fits better. JV Finance suits people who want a stake in a specific deal, are comfortable with the property cycle, and want the upside that comes with ownership. Many of our funders start with Private Funding and move to JV once they’ve seen how we work.
What are the tax implications?
We are not tax advisers and cannot give tax guidance. Generally speaking, returns from a JV property flip may be subject to income tax or capital gains tax depending on your individual circumstances. We strongly recommend speaking to your accountant or a specialist property tax adviser before committing.
JV Finance vs Private Funding
Both options put your capital to work in property. They’re built for different situations and different appetites.
Ready to discuss a JV deal?
Book an introductory call. We’ll talk through your capital position, walk you through a recent project, and answer any questions before things go further.
Book a discovery call →Not quite the right fit?
There are two other ways to work with DM Properties. Both are built for busy professionals who want their capital working hard.
Portfolio Building
Hands free buy to let in your name. We source, negotiate, refurbish, and hand you a tenanted, cash flowing property. You own it. Within 90 days of signing, we bring you an opportunity.
Private Funding
Lend capital to a DM Properties project at a fixed return. No property to manage, no variable outcome. From £20,000 over a 12-month standard term. Clear, fixed, straightforward.
