The Blueprint Podcast

# £715k Equity and £43k Projected Annual Cashflow: Tom Appleton's Deal of the Year

Tom Appleton returns for his third appearance to share the Wakefield HMO project voted "Deal of the Year by his peers on the Property Entrepreneur board in September", his second consecutive win.

After agreeing the purchase in 2023, Tom waited two years for vacant possession before transforming a tired property into 12 spacious, high-spec studio-style HMO rooms. With total project costs of approximately £725,000 and an achieved valuation of £1.44 million, it's a deal that demonstrates the value of persistence, local relationships and a strong team.

Tom explains how he found the opportunity, funded the purchase and refurbishment, and created accommodation attracting professional tenants, including doctors and nurses.

The deal in numbers

- Purchase price: £340,000

- Purchase and associated costs: approximately £30,000

- Refurbishment: £325,000

- Total project costs, including finance approximately £725,000

- Achieved valuation: £1.44 million

- Value created: approximately £715,000

- Gross rental income: £11,040 per month

- Room rents: £895–£995 per month

- Planned refinance: approximately £725,000, intended to recover all invested capital

- Projected cashflow after refinancing: approximately £3,600 per month, or £43,000 a year.

The property remains an HMO, with 12 studio-style rooms and a licence for 15 occupants, rather than 12 separate flats. Facilities include three shared kitchens, a cinema room and a utility room.

Figures are approximate and discussed in the recording. The valuation had been received; refinancing and the resulting cashflow were projected at the time.

What we cover

- Tom's journey from football and coaching in Los Angeles to investing in property in Yorkshire.

- How a mentor inspired his longer-term ambition to build an investment business.

- The role Property Entrepreneur played in his development, network and business partnerships.

- How buying the property next door led to this opportunity.

- Keeping a purchase alive through a two-year wait for vacant possession.

- Documenting the property's existing use and securing a certificate of lawfulness.

- Delivering a substantial refurbishment with a main contractor.

- Using investor funding for the purchase and joint venture capital for the renovation.

- Achieving premium rents through spacious rooms, quality finishes and a strong location.

- Managing the properties in-house through Cali Living.

- Tom's plans for larger residential and commercial investments through Ten Equity.

Tom's three lessons from this deal

1. Be persistent. Good opportunities can take years to come together. Regular communication and a strong relationship with the seller helped keep this purchase on track.

2. Build a strong team. A reliable main contractor freed Tom to focus on finding opportunities, developing the business and building investor relationships.

3. Tell people what you do. Conversations with neighbours and local contacts can lead to valuable relationships—and your next deal.

Advice for investors starting out

- Invest in your education. Learn from other people's experience before making expensive mistakes yourself.

- Build your network. Seek out experienced investors, mentors and people with similar ambitions.

- Play to your strengths. Understand where you add value and bring in people whose skills complement your own.

Listen to Tom's previous appearances

- Episode 188 — December 2023: £100k PA Profit from One Deal.

- Episode 292 — May 2025: Asset Building: Three Deals, £500k+ Equity and £100k+ Annual Cashflow.

Connect with Tom Appleton

Tom welcomes conversations with potential investment partners interested in longer-term property projects, and anyone with opportunities in Leeds, Wakefield or London.

- Instagram: [@tomappleton10](https://www.instagram.com/tomappleton10/)

- Email: [[email protected]](mailto\:[email protected])

Work With Mark Barrett & The HMO Agent

Whether you're a landlord, investor, developer or business owner with capital to invest, Mark would love to hear from you.

Get in touch if you're looking to:

- Sell an HMO, block of flats or property portfolio and discuss your options for an exit.

- Explore long-term leases or supported living partnerships to improve cashflow and reduce day-to-day management.

- Buy investment property, including off-market HMO and portfolio opportunities.

- Explore capital partnerships or joint ventures, bringing together investment capital and property experience.

- Get support with an HMO or block, including consultancy, deal structuring and identifying your next steps.

