Exceptional Returns Require Expert Advice.
Exceptional Returns Require Expert Advice.
Exceptional Returns Require Expert Advice.
Exceptional Returns Require Expert Advice.
Due diligence isn’t a checkbox - it’s a searchlight. Our Local Partners review every detail so you're not in the dark.
Due diligence isn’t a checkbox - it’s a searchlight. Our Local Partners review every detail so you're not in the dark.
Due diligence isn’t a checkbox - it’s a searchlight. Our Local Partners review every detail so you're not in the dark.
Due diligence isn’t a checkbox - it’s a searchlight. Our Local Partners review every detail so you're not in the dark.
Due diligence isn’t a checkbox - it’s a searchlight. Our Local Partners review every detail so you're not in the dark.
Due diligence isn’t a checkbox - it’s a searchlight. Our Local Partners review every detail so you're not in the dark.
Due diligence isn’t a checkbox - it’s a searchlight. Our Local Partners review every detail so you're not in the dark.
Due diligence isn’t a checkbox - it’s a searchlight. Our Local Partners review every detail so you're not in the dark.
Maximise Returns, Mitigate Risks & Time
Choose a Local Partner on your next deal - an experienced real estate professional who acts as your independent advisor.
They review the deal before you commit, represent your interests through negotiations, and monitor the deal until exit. Having your own expert in the room without needing to hire one full-time.
Aligned Interests
Aligned Interests
Aligned Interests
Aligned Interests
Faster due diligence from an expert
Faster due diligence from an expert
Faster due diligence from an expert
Faster due diligence from an expert
Low input - no need to manage the deal yourself
Low input - no need to manage the deal yourself
Low input - no need to manage the deal yourself
Low input - no need to manage the deal yourself
An expert to review and evaluate
An expert to review and evaluate
An expert to review and evaluate
An expert to review and evaluate
Why Investors use Deallocker
Why Investors use Deallocker
We understand that investors often do not have the time or capacity for sourcing, intensive pre-investment due diligence followed by post-investment deal management.
We understand that investors often do not have the time or capacity for sourcing, intensive pre-investment due diligence followed by post-investment deal management.
Even experienced investors struggle with evaluating unfamiliar real estate deals with confidence.
Even experienced investors struggle with evaluating unfamiliar real estate deals with confidence.
They don’t have the time, expertise, or resources to be experts in every asset class. When this happens, due diligence is rushed, risks go unchallenged, and decisions get delayed, or worse, made blind.
They don’t have the time, expertise, or resources to be experts in every asset class. When this happens, due diligence is rushed, risks go unchallenged, and decisions get delayed, or worse, made blind.
All of a sudden, a deal unravels, and your capital’s tied up in a situation you could’ve avoided.
All of a sudden, a deal unravels, and your capital’s tied up in a situation you could’ve avoided.
We offer an alternative. Our experienced real estate advisors guide you from initial review to final exit.
We offer an alternative. Our experienced real estate advisors guide you from initial review to final exit.
Our service started organically out of a need by even our most sophisticated clients for support. It’s now the most effective way to gain clarity, assess risks properly, and stay protected - without building an in-house team.
Our service started organically out of a need by even our most sophisticated clients for support. It’s now the most effective way to gain clarity, assess risks properly, and stay protected - without building an in-house team.
Case Studies
Checkout examples of how weve helped clients
Participation Loan
A professional investor was considering a participation loan on a prime central London residential scheme. The investment needed to deliver strong returns while effectively managing both contractor and sales risks in a competitive market.
Our Approach
The Deallocker Local Partner conducted a full review of the sponsor's financials, track record, and underlying loan structure. After a deep dive into local price-per-square-foot comparables and market liquidity, we identified that the initial return structure was borderline for meeting the investor's targets. Our team meticulously analyzed the development appraisal, security package, and senior debt terms to create a comprehensive risk assessment that informed our negotiation strategy.
%
Coupon per annum
Days to comple
Results
Our Local Partner successfully negotiated a higher coupon, improving the return to 22% (serviced) to meet the investor's hurdle rate. To hedge exit risk, we structured an alternative redemption route if sales were delayed—significantly reducing downside risk without compromising the developer's position. The result was a tightly negotiated mezzanine investment with clear protections and upside alignment.
