Illustrative presentation only. This image does not show a specific property or a guaranteed investment opportunity.
Realty Packaging will hold an online Investor Showcase on Monday 28 September 2026.
The presentation is intended for serious investors reviewing UK commercial property and for professional networks, expat groups and international investors considering a strategic entry into the UK market.
The session will take place online through Zoom.
- Date: Monday 28 September 2026
- Time: 4:00 pm GMT, which is 5:00 pm UK local time
- Registration: Email support@realtypackaging.co.uk
This Monday session forms part of Realty Packaging’s recurring presentation series, which is normally held every two weeks on Sundays. Investors should register by email to receive the relevant joining information.
What the showcase will cover
The Investor Showcase will provide a structured discussion of commercial mixed-use property, with a focus on shop-and-upper buildings.
These assets may combine a commercial unit at ground-floor level with residential or other accommodation above. The investment case can depend on several factors, including the lease structure, tenant covenant, building condition, planning position, operational performance and the location.
The presentation will explain how these factors are reviewed before an opportunity is considered for further discussion.
The session will not present any specific property as available, guaranteed or recommended. It is intended to explain the screening process and the questions that investors should ask before progressing with any potential acquisition.
Why investors consider shop-and-upper property
Mixed-use assets can provide exposure to more than one use within a single building. The commercial unit may produce rental income, while the upper parts may offer residential, office or conversion potential, depending on the property and the relevant permissions.
For serious investors, this structure may support several portfolio objectives:
- Diversifying income across commercial and residential uses
- Reviewing assets in established and regional locations
- Assessing potential for refurbishment or conversion
- Considering lease improvement or tenant management strategies
- Comparing income yield with longer-term development potential
- Building a portfolio around defined investment criteria
These factors do not remove risk. Commercial property can be affected by tenant failure, vacancy, lease terms, maintenance costs, interest rates, planning restrictions, market liquidity and changes in regulation.
The presentation will therefore focus on assessment rather than prediction. Returns are not guaranteed, and capital is at risk.
Illustrative visual only. This is not a specific property, listing or guaranteed opportunity.
The Four Pillars used by Realty Packaging
Realty Packaging screens potential opportunities through four main areas. These are referred to as the Four Pillars:
1. Lease
The lease determines how income is structured and which obligations sit with the landlord or tenant.
The review may include:
- Rent and payment history
- Lease length and break provisions
- Repairing and insurance obligations
- Rent review provisions
- Assignment and subletting rights
- Service charge arrangements
- Dilapidations exposure
- Tenant covenant strength
- Guarantor or security arrangements
A Full Repairing and Insuring lease may transfer certain costs to the tenant, but it does not remove all landlord risk. The lease wording, schedule of condition and tenant covenant must be reviewed together.
2. Planning
Planning status can affect current use, future use and any proposed changes to the property.
The discussion will consider the need to establish:
- Existing lawful use
- Planning history
- Permitted development rights
- Restrictions affecting upper-floor conversion
- Local planning policy
- Building regulation requirements
- Fire safety and access requirements
- Any need for further consent
A possible conversion is not the same as an approved conversion. Any Gross Development Value or residual land value discussed before the relevant planning, design, cost, finance and comparable evidence is available must be treated as hypothetical.
3. Building condition
A property’s condition can affect both the acquisition decision and the future capital budget.
Investors should consider the condition of:
- Roofs and external walls
- Foundations and structural elements
- Windows and doors
- Drainage and services
- Fire protection systems
- Asbestos-related risks
- Damp and water ingress
- Common parts
- Energy performance
- Repairs required under the lease
Where privately rented homes are involved, the EPC C-equivalent standard is the energy efficiency target used in Realty Packaging’s marketing and investment discussions. Compliance should be assessed against the applicable rules and the property’s specific circumstances.
4. Operational compliance
Operational matters can affect income, tenant retention and future costs.
The review may include:
- Occupation and licensing
- Fire safety
- Health and safety
- Insurance
- Gas and electrical safety where relevant
- Landlord and tenant responsibilities
- Property management arrangements
- Business rates and council tax
- Environmental and energy requirements
For upper parts that may be converted into residential accommodation, investors should also consider the Renters’ Rights Act 2025 and other current requirements. The presentation will not assume that a future landlord can rely on new Section 21 notices from 1 May 2026.
Three practical questions
The Realty Packaging approach also uses three practical questions to frame early discussions.
Can the uppers be converted?
This question requires more than an initial visual assessment. Investors need to review planning, access, natural light, fire separation, services, layout, building regulations and likely project costs.
