Constructiva · London property
We buy undervalued residential property, mostly in North London and the outer boroughs, add value through refurbishment or development, and either hold it for rental income or sell it on. Four properties are in acquisition now, with a combined value just under £2 million, and further deals are under review.
You lend against a property we own, at a fixed rate agreed before you commit, with a charge registered in your own name and your capital returned when the project refinances or sells.
A company that holds a single property, not a pooled fund.
Agreed in writing before you transfer anything.
In your name, before the works begin.
Our name is on the same project as your money.
Refinance or sale, with a date.
You lend to a company holding one property, at a fixed rate, with a charge registered in your name. Your capital returns on refinance or on sale, and which one applies is agreed before you commit.
For people who can afford the monthly payment but cannot get a mortgage yet. You move in as a tenant with the price and the window agreed in writing, and part of what you pay is credited to the purchase.
A house that has sat on the market for months, an inherited property in the wrong town, or a move already committed to. We buy, and where a sale is not the right answer we can put a committed occupier in at an agreed price instead.
Cashflow from lets, lump sums from refurbishments, and control without a purchase from rent to buy. Investor capital is matched to the strategy that fits the timescale it is available for.
One property, one household, one tenancy. Bought, improved, let and held for rental income. The quietest of the four and the easiest to hold for a decade.
One property, rooms let separately, licensed and managed properly. The strongest monthly cashflow of the four by a clear margin, and the one that rewards an operator who takes compliance seriously.
Buy below market value, improve it properly, sell it on. Probate sales, tired stock and planning uplift are where the margin is, and where we spend our time. The fastest way to turn capital around, and the strategy that suits an investor who wants a defined date rather than a long hold.
An occupier moves in as a tenant with an agreed price and an agreed window to buy. The seller gets a solution rather than a discount, and the occupier gets a route into a house they intend to own.
Purchase price against comparable sales, a costed refurbishment plan, a realistic exit, and a walk-away number we do not go past, all stress-tested at a higher borrowing cost and a lower exit than we expect. If it does not survive the stressed version, we do not buy it, and you see the numbers in a spreadsheet, not a glossy brochure, before you commit a penny.
Every deal is ring-fenced: the property is held by a company set up for that project alone. We are the owner and the operator, with our own sourcing and build team, not an introducer taking a fee for passing you a deal.
The rate, the term and the payment dates are agreed in writing before you transfer anything. We do not publish a rate on this page, because a rate advertised on a website is a promise made before the property exists.
Funds go to a solicitor's client account and are drawn from there. Your charge is registered at Companies House and, where it applies, at the Land Registry, before a builder sets foot in the place. You get the filing confirmations.
The same written pack on the same date every month: what happened, what it cost, what changed and what is late. It arrives in a difficult month as well, which is the month it matters.
Either the project refinances and the new lending repays you, or the property sells and you are repaid from the proceeds. Which of the two applies is agreed before you lend, along with the expected date and what happens if it slips.
We buy and improve the property, let it, and have it revalued. A mortgage on the improved value repays your capital in full, and you are out.
We keep the property and the rent, which is why this is the exit we prefer and the one most of our projects are built around.
On a refurbishment, the property is sold once the work is finished and your capital is repaid from the proceeds on completion.
Because a sale depends on a buyer, every project of this kind has a second exit written down before we purchase: if the sale is slow, the property is let and refinanced instead.
Greg Pasciak has worked in artificial intelligence since 1996 and spends his working day putting AI and automation into large UK banks, in systems that are not allowed to fail. Constructiva is the same discipline applied to a property operation.
Every candidate property goes through our own AI screening before a person looks at it: sold comparables, rental yields, refurbishment cost estimates, planning history, and how it scores against our buying criteria. That lets us look at hundreds of listings a month and bin most of them in minutes. The decisions are still ours. The software just means we are deciding on the right ones.
The same approach runs the rest of the business: compliance dates diarised automatically, and investor reporting generated on the same date every month whether the news is good or not, because the parts of property that go wrong quietly are the administrative parts, and administration is the part a technologist can actually fix.
A report that only arrives in a good month is not reporting. It is marketing.Which is why ours is generated rather than written
Two of the shareholders are Greg's children, Max and Maria, who are 18 and 14. Maria fences for Great Britain at Cadet level and is currently ranked third in the United Kingdom. Max races in a national go-kart league and skates at national level.
Their training and travel is the reason this company was started, and the reason it is built carefully.
Whether you are looking at London property for the first time, or you are a seasoned investor tired of paying agency fees for deals that do not stack, we would rather have a frank twenty-minute conversation than a long email chain. If you want to see how we assess a deal, ask and we will take you through one line by line.
We will tell you which of our projects could fit and, just as often, that none of them do. Nothing is sold on a first call and there is nothing to pay to have one.
Constructiva