The Challenge in York
A complex commercial deal in York presented multiple moving parts for an investor exploring a £500,000 equity position with a targeted 2.5x return. The structure needed significant refinement to balance opportunity with appropriate risk management.
Approach
Through our Local Partner, we conducted comprehensive due diligence across the sponsor's financials, senior and mezzanine debt terms, and co-investor arrangements. Calls with CBRE and Allsop confirmed the sales assumptions, but our analysis highlighted concerning vulnerabilities in the contractor setup. We evaluated multiple exit strategies and carefully reviewed the proposed shareholder agreement to identify areas where investor protection could be strengthened without compromising return potential.
%
growth in sales
rise in engagement
Results
Our partner insisted on SPV governance and segregated bank accounts, then negotiated step-in rights in case of contractor failure. The deal was restructured into part equity and part mezzanine, securing a second charge and improving recovery terms. This hands-on advisory process transformed a speculative equity deal into a structured investment with real downside protection while maintaining the targeted 2.5x return.
High Conviction Equity
For a high-conviction investor taking a large £900,000 equity position with a targeted 1.8x return, the primary concern was maintaining sufficient control throughout the development process to ensure timely exit and optimal returns.
Approach
Our Local Partner evaluated contractor risk, sales assumptions, and local market comparables under heavy sensitivity testing to understand worst-case recovery scenarios. With senior debt terms reviewed and step-in rights negotiated, we focused on default provisions that would balance developer autonomy with investor protection. Our team restructured the deal to create an optimal balance between sponsor investment and overall returns, ensuring aligned incentives while maintaining appropriate investor control mechanisms.
%
gain in retention
surge in profits
Results
Clauses were added to force the sale of units within a timeline or transfer site control to the investor. This gave clear levers to enforce timely exit—and the best chance of hitting the IRR. The result was an equity deal restructured to give institutional-grade downside control and exit enforcement while maintaining developer motivation.
A tightly negotiated mezzanine investment with clear protections and upside alignment.
Participation Loan
A professional investor was considering a participation loan on a prime central London residential scheme. The investment needed to deliver strong returns while effectively managing both contractor and sales risks in a competitive market.
Our Approach
The Deallocker Local Partner conducted a full review of the sponsor's financials, track record, and underlying loan structure. After a deep dive into local price-per-square-foot comparables and market liquidity, we identified that the initial return structure was borderline for meeting the investor's targets. Our team meticulously analyzed the development appraisal, security package, and senior debt terms to create a comprehensive risk assessment that informed our negotiation strategy.
%
Coupon per annum
Days to comple
Results
Our Local Partner successfully negotiated a higher coupon, improving the return to 22% (serviced) to meet the investor's hurdle rate. To hedge exit risk, we structured an alternative redemption route if sales were delayed—significantly reducing downside risk without compromising the developer's position. The result was a tightly negotiated mezzanine investment with clear protections and upside alignment.
The Challenge in York
A complex commercial deal in York presented multiple moving parts for an investor exploring a £500,000 equity position with a targeted 2.5x return. The structure needed significant refinement to balance opportunity with appropriate risk management.
Approach
Through our Local Partner, we conducted comprehensive due diligence across the sponsor's financials, senior and mezzanine debt terms, and co-investor arrangements. Calls with CBRE and Allsop confirmed the sales assumptions, but our analysis highlighted concerning vulnerabilities in the contractor setup. We evaluated multiple exit strategies and carefully reviewed the proposed shareholder agreement to identify areas where investor protection could be strengthened without compromising return potential.
%
growth in sales
rise in engagement
Results
Our partner insisted on SPV governance and segregated bank accounts, then negotiated step-in rights in case of contractor failure. The deal was restructured into part equity and part mezzanine, securing a second charge and improving recovery terms. This hands-on advisory process transformed a speculative equity deal into a structured investment with real downside protection while maintaining the targeted 2.5x return.
High Conviction Equity
For a high-conviction investor taking a large £900,000 equity position with a targeted 1.8x return, the primary concern was maintaining sufficient control throughout the development process to ensure timely exit and optimal returns.
