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Your Returns

What You Receive

Transparent, performance-aligned returns with zero management fees.

0

Preferred Return

Paid quarterly. Your income starts from the first distribution date. Preferred return means you get paid before we do.

0

Equity Participation

In appreciation from day one. You share in the upside as property values grow through development and market appreciation.

3-5yr

Capital Return

Principal returned via refinancing at the end of your chosen term. The asset keeps generating income after your exit.

FCA Notice: The 15% preferred return, 10% equity participation, and 3-5 year capital return are target projections only and are not guaranteed. Returns depend on project performance, property valuations, and refinancing conditions. Past performance is not indicative of future results. Capital is at risk and may not be returned in full. This investment is suitable only for sophisticated investors, high net worth individuals, or certified sophisticated investors as defined by the FCA.

Fee Structure

Zero Management Fees.

Most funds extract 2-2.5% annually regardless of performance. We charge zero. Our compensation comes exclusively from the 10% equity upside. we only profit when you profit first.

This alignment of interests means we're incentivised to maximise property value, not collect fees. When your investment grows, we share in the success. When it doesn't, we earn nothing.

2.5%

Typical Fund
Management Fees

0%

Octavian
Management Fees

On a £500K investment over 5 years, typical fund fees cost £62,500. With Octavian, you keep every penny.

FCA Notice: The 0% management fee structure applies to the investment period only. Octavian's compensation is derived from a 10% equity participation in appreciation above the 15% preferred return threshold; this is not guaranteed. The £62,500 fee saving illustration is for indicative purposes only based on a £500K investment over 5 years at 2.5% per annum. Actual figures will vary.

Portfolio Diversification

Your Capital at Work

Capital pools across 4-8 active projects at various development stages. Every pound collateralised by physical property.

Income Producing

Stabilised Assets

~30% allocation, generating immediate cash flow from government tenants.

Under Development

Active Developments

~40% allocation, building equity through in-house construction.

Newly Acquired

New Opportunities

~30% allocation, capturing value from acquisition and planning.

See a Specific Project Example.

Book a 30-minute discovery call. We'll walk you through the numbers on a live project.

Book Your Discovery Call How It Works

No commitment. No pressure. Just the facts.

Andrew Lindsey

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Octavian Property Group

Common Questions

Frequently Asked Questions

Return Structure
What does 15% preferred return mean?
The 15% preferred return means investors receive a 15% annual return on their invested capital, paid quarterly (approximately 3.75% per quarter). "Preferred" means investors are paid before Octavian receives any compensation. Your returns take priority. This is a target projection and is not guaranteed.
How is the 15% return calculated?
The 15% is calculated annually on your original invested capital. For example, on a £100,000 investment, the target quarterly distribution would be approximately £3,750 (15% ÷ 4 quarters). Returns are funded by rental income from government-backed FRI leases on completed properties.
What does "preferred return" mean in practice?
"Preferred" is a legal term meaning you get paid first. Before Octavian earns any equity participation or profit, your 15% preferred return must be satisfied. If the project underperforms, whatever income is generated goes to investors before Octavian receives anything. This structure ensures our interests are aligned; we only succeed when you succeed first.
Is the 15% return guaranteed?
No. The 15% is a target projection, not a guarantee. Returns depend on project performance, rental income, property valuations, and market conditions. However, the combination of government-backed FRI leases, in-house construction margins, and conservative underwriting is designed to support this target. Past performance is not indicative of future results.
What is the total return over a 5-year term?
Over a 5-year term, target returns include: 75% cumulative preferred return (15% × 5 years) paid quarterly, plus 10% of any property appreciation (equity participation), plus full return of your original principal via refinancing. The exact total depends on property performance and market conditions.

Equity Participation
What is the 10% equity participation?
In addition to the 15% preferred return, investors receive 10% of any property appreciation from day one of investment. This captures upside from both development-created equity (the margin between build cost and market value) and market-driven property price increases over your investment term.
How is property appreciation calculated?
Property appreciation is measured as the difference between the total development cost (acquisition + construction + all costs) and the independently valued market price at the time of refinancing or sale. An independent RICS-qualified valuer assesses the property to ensure the valuation is objective and accurate.
When is the equity participation paid?
The 10% equity participation is paid at the end of your investment term when the property is refinanced or sold. Unlike the quarterly preferred return, this is a one-time payment that captures the total appreciation over your investment period.
What happens if property values decline?
If the property value at refinancing is equal to or less than the total development cost, there is no appreciation to share and no equity participation payment is made. However, your 15% preferred return is funded by rental income (not property appreciation), so quarterly distributions are not directly affected by property value fluctuations.
What equity upside can investors typically expect?
Through our in-house construction model, we typically create £300K-500K in instant equity on a £2M project by eliminating the 15-25% developer markup. Additional appreciation comes from market growth over your 3-5 year term. Exact figures vary by project, and past performance is not indicative of future results.