Whether you want to sell, invest, lease a property or partner on a project, contact Mark for a confidential conversation.

- Personal website and capital partnerships: [marksbarrett.uk](https://marksbarrett.uk)

- HMO, block and portfolio sales and long-term leases: [thehmoagent.com](https://thehmoagent.com)

- Email: [[email protected]](mailto\:[email protected])

Enjoyed this episode?

Subscribe to Deals, Deals, Deals, leave a review and share this episode with someone who would benefit from hearing the numbers and lessons behind a real property deal.

Follow Deals, Deals, Deals for more real property deals, the numbers behind them and the people making them happen.

Want to learn more?

👥 Join 13K.8+ property entrepreneurs and business owners in our free Property Entrepreneur Facebook Group - a community built on shared knowledge, proven strategies, and support from those on the same journey.. 👉 The Property Entrepreneurs Community

📺 Want to see my proven Blueprints in action? Subscribe to The Blueprint YouTube Channel for powerful, practical content on how to start, scale, or sell a business in property — straight from the source. 👉 Watch & Subscribe Now

Follow me on Social:

Instagram: @danielhill_official

Facebook: @danielhill.propertyentrepreneur

LinkedIn: @danielhillptg

Check out our new Instagram: @propertyentrepreneur_uk

The UK student property market is under serious pressure. Falling demand, oversupply, rising costs and struggling landlords have left investors questioning its future.

So why are we doubling down?

In this episode, I explain why we're developing a dedicated student property investment division within Hill Family Office, targeting 150–200 units and £400–£500k annual net profit over the next 12–24 months.

I revisit our challenges over the last two years, including The Junction in Nottingham, where our original strategy failed, but reverting to student accommodation delivered 100% occupancy.

With 152 units in our acquisition pipeline, we're now targeting prime, boutique student properties while other investors are running for the hills.

In this episode, I cover:

• Why the student market is struggling and where opportunities lie.

• Why we're doubling down while others are selling.

• Our strategy to acquire 150–200 prime student units.

• Why location, quality and alternative demand are essential.

• Our target of £225 net profit per unit per month.

• Creating wealth through refurbishment, asset management and refinancing.

• Five key lessons for investing in challenging markets.

The big takeaway?

The student market isn't dead. But the days of buying any student property, anywhere, at any price and expecting success are over.

We're not investing because we expect the market to recover. We're buying properties that don't need it to.

In property investment, success and failure are both remarkably predictable.

I hope you enjoy!

Want to learn more?

👥 Join 13K.9+ property entrepreneurs and business owners in our free Property Entrepreneur Facebook Group - a community built on shared knowledge, proven strategies, and support from those on the same journey.. 👉 The Property Entrepreneurs Community

📺 Want to see my proven Blueprints in action? Subscribe to The Blueprint YouTube Channel for powerful, practical content on how to start, scale, or sell a business in property — straight from the source. 👉 Watch & Subscribe Now

Follow me on Social:

Instagram: @danielhill_official

Facebook: @danielhill.propertyentrepreneur

LinkedIn: @danielhillptg

Check out our new Instagram: @propertyentrepreneur_uk

Now THIS is going to be a podcast you DO NOT want to miss!

It's time for another episode of our HUGELY popular SIX ROUNDS VIP Guest podcast!

In this episode Scott Williams from Property Developer Show and Daniel Hill go behind the scenes with six surprise topics which neither have any idea of!

In this Six Rounds, at 10 minutes a piece, Dan and Scott covered the below HIGHLY PERSONAL questions and in many cases VERY PRIVATE topics which are now yours to enjoy!

Round One: Hustle culture

Round Two: What are the worst and best deals that you have personally done and what are the worst and best strategies?

Round Three: Never feeling like you're doing enough

Round Four: How many really wealthy people do you know and what do you think the secret of their success is?

Round Five: Being content

Round Six: Quick fire round

Depending how well you know Dan or Scott, these may or may not seem like the six round topics you would expect to see from two high performing entrepreneurs at the top of their game but that is the beauty of dropping the ego, opening up and going six rounds on The Blueprint Podcast.