Approach
Our Local Partner evaluated contractor risk, sales assumptions, and local market comparables under heavy sensitivity testing to understand worst-case recovery scenarios. With senior debt terms reviewed and step-in rights negotiated, we focused on default provisions that would balance developer autonomy with investor protection. Our team restructured the deal to create an optimal balance between sponsor investment and overall returns, ensuring aligned incentives while maintaining appropriate investor control mechanisms.
%
gain in retention
surge in profits
Results
Clauses were added to force the sale of units within a timeline or transfer site control to the investor. This gave clear levers to enforce timely exit—and the best chance of hitting the IRR. The result was an equity deal restructured to give institutional-grade downside control and exit enforcement while maintaining developer motivation.
A tightly negotiated mezzanine investment with clear protections and upside alignment.
Case Studies
Checkout examples of how weve helped clients
Participation Loan
A professional investor was considering a participation loan on a prime central London residential scheme. The investment needed to deliver strong returns while effectively managing both contractor and sales risks in a competitive market.
Our Approach
The Deallocker Local Partner conducted a full review of the sponsor's financials, track record, and underlying loan structure. After a deep dive into local price-per-square-foot comparables and market liquidity, we identified that the initial return structure was borderline for meeting the investor's targets. Our team meticulously analyzed the development appraisal, security package, and senior debt terms to create a comprehensive risk assessment that informed our negotiation strategy.
%
Coupon per annum
Days to comple
Results
Our Local Partner successfully negotiated a higher coupon, improving the return to 22% (serviced) to meet the investor's hurdle rate. To hedge exit risk, we structured an alternative redemption route if sales were delayed—significantly reducing downside risk without compromising the developer's position. The result was a tightly negotiated mezzanine investment with clear protections and upside alignment.
The Challenge in York
A complex commercial deal in York presented multiple moving parts for an investor exploring a £500,000 equity position with a targeted 2.5x return. The structure needed significant refinement to balance opportunity with appropriate risk management.
Approach
Through our Local Partner, we conducted comprehensive due diligence across the sponsor's financials, senior and mezzanine debt terms, and co-investor arrangements. Calls with CBRE and Allsop confirmed the sales assumptions, but our analysis highlighted concerning vulnerabilities in the contractor setup. We evaluated multiple exit strategies and carefully reviewed the proposed shareholder agreement to identify areas where investor protection could be strengthened without compromising return potential.
%
growth in sales
rise in engagement
Results
Our partner insisted on SPV governance and segregated bank accounts, then negotiated step-in rights in case of contractor failure. The deal was restructured into part equity and part mezzanine, securing a second charge and improving recovery terms. This hands-on advisory process transformed a speculative equity deal into a structured investment with real downside protection while maintaining the targeted 2.5x return.
High Conviction Equity
For a high-conviction investor taking a large £900,000 equity position with a targeted 1.8x return, the primary concern was maintaining sufficient control throughout the development process to ensure timely exit and optimal returns.
Approach
Our Local Partner evaluated contractor risk, sales assumptions, and local market comparables under heavy sensitivity testing to understand worst-case recovery scenarios. With senior debt terms reviewed and step-in rights negotiated, we focused on default provisions that would balance developer autonomy with investor protection. Our team restructured the deal to create an optimal balance between sponsor investment and overall returns, ensuring aligned incentives while maintaining appropriate investor control mechanisms.
%
gain in retention
surge in profits
Results
Clauses were added to force the sale of units within a timeline or transfer site control to the investor. This gave clear levers to enforce timely exit—and the best chance of hitting the IRR. The result was an equity deal restructured to give institutional-grade downside control and exit enforcement while maintaining developer motivation.
A tightly negotiated mezzanine investment with clear protections and upside alignment.
Your Deal, Your Advisor
Your Deal, Your Advisor
Your Local Partner works on your behalf, not the developer’s. They provide:
A clear summary of the opportunity and red flags
A deeper dive into the risks, documents, and structure
Help negotiating terms and downside protections
Monitoring of project progress, budgets, and timelines
Updates during the life of the deal
A real person who knows the local market and has done this before.