Capital & Liquidity
How and when is my principal returned?
Your principal is returned at the end of your chosen term (3 or 5 years) through refinancing. The completed, income-producing property, with its government-backed FRI lease, serves as collateral for a commercial mortgage. The refinance proceeds are used to return your original invested capital in full.
What is the refinancing process?
Once a property is completed, tenanted, and producing stable rental income, it qualifies for commercial refinancing. A lender provides a mortgage based on the property's income and value, and those funds are used to return investor capital. The property continues generating rental income to service the mortgage while Octavian retains ownership.
What if the refinance is delayed?
If refinancing conditions are unfavourable at the end of your term, Octavian may extend the investment period until conditions improve. During any extension, your 15% preferred return continues to accrue and be paid from ongoing rental income. We underwrite conservatively to minimise this risk, but market conditions can affect timing.
Can I withdraw my investment before the term ends?
This is an illiquid investment and early withdrawal is not standard. Your capital is locked for your chosen term (3 or 5 years). In exceptional circumstances, Octavian may facilitate a transfer to another eligible investor, but this cannot be guaranteed. You should only invest capital you can commit for the full term.
What is the difference between the 3-year and 5-year terms?
Both terms offer the same 15% annual preferred return and 10% equity participation. The 5-year term provides a longer income stream and greater potential for property appreciation, while the 3-year term returns your capital sooner. Choose based on your liquidity needs and investment horizon. Both terms are subject to refinancing timelines.

Fees, Costs & Tax
How can Octavian charge zero management fees?
Unlike traditional funds that charge 2-2.5% annually regardless of performance, Octavian earns nothing during the investment period. Our compensation comes exclusively from the 10% equity participation in appreciation. This is possible because we create value through in-house construction rather than extracting it through fees. We only profit when you profit first.
Are there any hidden costs or charges?
There are no management fees, no administration fees, no performance fees on the preferred return, and no entry or exit charges during the standard investment term. The only cost to investors is that Octavian receives 10% of property appreciation (equity participation), and only when there is genuine appreciation above the preferred return threshold.
How does the fee structure compare to typical property funds?
Typical UK property funds charge 2-2.5% annual management fees plus 20% performance fees above a hurdle rate. On a £500,000 investment over 5 years, typical fund fees would cost approximately £62,500 in management fees alone. With Octavian, that £62,500 stays in your pocket. Our only compensation is the 10% equity participation in appreciation.
What are the tax implications of investing with Octavian?
Returns from property investments may be subject to income tax (on quarterly distributions) and capital gains tax (on equity participation). Tax treatment depends on your individual circumstances and how you hold the investment (personal, company, or pension). We strongly recommend consulting a qualified tax advisor before investing. Tax rules can change.
Can I invest through an ISA, SIPP, or SSAS?
Investments through SIPPs (Self-Invested Personal Pensions) and SSAS (Small Self-Administered Schemes) may be possible, subject to the scheme rules and trustee approval. ISA eligibility depends on the specific investment structure. We recommend discussing pension-based investment with your pension administrator and financial advisor to confirm eligibility and tax benefits.

Risk & Performance
What are the main risks of investing with Octavian?
Key risks include: construction delays or cost overruns, interest rate changes affecting refinancing terms, property market fluctuations, changes in government housing policy, and tenant-related risks. This is an illiquid investment and your capital is at risk. You may not get back the full amount invested. It is suitable only for sophisticated investors who understand and accept these risks.
What is the worst-case scenario?
Our target is always a government-backed FRI lease, and that's what we deliver on every project. But even in a worst-case scenario where a government tenant isn't secured, every property we develop is located in a high-demand rental area where demand far outstrips supply. The property would rent privately at competitive market rates, still generating income backed by a physical asset in a location where people need homes. Your capital is never tied to a speculative build in a low-demand area.
How does Octavian mitigate investment risk?
Risk mitigation includes: in-house construction (control over timelines and costs), fixed-price contracts (protection against overruns), securing FRI lease commitments before construction (eliminates tenant risk), conservative underwriting (built-in contingency), diversification across 4-8 projects, and government-backed tenants with statutory housing obligations. No construction begins without a tenant commitment.
What is Octavian's track record?
The Octavian founders have deployed and exited over £400M in capital across their careers (Andrew: £300M+ across PwC, Guardian Capital, and private equity; Matthew: £100M+ in NHS and local authority projects). Octavian itself has delivered £5M since 2024. Andrew brings 15 years of private equity and real estate experience with £1B+ in advisory deal experience. Matthew brings 25 years of construction and development experience with the NHS, local authorities, and school boards.
How do Octavian's investments perform during economic downturns?
Social housing is countercyclical: demand increases during recessions as more people require government housing support. During the 2008 financial crisis, social housing maintained 98% occupancy rates while commercial property values fell 40%+. Government-backed FRI leases provide stable income regardless of economic conditions, and the Housing Act 1996 creates statutory demand.
What collateral backs my investment?
Your investment is collateralised by physical property, real bricks-and-mortar assets that you can visit. Each project is secured by the underlying land and buildings, government-backed FRI leases providing contracted income, and the development equity created through in-house construction. Capital is diversified across 4-8 active projects to reduce concentration risk.