From Land to Luxury Homes: How We Source, Plan, and Build Bespoke Developments
Turnkey Contractors is known for delivering high-end residential projects across London, but that’s only part of the story. Alongside my role as director of the contracting arm, I’m also a partner in our development company, where we acquire land, manage planning, and deliver design-led schemes using investor finance.
Over the last few years, I’ve refined a process that takes us from a patch of land to a completed development without cutting corners, rushing numbers, or building generic boxes. We aim to create homes that are as functional as they are beautiful. This is how we do it.
Step 1: Sourcing Off-Market Land
The hardest part of any development is finding the site. Good land deals are few and far between, and if they’ve hit the open market, they’re probably priced with planning in mind. So most of what we do starts with off-market opportunities, typically backland sites, large gardens, or underutilised plots with potential.
One of our most exciting recent projects came from acquiring two back gardens on a steep hill. We worked closely with the homeowners, structured an attractive offer, and negotiated access and rights to develop. That deal became a four-unit scheme of architecturally striking homes, each with over three-metre ceiling heights and stepped into the hillside. A build that turned out to be far more complex than we’d anticipated, but ultimately very rewarding.
Step 2: Structuring the Deal and Running the Numbers
Before we put anything under offer, we assess every angle. What’s the GDV (Gross Development Value)? What will the construction cost be? How complex is the site technically and logistically? And what planning risks are involved?
We run feasibility studies using real construction costs from our contracting business, not generic figures from a spreadsheet. That gives us a clear edge: we know exactly what we’re walking into. If the deal doesn't work on paper, we don’t proceed.
Step 3: Navigating Planning with a Design-Led Approach
Once the land is secured, our focus shifts to planning. My business partner, Michael, runs his own architectural studio (MLA Architecture) which means we can respond creatively to local constraints, whether it’s coming up with inventive solutions to issues we find, tree preservation orders, or the nuances of local and neighbourhood plans.
We’re not interested in squeezing units onto a site, we’d rather reduce density and design something distinctive. Our projects typically feature large windows, generous ceiling heights, and carefully thought-out layouts. We know that better design leads to stronger sales and fewer issues through planning.
Step 4: Pre-Construction and Procurement
After planning is granted, we move into technical design and procurement. This is where our two businesses Turnkey Developments and Turnkey Contractors interface.
The development arm handles everything up to the point of readiness to build. Once that’s complete, we hand over the project to the contracting business, which acts like any other main contractor: tendering packages, managing the build, and delivering to programme and budget.
That separation keeps our focus clear and maintains commercial discipline throughout.
Step 5: Build, Brand and Exit
Our builds are typically ground-up, though we’ve also taken on major refurbishments. The four-house scheme I mentioned earlier was particularly intense. The site was so steep we removed nearly 2,500 tonnes of soil, and at peak had 26 operatives on site -just for four houses. Groundworks alone took three months.
But it’s these kinds of challenges that set our product apart. High ceilings, multi-level living, and proper spatial design all require more from your team. We brand our schemes, secure strong valuations, and sell the units outright, we’re not in the game of being landlords.
Final Thoughts: Advice to Developers
If you're looking to get into development or scale what you're already doing my best advice is this:
Spend more time on the deal. Planning risk and poor feasibility are where most people get stuck.
Build relationships with architects and planners. A good scheme on paper beats a mediocre one with permission.
Know your costs. If you don’t come from a construction background, work with someone who does. It can save you six figures, easily.
We’re not perfect, and every project teaches us something new. But our process works, and if you focus on the fundamentals of land, planning, product - you’ll build something that sells itself.
Project spotlight: Building into the hillside (SIDEBOX)Our current scheme of four stepped houses was carved into a sloping site acquired from two adjoining back gardens. The design allowed for 3.3m ceiling heights, expansive living areas, and striking architecture. Groundworks were a challenge, with nearly 2,500 tonnes of earth removed and over two dozen operatives on site daily. Completion is due in November, with branding and valuations already secured.
Purchase price: £790K
Build costs & all professional fees: £1.4m
GDV: £3.25 – £3.3m
Kristian Brown
MANAGING DIRECTOR | TURNKEY CONTRACTORS
M. +447859 502 479
T. +44208 149 0010
W. turnkeycontractors.co.uk
E. kristian.brown@turnkeycontractors.co.uk