Direct Investing vs Fund Investing
Direct Investing vs Fund Investing
Direct Investing vs Fund Investing
Direct investing offers lower costs than an equivelent closed-ended Real Estate fund, which at times are an iceberg of costs below the waterline. What´s more direct deals are typically 1–3 years. Funds often require 5+ year commitment… faster paypack means higher returns. Are you ready to join the new wave of investing?
Direct investing offers lower costs than an equivelent closed-ended Real Estate fund, which at times are an iceberg of costs below the waterline. What´s more direct deals are typically 1–3 years. Funds often require 5+ year commitment… faster paypack means higher returns. Are you ready to join the new wave of investing?
Direct investing offers lower costs than an equivelent closed-ended Real Estate fund, which at times are an iceberg of costs below the waterline. What´s more direct deals are typically 1–3 years. Funds often require 5+ year commitment… faster paypack means higher returns. Are you ready to join the new wave of investing?
Model assumes a typical real estate fund charges: 20% carry on profits above a 5% hurdle, 2% annual fund management fee, 0.25% annual admin fee, 1% each for acquisition and disposal. These fees are representative of institutional funds and deducted before calculating the investor’s net return. Our fee assumes our Local Partner service from underwriting through to completion.
Model assumes a typical real estate fund charges: 20% carry on profits above a 5% hurdle, 2% annual fund management fee, 0.25% annual admin fee, 1% each for acquisition and disposal. These fees are representative of institutional funds and deducted before calculating the investor’s net return. Our fee assumes our Local Partner service from underwriting through to completion.
Model assumes a typical real estate fund charges: 20% carry on profits above a 5% hurdle, 2% annual fund management fee, 0.25% annual admin fee, 1% each for acquisition and disposal. These fees are representative of institutional funds and deducted before calculating the investor’s net return. Our fee assumes our Local Partner service from underwriting through to completion.
Register to join today.
Whether you are starting your investments in real estate, or already up and running, register to access the platform.
One of our team will be in touch.
Register to join us today.
Whether you are starting your investments in real estate, or already up and running, register to access the platform.
One of our team will be in touch.
Register to join us today.
Whether you are starting your investments in real estate, or already up and running, register to access the platform.
One of our team will be in touch.
Register to join us today.
Whether you are starting your investments in real estate, or already up and running, register to access the platform.
One of our team will be in touch.
Copyright © 2025 All Rights Reserved by Deallocker Limited
Deallocker Limited (15631661)
Dealocker is a marketplace platform and Deallocker Limited is software company only. Our product and services are designed to be used by experienced property finance professionals to source and invest in real estate investment opportunities. Deallocker Limited is not an agent, originator, asset manager or advisor. The platform is not an invitation to buy or invest in any of the deals shown. Listings are published by developers and brokers ("deal providers") and we bear no responsibility for the content of the deal listings, nor have we have taken any steps to verify the accuracy of the deal information presented by deal providers. Investors must do their own due diligence and seek professional advice where necessary.
Past performance and forecasts are not reliable indicators of future results and should not be relied on. Forecasts are based on Deallocker's own internal calculations using information provided in the listing and opinions and may change. Investments are illiquid. Once invested, you are committed for the full term. Tax treatment depends on individual circumstances and may change. You are advised to obtain appropriate tax or investment advice where necessary. Deallocker assumes no responsibility or liability for any errors or omissions in the content of this platform. The information contained in this site is provided on an "as is" basis with no guarantees of completeness, accuracy, usefulness or timeliness.
Deallocker is a trading name of Deallocker Limited. Registered in England and Wales with registration number: 15631661 and whose registered office is at 128 City Road, London, United Kingdom, EC1V 2NX. Deallocker Limited is not authorised by the Financial Conduct Authority. Investments are not regulated and you will have no access to the Financial Services Compensation Scheme (FSCS) or the Financial Ombudsman Service (FOS).
Copyright © 2025 All Rights Reserved by Deallocker Limited
Deallocker Limited (15631661)
Dealocker is a marketplace platform and Deallocker Limited is software company only. Our product and services are designed to be used by experienced property finance professionals to source and invest in real estate investment opportunities. Deallocker Limited is not an agent, originator, asset manager or advisor. The platform is not an invitation to buy or invest in any of the deals shown. Listings are published by developers and brokers ("deal providers") and we bear no responsibility for the content of the deal listings, nor have we have taken any steps to verify the accuracy of the deal information presented by deal providers. Investors must do their own due diligence and seek professional advice where necessary.
