AM PROPERTY PACKAGING / LTD
South Wales · Buy-to-let sourcing
For company directors with capital sitting idle

Cash in your company doing nothing? Put it in bricks without lifting a finger.

A rental property in South Wales, found, bought and set up for you. Yours from day one, and you never have to visit it.

Book a 15-minute call

The first call does one thing: works out whether this is a fit. Nothing is committed and nothing is charged.

Arbion Muca
Arbion Muca
Dimensional control engineer, Hinkley Point C · Director of multiple limited companies
Your timeTwo calls
OwnershipYours, outright
AreaSouth Wales
StructureNot a fund or JV
Principal
Arbion Muca

Why you'd take my word for it

I'm Arbion Muca, a dimensional control engineer at Hinkley Point C, where I run setting out and survey on one of the largest construction projects in Europe. Finding the error in someone else's numbers before it becomes expensive is, quite literally, my job description.

I also run multiple limited companies. So I've sat on the same side of the desk as you: money accumulating in a business account doing nothing useful, and every option for moving it looking like either a tax bill or a second job.

AM Property exists to apply survey discipline to property. In practice that means:

  • Refurbishment costed from written contractor quotes, not from a rate per square foot.
  • Rent based on properties actually let in the last 90 days, not asking prices on portals.
  • Every deal stress-tested against a rate rise, a two-month void and a 20% refurb overrun.
  • If it only works on optimistic assumptions, you never see it.
Scope

The problem you already know about

Most directors I speak to are in the same position.

  • Money sitting in the business account earning close to nothing.
  • Taking it out personally means handing over a chunk in tax.
  • Property makes sense, but finding one, buying it and doing it up is a second job, and you already have one.
  • And nobody wants to buy blind in an area they don't know.
Method

Six stages. Two of them need you.

Stage 1Call one15 minutes, fit check
Stage 2Call two45 minutes, your brief
Stages 3 to 6MeSourcing through to tenanted

  1. Call one - is this a fit?

    15 minutes · video or phone · no charge

    What you're trying to achieve, roughly what capital you have and where it sits, and whether what I do matches it. If it doesn't, I'll tell you on this call and we stop there.

    Your time: 15 minutes

  2. Call two - we set the brief

    45 minutes · after you've decided to proceed

    We agree, in writing, exactly what I'm looking for: budget, target yield, area, property type, condition you'll accept, and the timescale. That document is what I'm then held to. This is the point at which the commitment fee is paid.

    Your time: 45 minutes

  3. I source and underwrite

    Up to 60 days · nothing needed from you

    Agents, auctions, off-market and direct approaches. I view every property myself and get refurbishment quoted properly before it goes anywhere near your inbox.

    Your time: none

  4. You get the deal pack, and you decide

    Sent by email

    Full figures: purchase price, stamp duty, legal costs, quoted refurbishment, contingency, rental comparables, and what the numbers look like if it goes badly. If it doesn't stack up for you, we get on a call, work out why it missed, and I go again against the same brief at no extra cost.

    Your time: reading it

  5. Purchase

    Managed by me · your solicitor, or mine

    I handle the offer, the negotiation and the chase, and work alongside your solicitor and broker through to completion. Funds go through the solicitor. I never hold your money.

    Your time: signatures

  6. Refurbishment and letting

    Managed by me · handed over tenanted

    Contractors managed, works signed off, property let and handed to a letting agent. You end up with a tenanted asset and a managing agent, not a project.

    Your time: none

You own the property outright, in your name or your company's. You are not investing in a fund, a scheme, or a joint venture with me.

The team

You're not just getting me.

A property purchase touches five or six different professionals. I already have all of them in place and working together, which is most of the reason this runs to timescale rather than drifting.

Finance

Mortgage broker

Specialises in limited company buy-to-let, including lending into an SPV. Knows which lenders will and won't touch your structure before you waste three weeks finding out.

Legal

Conveyancing solicitor

Works on investment purchases day in, day out, and is used to moving at the pace a deal needs rather than the pace a residential chain allows.

Works

Building contractor and trades

The team who price the refurbishment and then carry it out. Quotes are written, scheduled and signed off.

Survey

Surveyor

For anything structural or anything the vendor is quiet about. If a property needs a full building survey before I'd recommend it, you get one.

Tenancy

Letting agent

Finds and references the tenant, then manages the property after handover. This is what makes it genuinely hands-free rather than hands-off until something breaks.

Coordination

Me

Sourcing, underwriting, negotiation, and keeping the five people above pointed in the same direction so you don't have to.

Use mine, or use yours. I'll recommend my team because they already know how I work and it keeps things moving, but you are never obliged to use any of them. Bring your own broker, your own solicitor, your own trades - I'll work with whoever you appoint. It's your property and your money, so it's your call, every time.

Criteria

Whether this is a fit

✕This isn't for you if
  • You want to approve every decision along the way.
  • You're looking for no-money-down.
  • You want to flip quickly.
  • You need the money back within three years.
  • The capital isn't there yet.
✓This is for you if
  • You run a limited company with capital available.
  • You want an asset, not a hobby.
  • You're happy to delegate the work once the brief is agreed.
  • You have, or will get, an accountant and a mortgage broker.
Target profile

The kind of deal I work to

These are the numbers a property typically hits before I'd put it in front of you. Every figure is a target, not a promise.
Some properties need refurbishment and some are ready to let.