Success and Failure are both very predictable.

LET THE GAMES BEGIN!!!!!

We hope you enjoy....!

In this Hall of Fame episode of The Blueprint Podcast, we showcase the award-winning journeys of Ronnie Bhathal, Property Entrepreneur of the Year 2026, and Umesh Kalra, Property Entrepreneur Advanced winner 2026.

Despite supporting his mother through a late-stage cancer diagnosis, Umesh continued to grow his business by relying on clear goals, strong habits, an effective team and robust systems. He added 74 units to his portfolio, creating an estimated £1.4 million in equity and between £165,000 and £200,000 in annual cash flow.

Having survived stage-four cancer, Ronnie focused on improving his health, being present with his wife Emma and their six children, and strengthening his family's financial future. He lost 15.3 kilograms, increased the portfolio's monthly cash flow by more than £6,300 and added approximately £870,000 in net equity.

Their stories demonstrate that true success is not measured by business growth alone. It is also about health, family, freedom and creating a Life By Design™.

Success and Failure are both very predictable.

We hope you enjoy.

Could I make £1 million in 90 days?

In this episode, I reveal the outcome of the challenge I set myself and take you behind the scenes of the property deal at the centre of it.

This was the first deal in six years where we faced challenges on this scale, and a powerful example of why managing risk is just as important as finding opportunity.

In this episode:

• The outcome of the £1 million in 90 days challenge
• Five major challenges that put the deal to the test
• How we worked through them and what you can learn
• Why risk management and strategy are paramount
• How the decisions you make can make success and failure more predictable

With property, you can make more than you've ever made, but you can also lose everything you've ever had.

Success and failure are both very predictable.

How much income do you actually need to live off your assets?

Once you have that income, how do you actually protect it?

In this episode, I start with the number behind financial independence: your survival, comfort and dream lifestyles, and the equity it could take to fund each one.

Then we move from personal finance to building a bulletproof business.

I share the rules I use for cash reserves, deals, investor capital and gearing and why a profitable deal can still leave you exposed if your money is tied up or too much depends on one lender or operator.

If you want to build serious wealth and sleep well at night, this is the blueprint for you!

Success and failure are both very predictable

I hope you enjoy!

Want to learn more?

👥 Join 13K.9+ property entrepreneurs and business owners in our free Property Entrepreneur Facebook Group - a community built on shared knowledge, proven strategies, and support from those on the same journey.. 👉 The Property Entrepreneurs Community

📺 Want to see my proven Blueprints in action? Subscribe to The Blueprint YouTube Channel for powerful, practical content on how to start, scale, or sell a business in property — straight from the source. 👉 Watch & Subscribe Now

Follow me on Social:

Instagram: @danielhill_official

Facebook: @danielhill.propertyentrepreneur

LinkedIn: @danielhillptg

Check out our new Instagram: @propertyentrepreneur_uk

Just £14,000 left invested after refinancing, with an eight-month payback from rental cash flow.

In this episode of Property Entrepreneur's Deals, Deals, Deals, Mark Barrett welcomes Jules Copsey, someone he has known for 10 years, to share her journey into property and the numbers behind her semi-commercial deal in Chorlton.

Based in South Manchester and a mother of two sons, Jules previously worked in fashion and sportswear, both for multinational businesses and through her own brands. She began her property journey in 2017, invested in her education and went on to help others build their portfolios through design-led projects focused on strong cash flow. She started building her own portfolio in her 50s.

Jules bought the property off-market on Barlow Moor Road, Chorlton, Manchester for £270,000. She refurbished the ground-floor shop and secured a commercial lease for six years and 11 months, with a three-year break clause, to a Pilates studio. Upstairs, she let the three-bedroom accommodation to three friends on one joint tenancy.

Purchase, purchase costs and refurbishment came to around £385,000. With a further £50,000 in finance interest and fees, the total cost was around £435,000 against a valuation of £580,000, which is approximately £145,000 of added value above the total spend.