Past performance and forecasts are not reliable indicators of future results and should not be relied on. Forecasts are based on Deallocker's own internal calculations using information provided in the listing and opinions and may change. Investments are illiquid. Once invested, you are committed for the full term. Tax treatment depends on individual circumstances and may change. You are advised to obtain appropriate tax or investment advice where necessary. Deallocker assumes no responsibility or liability for any errors or omissions in the content of this platform. The information contained in this site is provided on an "as is" basis with no guarantees of completeness, accuracy, usefulness or timeliness.
Deallocker is a trading name of Deallocker Limited. Registered in England and Wales with registration number: 15631661 and whose registered office is at 128 City Road, London, United Kingdom, EC1V 2NX. Deallocker Limited is not authorised by the Financial Conduct Authority. Investments are not regulated and you will have no access to the Financial Services Compensation Scheme (FSCS) or the Financial Ombudsman Service (FOS).
Copyright © 2025 All Rights Reserved by Deallocker Limited
Deallocker Limited (15631661)
Dealocker is a marketplace platform and Deallocker Limited is software company only. Our product and services are designed to be used by experienced property finance professionals to source and invest in real estate investment opportunities. Deallocker Limited is not an agent, originator, asset manager or advisor. The platform is not an invitation to buy or invest in any of the deals shown. Listings are published by developers and brokers ("deal providers") and we bear no responsibility for the content of the deal listings, nor have we have taken any steps to verify the accuracy of the deal information presented by deal providers. Investors must do their own due diligence and seek professional advice where necessary.
Past performance and forecasts are not reliable indicators of future results and should not be relied on. Forecasts are based on Deallocker's own internal calculations using information provided in the listing and opinions and may change. Investments are illiquid. Once invested, you are committed for the full term. Tax treatment depends on individual circumstances and may change. You are advised to obtain appropriate tax or investment advice where necessary. Deallocker assumes no responsibility or liability for any errors or omissions in the content of this platform. The information contained in this site is provided on an "as is" basis with no guarantees of completeness, accuracy, usefulness or timeliness.
Deallocker is a trading name of Deallocker Limited. Registered in England and Wales with registration number: 15631661 and whose registered office is at 128 City Road, London, United Kingdom, EC1V 2NX. Deallocker Limited is not authorised by the Financial Conduct Authority. Investments are not regulated and you will have no access to the Financial Services Compensation Scheme (FSCS) or the Financial Ombudsman Service (FOS).
Copyright © 2025 All Rights Reserved by Deallocker Limited
Deallocker Limited (15631661)
Dealocker is a marketplace platform and Deallocker Limited is software company only. Our product and services are designed to be used by experienced property finance professionals to source and invest in real estate investment opportunities. Deallocker Limited is not an agent, originator, asset manager or advisor. The platform is not an invitation to buy or invest in any of the deals shown. Listings are published by developers and brokers ("deal providers") and we bear no responsibility for the content of the deal listings, nor have we have taken any steps to verify the accuracy of the deal information presented by deal providers. Investors must do their own due diligence and seek professional advice where necessary.
Past performance and forecasts are not reliable indicators of future results and should not be relied on. Forecasts are based on Deallocker's own internal calculations using information provided in the listing and opinions and may change. Investments are illiquid. Once invested, you are committed for the full term. Tax treatment depends on individual circumstances and may change. You are advised to obtain appropriate tax or investment advice where necessary. Deallocker assumes no responsibility or liability for any errors or omissions in the content of this platform. The information contained in this site is provided on an "as is" basis with no guarantees of completeness, accuracy, usefulness or timeliness.
Deallocker is a trading name of Deallocker Limited. Registered in England and Wales with registration number: 15631661 and whose registered office is at 128 City Road, London, United Kingdom, EC1V 2NX. Deallocker Limited is not authorised by the Financial Conduct Authority. Investments are not regulated and you will have no access to the Financial Services Compensation Scheme (FSCS) or the Financial Ombudsman Service (FOS).