3-bed terrace, Newport Target profile
The purchase
Purchase price£190,000
Deposit at 25%£47,500
Solicitor£1,800
Mortgage broker£500
Stamp duty (LTT)£9,850
Sourcing fee£4,500
Refurbishment£2,000
Total project cost£209,550
Cash you put in£67,050
The income
Monthly rent£1,250
Annual rent£15,000
Gross yield7.9%
The outgoings
Mortgage monthly payment£593.8
Running costs£260
The return
Net monthly income£396.3
Net annual income£4,755
Return on cash employed7.1%

All figures shown exclude VAT.

2-bed end-of-terrace, Newport Target profile
The purchase
Purchase price£155,000
Deposit at 25%£38,750
Solicitor£1,800
Mortgage broker£500
Stamp duty (LTT)£7,750
Sourcing fee£4,500
Refurbishment£-
Total project cost£170,450
Cash you put in£54,200
The income
Monthly rent£1,050
Annual rent£12,600
Gross yield8.1%
The outgoings
Mortgage monthly payment£484.4
Running costs£224
The return
Net monthly income£341.6
Net annual income£4,100
Return on cash employed7.6%

All figures shown exclude VAT.

  • Assumes a 25% deposit with interest-only borrowing at 5%, letting agent management at 13% of rent, a maintenance allowance of 5%, and buildings insurance.
  • Gross yield is annual rent against the purchase price.
  • Return on cash employed is net annual rental income as a percentage of the cash you put in. It counts rent only, and takes no account of capital growth.
  • The figures above assume the property is let for the full year. I stress-test every deal against a rate rise, void periods and a refurbishment overrun before I recommend it, and I will send you that version on request.
  • Figures are not a forecast of your return. Property values and rental income can fall as well as rise.
Fees

One fee. Nothing else.

No retainer, no monthly charge, no percentage of the purchase price.

Commitment fee, paid when we agree your briefBefore I start work. Refundable at 60 days, see below. £1,000
Balance, paid on exchange of contractsNothing further is due before this point £3,500
Total feeThis is the whole cost of the service. Nothing else is charged. £4,500
VAT at 20% £900
Total payable including VATAsk your accountant how VAT is treated for your company before you budget for it. £5,400

When the £1,000 comes back: in full within five working days, if I haven't presented at least one property matching your agreed brief within 60 days and you'd rather not extend, or if the vendor withdraws before exchange of contracts.
When it doesn't: if you turn down three properties that all match your agreed brief without reasonable cause.

Queries

Questions I get asked

Can my limited company own the property?

Often yes, but usually through a separate company rather than your trading company, because holding investment property inside a trading business can create tax problems and most buy-to-let lenders won't lend to it. Your accountant will confirm the right structure for you. I'll work alongside them, but I don't give tax advice.

How much of my time does this actually take?

Two calls, fifteen minutes and forty-five minutes, plus the time it takes you to read the deal pack and sign what the solicitor sends you. Everything else sits with me.

Do I have to use your broker, solicitor and trades?

No. I'll recommend mine because they already know how I work and it keeps the timescale honest, but you're free to appoint your own at every stage. I'll work with whoever you choose.

Do you handle my money?

No. You buy in your own name or your company's, and funds go through the solicitor. I never hold client money.

What happens if you can't find anything?

I work to a 60-day window from the day we agree your brief. If I haven't presented at least one property that matches it by then, the choice is yours: your commitment fee back in full within five working days, or we look at what the market is actually doing and agree a new window together. Either way it's your call, not mine.

Why South Wales?

The arithmetic, mostly. Bristol's average house price was £355,000 in May 2026 against roughly £212,000 across Wales, and the terraced stock I target in Newport and Swansea sits below even that - so the same capital that buys one property on this side of the Severn buys two on the other, without rents falling away in proportion.

Demand holds up because Newport sits on the M4 between Cardiff and Bristol, drawing tenants who work in either city and live where housing costs less. Its population grew 9.5% between the 2011 and 2021 censuses, the fastest of any local authority in Wales.

And I live in Bristol, half an hour from Newport. I view every property myself and I am on site while the work is done, which is the part that goes wrong when someone is sourcing an area from two hundred miles away.

Do I need a mortgage, or can I buy with cash?

Either works. Cash is faster and simpler. If you're borrowing, you'll need a broker who handles limited company buy-to-let, and mine does. You're welcome to use your own instead.

What are the risks?

Void periods between tenants. Refurbishment costing more than quoted. Interest rates moving. Values falling. Tenants not paying. Property is not a guaranteed return, and I won't pretend otherwise.

Next step

Fifteen minutes, and you'll know whether this is worth your time.

Book a 15-minute call

No charge, no commitment, and no pitch. If it isn't a fit I'll say so on the call.

Or book directly at calendly.com/arbion-am-property/15min

CompanyAM Property Packaging Ltd
Registered no.16492982
Registered office195 Whiteladies Road, Bristol, BS8 2SB
Contactarbion@am-property.com
+44 (0) 7424 880 660
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Nothing on this page is tax, financial or investment advice. AM Property Packaging Ltd provides a property sourcing service; you buy, own and are responsible for the property. You should take independent advice from your own accountant and solicitor before proceeding. Property values and rental income can fall as well as rise.

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