Case Study: A Textbook flip with £80k net profit
Client: Own flip project
Location: Ashby de la Zouch, Leicestershire
Property Type: 3 bed semi-detached period property
Purchase Price: £227,500
Sale Price: £435,000
Completed: 2021
Are You Leaving £££ on the Table in Your Flip Projects?
Flipping property is a proven strategy for building wealth, and it’s one we use regularly. With the right approach, you can turn a substantial profit by finding the right property, getting your numbers in order, and executing the renovation to a high standard. But here’s the question: are you maximising your potential profits, or are you leaving money on the table?
For many property investors, flipping “lower-value” properties often means sticking to the basics—installing a new kitchen, updating the bathroom, and giving the place a fresh coat of paint. These projects typically yield £10k-20k in profit, which, while solid, may not be tapping into the full potential of the property. These kinds of projects are usually seen as straightforward and rarely require an architect—at least, that’s the common belief.
Our Own Case Study: The Proof is in the Pudding
Let me share a case study from our portfolio that highlights the transformative impact an architect can have on a flip project. We initially purchased a property with plans for a simple cosmetic update—new paint, a refreshed kitchen, and some minor improvements. However, after evaluating the layout and potential, we used our expertise as architects to completely reimagine the space.
The result? We not only added an open-plan living area and a fourth bedroom but also enlarged and repurposed several rooms, significantly improving both the flow and functionality of the home. These changes increased the square footage and, more importantly, the overall value of the property. The final sale price was nearly double what we originally paid for it—far surpassing the returns that a basic kitchen-and-bathroom update would have achieved.
Had we been outsourcing the architectural work, the fees would have been a small fraction of the additional profit, proving that investing in good design can be a game-changer in property flipping.
The Property - Before
The Story behind this project
As you can see from the photos above, the property was quite dated and in need of a complete renovation. We initially sourced it on Rightmove and acted quickly to secure it when it was re-listed after a previous sale fell through. The process took some time, as the property had been left to four different charities by the previous owner, who had sadly passed away. This meant that all four charities had to agree on the sale price, and since we made a considerably lower offer than the original buyer, there was a lot of negotiation involved before our offer was finally accepted.
The property was a 3-bedroom semi-detached house, rich with period features, well-proportioned rooms, and beautifully high ceilings. It had tremendous potential. However, as shown in the existing floor plans below, the layout was far from ideal. The kitchen was small and separated from the rear ground-floor living spaces by a load-bearing wall. Upstairs, there were two double bedrooms, but the third bedroom was a cramped box room, and the family bathroom was similarly small.
While we briefly considered a simpler renovation—fresh paint, new finishes, a new bathroom suite, and a kitchen upgrade within the existing layout—we quickly realized the property’s true potential. By reconfiguring the space and extending the ground floor, we could transform this house into a spacious, modern family home and significantly boost its market value.
Existing Plans
Proposed Plans
The Proposals
As illustrated in the proposed floorplans above, we undertook a complete reconfiguration of the property’s internal layout and added a 3.5m x 3.5m double-storey rear extension, which required full planning permission. The redesigned layout centers around repositioning the staircase to create a more efficient flow throughout the home. This also allowed us to close up the double-height entrance space, which enabled the addition of a fourth bedroom, office, or nursery at first floor — boosting the property’s ceiling price upon completion.
Key Layout Alterations:
Centralised Staircase: The stairs were relocated to the center of the property, with a separate utility room tucked neatly beneath. This change optimises space and enhances the overall flow of the home.
Entrance Hall Improvements: A new WC was added to the entrance hall, complete with ample space for cloak storage. We also introduced a built-in cupboard at the base of the new staircase for extra storage.
Reimagined Kitchen Layout: The kitchen was relocated and reimagined with a breakfast bar-style peninsula to make the most of the available space. Patio doors were added, providing direct access to a newly laid stone patio, perfect for outdoor dining.
Double-Storey Rear Extension: The 3.5m x 3.5m extension created a spacious L-shaped open-plan kitchen/living area on the ground floor, while upstairs it allowed for a well-sized third bedroom with lovely views over the large rear garden.
Enhanced First Floor: The extension also enabled the redesign of the first floor, where we enlarged the family bathroom and expanded both the second and third bedrooms to create more comfortable, functional spaces.
Master Suite Upgrade: The master bedroom now includes a newly installed ensuite, adding both convenience and value to the property.
The End Result
So, Are Architects an Untapped Resource in Flip Projects?
In our experience working with numerous clients, one surprising trend stands out: architects are often overlooked in property flips, despite the immense value they can bring. Many investors choose to go it alone, viewing architectural services as an unnecessary cost rather than a smart investment. But this mindset could be costing you significant returns. By tapping into an architect’s expertise, you can unlock the full potential of your property and dramatically increase your profit margins.