After refinancing and paying all finance costs, Jules had just £14,000 left invested. At the reported net cash flow of £1,800 a month, that remaining investment could be recovered in approximately eight months.

• Purchase price: £270,000

• Purchase, purchase costs and refurbishment: around £385,000

• Finance interest and fees: £50,000

• Total project cost including finance: around £435,000

• Valuation: £580,000

• Added value above total project cost: approximately £145,000

• Total project cost as a proportion of valuation: 75%

• Stamp duty paid: £3,000

• Gross rent: £49,560 a year / £4,130 a month

• Reported net cash flow: £21,600 a year / £1,800 a month

• Money left invested after refinancing and paying finance costs: £14,000

• Payback on the remaining investment: approximately eight months

• Jules's move from fashion and sportswear into property.

• Investing in education and helping others build their portfolios.

• Her approach to design-led projects with strong cash flow.

• Finding an off-market semi-commercial opportunity.

• Combining a leased shop with residential accommodation upstairs.

• The purchase, refurbishment, finance and refinance figures.

• The stamp duty advantage of a semi-commercial purchase.

• Jules's top three tips and advice for anyone starting out.

Jules paid £3,000 in stamp duty. Using current rates, a £270,000 additional residential property would attract £17,000 in SDLT, a £14,000 difference. The comparison at the time of purchase depends on the rates and circumstances then.

Total project costs of approximately £435,000 include £50,000 in finance interest and fees confirmed by Jules after recording. The £14,000 remaining investment is after those finance costs were paid.

Figures are rounded. Added value means valuation less total project cost, not realised profit. The approximate eight-month payback assumes net cash flow continues at £1,800 a month.

• Email: [email protected]

• Instagram: jules_copsey

• Phone: 07757 049692

Jules would like to hear from investors with projects in the region of £150,000–£200,000 or more who want a design-led scheme, and from anyone with mixed-use deals or tired blocks of flats in and around Manchester.

Listen to hear how Jules brought the deal together and the lessons she shares for others building their property portfolios.

Follow Deals, Deals, Deals for more real property deals, the numbers behind them and the people making them happen.

Want to learn more?

👥 Join 13K.8+ property entrepreneurs and business owners in our free Property Entrepreneur Facebook Group - a community built on shared knowledge, proven strategies, and support from those on the same journey.. 👉 The Property Entrepreneurs Community

📺 Want to see my proven Blueprints in action? Subscribe to The Blueprint YouTube Channel for powerful, practical content on how to start, scale, or sell a business in property — straight from the source. 👉 Watch & Subscribe Now

Follow me on Social:

Instagram: @danielhill_official

Facebook: @danielhill.propertyentrepreneur

LinkedIn: @danielhillptg

Check out our new Instagram: @propertyentrepreneur_uk

Four decades. Forty lessons. No filters.

In this special episode, I'm sharing 40 things I've learned by 40 from business, money and building wealth to relationships, health, happiness and the realities of success.

We're talking about big wins, painful mistakes, brutal challenges, defining moments and the lessons that cost me the most but ultimately shaped the person, entrepreneur, father and leader I am today.

Some lessons came from getting it right. Most came from getting it spectacularly wrong.

This is honest, personal and completely unfiltered. Forty years of life condensed into one powerful episode.

Success and failure are both very predictable.

Hope you enjoy.

The property market is creating some of the best opportunities we've seen in years, but you need to be ready to capitalise on them.

Applications are now open for the next Property Entrepreneur Programme, starting 14 October 2026.

Whether you want to secure your first deal, systemise, scale, or build a business that runs without you day to day, book a discovery call at theprogramme.co.uk .

Book your FREE Discovery Call today.

Want to learn more?

