Regulated Business


St. Leonards-on-sea, East Sussex, TN38
10 Units | Sell For Profit Strategy


Targeted ROI


of £3,281,691

Investment Term

18 months



Investment Opportunity

JaeVee has agreed to joint venture with Syncardia Homes in offering equity investors the opportunity to invest in the development of a residential scheme based in St Leonards on Sea close to Hastings, East Sussex.

The development comprises the erection of 10 residential dwellings, construction of vehicular access, with associated car parking and landscaping.

The residential units are all 4 bedroom semi detached houses and all up to national space standards.

The GDV, which is the collective value that all 10 properties could be sold for, works out to a conservative forecast of £4,000,000. When determining a GDV, one uses sold comparables for similar properties in and around the local area typically within 5 - 10 mile radius for new build housing schemes. Details of the sold comparables we have used to determine the GDV can be analysed when downloading the Investment Memorandum from the Documents section above.

The construction costs have been priced at £1,086.97 per sq-m. A further 7.5% contingency for construction costs and 10% for professional fees has been added, which makes the costs above BCIS Online for the local area. These numbers are detailed within the Financials section below.

The proposed investment turnaround time is 18 months which is based on 12 months to build and 6 months to sell.

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Property Summary

Fern Road is located in St Leonards on Sea which is approximately one mile from the town centre of Hastings in East Sussex. St Leonards-on-Sea (commonly known as St Leonards) is a town in the Borough of Hastings in East Sussex, England. It has been part of the borough since the late 19th century and lies to the west of central Hastings.

The town centre of Hastings hosts a variety of boutique shops, independent cafes and supermarkets such as Asda and Sainsbury’s also nearby. Hastings town centre is also home to number of leisure options for everyone including theatre, cinema, bowling alley, a number of wine bars, restaurants and is also home to The Source skate park, which is claimed to be the world's largest underground skate park and attracts from all over the country.

The site is situated approximately two miles away from St Leonards Warrior Square railway station which offers regular services into London taking approximately 1 hour and a half. Nearby Tunbridge Wells can also be reached within 35 minutes and Brighton in around an hour.

St Leonards on Sea is located close to number of A roads that lead to other towns and cities including Brighton, Eastbourne and Royal Tunbridge Wells, all can be reached within an hour or less.

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Exit Strategy

The proposed exit strategy is to sell the units on the open market, with sales expected to begin 6 months before the completion of the construction works. As it's a 12 month construction programme, the marketing on the new houses will begin in month 7. This approach should ideally see some reservations of units secured before construction has been completed. This strategy will help to repay the senior debt facility without going too much into the 6 month sales period allocation, therefore meaning any interest savings will create further profit for the SPV.

The houses will be marketed and sold via local estate agents, with the target market being a mixture of owner occupiers, first time buyers and single let landlords.

Based on sold comparables we expect to be able to sell the properties in this development for around £400,000 each.

These sale estimates have been supported by a development sales appraisal report from PCM Estates, which is an estate agent based in the local area. The appraisal can be downloaded from the Documents section above.

Senior and mezzanine debt will be repaid first together with the post sales costs and corporation tax set out in the financials section below. Investors will then be repaid their 40% share of the net profit pro rata to their shareholding.

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Operational Delivery

With all JaeVee development projects, the SPV (in its role as the client) enters into a JCT 2016 design & build construction contract whereby the responsibility in delivering the project rests with the Principal Contractor.

The Principal Contractor has agreed to a fixed total contract sum of £1,865,726 (with an additional 7.5% contingency fund and 10% professional fees fund) in delivering the project within the set time frame of 12 months.

As the Principal Contractor is holding the design and build contract, it will procure the sub-contractors to assist in delivering the project. The SPV has the right to request copies of the JCT subcontractor contracts which will be taken care of by JaeVee's inhouse project management team. This forms part of JaeVee's role as Employers Agent, overseeing the project from inception through to completion (the pre, during and post construction phases) assisting the property developer throughout.

As per UK Finance regulations, a structural warranty will be issued after the building regulations completion certificate of work. This will provide a 10 year structural warranty which is a mandatory UK Finance requirement for mortgage lenders to be able to lend on each dwelling. The cost of this is covered via the allocated professional fee fund.

The Property Developer will also be uploading monthly construction updates to the JaeVee system throughout the duration of the project thus allowing investors to see the progress in real time.

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Development Team

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The following financials are calculated against our Sell For Profit model.
Gross Development Value £4,000,000.00
Total Cost £3,254,268.35
Purchase Price £725,774.00
Stamp Duty £3,628.87
CIL £0.00
Construction Cost £1,865,726.00
Furnishing Cost £0.00
Professional Fees £271,073.00
Contingencies £139,929.00
Legals £5,800.00
Surveys & Searches £1,000.00
Building Regs £0.00
Insurance £5,000.00
Council Tax £0.00
Business Rates £0.00
Utilities £0.00
Senior Debt Interest £142,022.00
Mezzanine Interest £79,800.00
Sourcing Fee (1.0%) £7,257.74
Equity Raise Fee (5%) -
Boost Fund (1.00%) £7,257.74
S106 £20,000.00
Gross Profit £745,731.65
Selling Fees -£60,000.00
Exit Fee -£52,000.00
Corporation Tax (19%) -£116,609.01
Net Profit £497,122.64
Net Profit Margin 15.28%
Targeted ROI (40% of Margin) -

What happens next after investing?

  1. Your funds will be held in trust by MangoPay until the total raise is achieved
  2. Once the total raise is achieved, the funds will be automatically transferred to the SPV bank account
  3. The shareholders agreement is issued for signature (electronically)
  4. Once signed by all parties, the development agreement is issued for signature by the developer (electronically)
  5. Once the development agreement is signed, shares are issued in the SPV
  6. Project commences
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Targeted ROI

Share Price (1%)


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All the above figures are targeted and subject to taxation based on personal circumstances. Corporation tax has been taken into account, based on a rate of 19%. Capital at risk: before investing please read the risk warning.

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Proposed Plans

Proposed Second Floor Plan.jpg Proposed First Floor Plan.jpg Proposed Lower Ground Floor.jpg SITE+LAYOUT+PLAN+FERN+ROAD+WEST+DEVELOPMENT.pdf.jpg Fern+Rd+West+Street+Views.jpg Editable.jpg

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Investing in JaeVee involves risk, including loss of capital and illiquidity and it should be done only as part of a diversified portfolio. Investments made through JaeVee are not covered by the Financial Services Compensation Scheme (FSCS). Please read our full risk warning before deciding to invest.

Capital at risk. Read more.