Case Study 2: THE SPARKLE
Whitby Road Ellesmere Port.
This one’s a perfect example of what I call a sparkle, a baby unicorn. It’s not a massive portfolio-maker on its own, but it’s low-risk, high-yield, and scalable. These kinds of deals are how you build momentum in your portfolio, especially when you’re starting with limited cash.
This little mixed-use property on 8 Whitby Road, Ellesmere Port, sits right across the street from the block I talked about in Case Study 1, Ainsley Court. In fact, I used the equity I pulled out of that first deal to buy this one.
The Deal: A Café Below, a Flat Above
Purchase Price: £50,000 (originally listed at £100,000)
Tenants: Flat upstairs already tenanted; café in good condition
Refurb Cost: £0
Rents: £950/month initially, now £1,150/month
Current Value: £125,000
I’d had my eye on this place for over 18 months. It had been sitting on the market, overpriced and ignored. I knew the area well, I was in and out of the commercial unit opposite every day, because one of the tenants there was my own lettings agency. That’s how I spotted the For Sale sign, and that’s how I knew how long it had been sitting there.
Why No One Else Bought It
It was overpriced, listed at £100,000, which was madness. I’d just bought seven flats and two retail units for £200,000 across the street. So paying half that for one café and a flat wasn’t going to happen.
But I kept it in my deal pipeline and followed up regularly. That’s one of the key techniques I teach in the Property Unicorn Club, most good deals come from patient follow-up, not instant “deals” on Rightmove.
The Hidden Opportunity: Currency Arbitrage
Here’s what most people missed…
The owners were a Polish couple who had opened a Polish café and lived upstairs. When the business didn’t take off, they moved back to Poland and tried to sell the property. For months, no one touched it.
Then the exchange rate shifted suddenly, the pound was worth more against the euro. What that meant was they could sell the property for less in pounds, but still walk away with the same amount of euros they were hoping for. That was my in.
That kind of opportunity is only obvious if you’re already in conversation with the seller or agent. Another reason I preach the importance of building a strong, active pipeline.
The Numbers That Made This a Sparkle
Metric Amount
Purchase Price £50,000
Monthly Rent (Flat) £450 → £550
Monthly Rent (Café) £500 → £600
Total Rent £950 → £1,150
Refurb Cost £0
Revaluation £75,000 (initial)
Current Value £125,000
Cash Pulled Out ~£45,000
The café came fully fitted, even had deep freezers still running with food inside! That tells you how desperate they were to sell. They were paying energy bills and business rates on a shop they weren’t even trading from anymore.
I rented the café out for £500/month (now £600), and the flat was already pulling in £450/month (now £550). So that’s £950 right away, on a £50k purchase price—with no refurb. You don’t need a spreadsheet to see the value there.
Refinance & Momentum
I had bought this deal in cash, using funds pulled out of Ainsley Court. That’s the momentum investing strategy I teach: add value, refinance, pull cash out, and roll it forward.
We refinanced this at £75,000 and got around £45,000 back out, which meant we were nearly back to a full pot again, ready for the next project.
Today, it’s worth about £125,000. Mortgage sits around £450/month, rent is now £1,150/month. So the cashflow’s strong, and I’ve got none of my own money left in the deal.
What About the “High Street Is Dead” Thing?
This is something I hear a lot.
“Rob, aren’t you worried about owning shops in this market? Isn’t retail dead?”
No. Some high streets are dead. Not all.
What I look for are micro-economies, areas where local people still need haircuts, coffee, groceries, and community space. I’m not buying giant empty Debenhams stores. I’m buying functional, small units—things like bakeries, cafés, barbers, takeaways. These businesses thrive where there’s demand and affordable rent.
These are low-risk, high-yield plays when done right. And they often outperform residential in terms of net returns.
What I Want You to Learn from This Deal
Patience pays off. This deal sat in my pipeline for 18 months before the numbers worked.
Buying right is half the battle. No refurb, no drama—just good timing and negotiation.
Recycling capital is how you grow fast. This deal was bought using money pulled from the last one.
Don’t write off commercial units. Especially not small, local-use units in the right area.
Momentum matters. This deal gave me my next deposit back—and we kept moving.
Ready to Find Your First Sparkle?
If you want to learn how to source undervalued properties, build a deal pipeline, and use momentum investing to grow your portfolio faster, come join me in the Property Unicorn Club.
I break down real deals like this one, and walk you through how to find them, fund them, and flip them into serious long-term value.
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