A conversion may be possible in principle but unsuitable in practice. The cost, timescale, finance terms and approval risk must be considered before any value is attributed to the proposed use.
Can the commercial lease be improved?
The existing lease may contain opportunities or restrictions that affect the investment case.
Investors may need to consider whether the lease provides appropriate protection, whether rent is aligned with the market, whether repairs are being managed correctly and whether the tenant covenant supports the proposed investment strategy.
Lease improvements are not automatic. They depend on the tenant, the lease terms, market conditions and the landlord’s ability to negotiate.
Does the location support yield compression?
Yield compression refers to a reduction in the yield required by the market, which can result in a higher capital value if other factors remain constant.
It cannot be assumed. Location analysis should consider demand, tenant quality, transport, local employment, supply, comparable transactions, liquidity and the prospects for future buyers.
A location may have development potential without providing sufficient liquidity. Conversely, a property with stable income may not support the same level of future value growth. These questions must be tested against evidence.
Illustrative visual only. No specific property, figures or recommendation are shown.
Income, liquidity and development potential
The showcase will also discuss how investors balance current income with future potential.
Important considerations include:
- Income yield and the quality of the underlying rent
- Tenant covenant strength and payment history
- Lease expiry and vacancy risk
- Liquidity and the likely buyer pool
- Refurbishment and conversion potential
- Finance availability and lending terms
- Capital expenditure
- Planning and compliance risk
- Exit options
- Due diligence requirements
Investors should not assess yield in isolation. A higher headline yield may reflect greater vacancy, weaker covenant strength, shorter lease length, poor condition or limited liquidity.
Finance terms can also change the outcome. Loan-to-value, interest rate, amortisation, valuation, fees and lender requirements should be reviewed with an independent finance adviser.
Company structures, capital allowances and tax considerations
The discussion may also cover questions that arise when investors consider ownership and tax planning.
A limited company may offer a different ownership and financing structure from an LLP. The appropriate structure depends on the investor’s objectives, number of participants, financing arrangements, profit extraction plans, reporting duties and tax position.
Capital allowances may be relevant to qualifying fixtures and fittings in commercial property. They should be identified, documented and claimed only where the relevant conditions are met.
Investors may also explore tax-advantaged property investment strategies. These could involve ownership structures, allowances or other reliefs, but eligibility is fact-specific and rules can change. Realty Packaging does not provide tax advice. Investors should obtain independent advice from a qualified tax adviser before making a decision.
The presentation will introduce these issues for discussion. It will not determine which structure or tax strategy is suitable for any attendee.
Screening discussion is not a recommendation
A screening discussion is an early-stage review. It helps identify the questions that require further investigation.
It is not:
- A property valuation
- A formal investment recommendation
- A finance approval
- A planning opinion
- A building survey
- A tax assessment
- A legal opinion
- An offer to sell
- A guarantee of availability or returns
Before proceeding with any investment, attendees should obtain independent legal, tax, valuation, planning, building-survey and finance advice.
Why attend?
The Investor Showcase may be useful if you want to:
- Understand Realty Packaging’s approach to commercial mixed-use property
- Review the Four Pillars used for early screening
- Understand the main risks in shop-and-upper investments
- Consider income, liquidity and development potential together
- Learn how lease and building issues can affect value
- Understand the initial questions around upper-floor conversion
- Discuss UK regional markets, including London and the Southeast, Manchester and the North West, Yorkshire, the West Midlands and lower-cost markets such as Preston
- Prepare a clearer investment brief for future opportunities
- Explore the process for international or expat investors entering the UK market
Realty Packaging charges a sourcing and packaging fee only upon successful closing, with no upfront charges or retainers. This position is separate from attending the presentation and is not a promise that an opportunity, transaction or outcome will result.
Register for Monday’s presentation
To register, email:
Please include your name and any relevant investor criteria in your email. The event will be held through Zoom on Monday 28 September 2026 at 4:00 pm GMT, which is 5:00 pm UK local time.
For more information about the Realty Packaging process, visit the approach page and the investor criteria page.
This article and the Investor Showcase are for general information and discussion only. They are not an offer, valuation, recommendation or investment advice. No property is being presented as available, guaranteed or recommended. Returns are not guaranteed and capital is at risk. Attendees should obtain independent professional advice before making any investment, financing, ownership or tax decision.
For support, contact support@realtypackaging.co.uk, Rachel on +44 20 4513 2218, or visit www.realtypackaging.co.uk.