👥 Join 13K.9+ property entrepreneurs and business owners in our free Property Entrepreneur Facebook Group - a community built on shared knowledge, proven strategies, and support from those on the same journey.. 👉 The Property Entrepreneurs Community

📺 Want to see my proven Blueprints in action? Subscribe to The Blueprint YouTube Channel for powerful, practical content on how to start, scale, or sell a business in property — straight from the source. 👉 Watch & Subscribe Now

Follow me on Social:

Instagram: @danielhill_official

Facebook: @danielhill.propertyentrepreneur

LinkedIn: @danielhillptg

Check out our new Instagram: @propertyentrepreneur_uk

Now THIS is going to be a podcast you DO NOT want to miss!

It's time for another episode of our HUGELY popular SIX ROUNDS VIP Guest podcast!

In this episode Rory O'Mara from Closed Bridging Finance and Daniel Hill go behind the scenes with six surprise topics which neither have any idea of!

In this Six Rounds, at 10 minutes a piece, Dan and Rory covered the below HIGHLY PERSONAL questions and in many cases VERY PRIVATE topics which are now yours to enjoy!

Round One: You lose your entire business portfolio, what happens in the next 90 days?

Round Two: Where is the property market, what is happening and where is it going?

Round Three: What was your first job?

Round Four: When you think about age and life, what is your thought process?

Round Five: What's your view on Blockchain, Tockenisation and Bitcoin as a way forward in property and business?

Round Six: Property Quickfire (HMOs or serviced accommodation, single let houses or apartments…)

Depending how well you know Dan or Rory, these may or may not seem like the six round topics you would expect to see from two high performing entrepreneurs at the top of their game but that is the beauty of dropping the ego, opening up and going six rounds on The Blueprint Podcast.

Success and Failure are both very predictable.

LET THE GAMES BEGIN!!!!!

We hope you enjoy....!

The property market is creating some of the best opportunities we've seen in years, but you need to be ready to capitalise on them.

Applications are now open for the next Property Entrepreneur Programme, starting 14 October 2026.

Whether you want to secure your first deal, systemise, scale, or build a business that runs without you day to day, book a discovery call at theprogramme.co.uk .

Book your FREE Discovery Call today.

Want to learn more?

👥 Join 13K.9+ property entrepreneurs and business owners in our free Property Entrepreneur Facebook Group - a community built on shared knowledge, proven strategies, and support from those on the same journey.. 👉 The Property Entrepreneurs Community

📺 Want to see my proven Blueprints in action? Subscribe to The Blueprint YouTube Channel for powerful, practical content on how to start, scale, or sell a business in property — straight from the source. 👉 Watch & Subscribe Now

Follow me on Social:

Instagram: @danielhill_official

Facebook: @danielhill.propertyentrepreneur

LinkedIn: @danielhillptg

Check out our new Instagram: @propertyentrepreneur_uk

Welcome to this special 40th birthday podcast.

My brief story as a song writer starts as a DJ aged 15. At university I made songs and remixes and as an adult I have always written poems and lyrics.

During lockdown I built a little studio, wrote some songs and never got anywhere with them (one of them is on this album - Stones in my pocket - well burnt out!!).

This year Olly sent me an Ai App and we started making songs together.

It has been a slog but we managed to get first 6 finished for the album.

This is my 40th Bday Gift to you!!!!

6 Songs

Start with start up

Then making it and burnout

Finish light hearted

My favourite is number 4, Meet my Addiction - Many of you will be able to relate

Let me know what you think by leaving this episode a review or send me a message on social, I would genuinely love to know what you think.

I hope you enjoy!

Want to learn more?

👥 Join 13K.9+ property entrepreneurs and business owners in our free Property Entrepreneur Facebook Group - a community built on shared knowledge, proven strategies, and support from those on the same journey.. 👉 The Property Entrepreneurs Community

📺 Want to see my proven Blueprints in action? Subscribe to The Blueprint YouTube Channel for powerful, practical content on how to start, scale, or sell a business in property — straight from the source. 👉 Watch & Subscribe Now

Follow me on Social:

Instagram: @danielhill_official

Facebook: @danielhill.propertyentrepreneur

LinkedIn: @danielhillptg

Check out our new Instagram: @propertyentrepreneur_uk