180+
Investors Supported
200+
Projects Delivered
£4m+
Returns Generated
60%
Average GDV Uplift
Initial Strategy Call
We start by understanding your capital, risk appetite and hold period. Planning gain and development are higher-stakes plays - we make sure the strategy fits before going further.
Site Brief & Opportunity Mapping
We define the brief - planning gain (acquire and sell on with consent, no build) or development (build out and exit on completion). Each route has a different capital profile, timeline and risk; we agree which one fits before sourcing begins.
Site Sourcing & Due Diligence
We source sites with planning or development potential - off-market land, undervalued buildings, conversion opportunities, sites with lapsed consents. Due diligence covers planning history, local plan policy, pre-application sentiment, comparables and viability.
Application or Build-Out Phase
For planning gain: we run the planning process via our planning consultants and architect partners. For development: we coordinate the design team, contractor selection and build-stage management. You stay informed at every gate; we manage the relationships.
Exit
Three exit routes are modelled at day one: sell with consent (planning gain), refinance on completion (hold for income), or sell completed units (developer exit). The exit isn't decided at the end - it's built into the deal at the start.
How We Work With Investors
WHY AKOYA
Most investors buy property. Our PG&D clients create it.
Sites Sourced for Planning or Development Potential
The right site doesn't sit on a portal. We source through landowner outreach, agent networks, planning consultant tip-offs and direct approaches to owners of undervalued or under-utilised sites. Every site we bring is filtered against viability and exit before you ever see it.
Architects, Planners & Build Partners
We bring a vetted network - planning consultants, architects, structural engineers, contractors and project managers - sized for the scheme. You're not assembling a team; you're stepping into one already built.
Exit Routes Modelled at Day One
Sell with consent, hold and refinance, sell completed units - every deal is modelled across the realistic exits before acquisition. The decision isn't left to the market at the end; it's built into the underwriting at the start.
Policy-Led, Not Hope-Led
Every scheme is grounded in local planning policy, precedent and council appetite. We’re not guessing outcomes - we’re aligning with what’s already being approved.
I N S I G H T S
A collection of frameworks and notes we use when assessing planning gain and development opportunities. If you'd like to see how this applies to current deals, you can explore them or speak with us directly.
The Viability Model
Our underwriting template stripped back - GDV, build cost, contingency, finance, profit on cost. Three anonymized real schemes plugged in so you can see how the numbers move before you commit capital.
The Planning Risk Register
The 12 questions we ask before offering on any site. Half of them kill most deals. If you can answer all 12 with confidence before completion, the planning risk is as controlled as it can be.
How a Small Development Gets Funded
The capital structures we use on schemes from £500k–£3m - cash + mortgage, bridging + development finance, senior debt + JV equity. When each fits, and what each costs.