Capiamo - Maximising Value, Minimising Risk
A TARGETED FIXED INCOME INVESTMENT IN HIGH IMPACT PROPERTY DEVELOPMENT
Investing in equity opportunities offered by Level Investment Group Ltd involves risks, including the potential loss of your invested capital. This content is specifically for High Net Worth Individuals, or Self-Certified Sophisticated Investors. Please note that investments made through Level Investment Group Ltd are not protected by the Financial Services Compensation Scheme (FSCS).
Capiamo
Capiamo Ltd presents a high-yield, fixed-income loan note designed for sophisticated investors seeking secure, asset-backed returns with a clearly defined growth strategy.
Capiamo is a forward-thinking, design-led property developer focused on creating exceptional homes across the South East of England.
The company is 100% owned and managed by experienced developers, Emma Taylor-Moore and Tracy Ryder Richardson, and is targeting a raise of up to £3 million through its Series 1 Loan Note. The investment offers projected returns of up to 24.5% over 18 months, supported by a full legal charge on underlying assets.
Capiamo—meaning “We Understand”—brings a deep appreciation of both intelligent design and financial discipline. Every project is approached with a balance of aesthetic vision, commercial acumen, and responsible capital deployment.
Capiamo’s strategy avoids early over-leverage and preserves equity until institutional finance is introduced post-planning. This ensures investor funds are used efficiently to de-risk and enhance assets, setting the stage for refinancing or sale at a higher valuation.
Every loan note is secured by a full legal charge, offering investors both transparency and protection alongside competitive returns.
Capiamo’s investment strategy focuses on the pre-construction stage—the most value-accretive phase of the development lifecycle and, critically, the point of lowest structural risk.
At this stage, capital is deployed to unlock value through:
Site acquisition and control
Planning enhancement and uplift
Technical due diligence and legal structuring
Architectural and enabling works
This focused approach allows Capiamo to increase project value significantly before major construction costs are incurred. By entering early, Capiamo captures the greatest proportion of value creation while maintaining tight cost control and low leverage.
Investors benefit from exposure to high-margin growth activity with secured, asset-backed protection—a rare combination in the property investment market.
Why the Pre-Construction Phase Delivers Superior Risk-Adjusted Returns
Traditional lenders rarely finance projects at the pre-construction stage, despite it being the period of maximum value uplift. This creates a funding gap that Capiamo strategically fills, partnering with private investors to release the latent potential of prime development sites.
Landowners often reach a capital constraint just as their projects are ready to progress—when planning improvements and technical work can yield the highest gains. Capiamo’s funding provides the liquidity to unlock that value, securing projects at optimal stages of their lifecycle.
Addressing a Market Gap Banks Don’t Serve
Investment Highlights
Capiamo, invites private investors to be part of their 18-month maturity bond offering investors two options to either receive monthly interest payments from 12% per annum, or a fixed growth payment from 15% per annum.
A full memorandum along with a self-certified certificate is issued that presents a full summary of the key points pertaining to the opportunity to invest in the Loan Notes of the Company.
The property loan notes are issued by the security trustee and secured through a negative pledge debenture meaning, investors have a first full charge on the company.
The security is held by Bluewater Trustee
Key Features
Investment Type: Fixed-Income Loan Note
Target Raise: Up to £3,000,000 (Series 1)
Minimum Investment: £10,000
Term: 18-Months
Returns: Upto 22.5%
Security: Full legal charge over underlying assets
Use of Funds: Site acquisition, planning uplift, technical and enabling works
Focus Area: South East of England residential development
Income Investment Option, Example £20,000
Receive monthly interest payments on the invested capital to earn a minimum return of 12% annually
Total Annual Interest £2,400
Total Interest over 18-month term on capital £4,320
1% Bonus on capital over £125,000
2% Bonus on capital over £250,000
12% Annual Rate Paid Monthly
Interest Paid Each Month £240
Growth Investment Option, Example £125,000
Receive a fixed interest payment on the invested capital to earn a minimum return of 15% annually
15% Annual Rate Paid On Maturity
No Monthly Interest Payments
Total Annual Interest £18,750
Total Interest on Maturity £29,375 includes 1% Bonus on Capital
1% Bonus on capital over £125,000
2% Bonus on Capital over £250,000
To receive the sales memorandum or request further details please complete the enquiry form….
Capiamo Track Record
Richmond Road, Worthing
Obtained Planning Permission on appeal in January 2021 (i.e. during Covid)
Secured change of use of the building to residential, including the demolition of existing building and erection of eight new apartment over four storeys.
Successfully delivered the scheme and sold all apartments, including sales to Worthing Council.
Brightfield Road, London SE12
Successful delivery of development in a JV with the landowners.
Secured planning permission for the change of use and partial demolition of the existing property, to create two bedroom and three bedroom townhouses over three floors.
Sold all properties.
Deora Place, Worthing
Revised the planning application and successfully obtained a revised planning approval to make the scheme a viable and buildable scheme.
Purchase Price £360k Attained GDV £1,825,000
Successfully built a new build development of seven 2 bedroom apartments, and sold all the apartments, including sales to Worthing Council.
UK Social & Affordable Housing: Investor Opportunity
Capiamo – Unique Positioning & Value Capture
Council Relationships: Strong, long-term ties with Worthing Council and other local authorities reduce barriers and accelerate approvals.
Proven Delivery: Meets stringent accommodation standards, ensuring repeat engagement and council confidence.
Off-Market Opportunities: Access to exclusive deals via established local networks.
Track Record: Worthing Council has purchased completed residential stock, validating Capiamo’s capability and reliability.
Why Investors Should Take Notice
Massive demand-supply imbalance creates long-term, stable growth potential.
Government policy alignment ensures sustained support and funding.
Capiamo’s council-backed advantage accelerates project delivery and reduces risk.
Opportunity for high-impact returns in a socially critical sector.
Market Demand – A Growing Imperative
1.6M households in England are in need of affordable housing – the highest since 2014.
The UK needs to build 145,000 social homes annually to meet current demand and reduce the backlog of 1.1M households.
Social housing has declined from 30% in the 1980s to just 17% today, creating a structural gap.
Demographic shifts, government policies, and economic pressures are driving urgent demand for affordable housing solutions.
Market Supply – Significant Undersupply
Only 6,566 new social homes were built in 2022 vs 90,000 needed.
Since 1980, the UK has lost 2 million social housing units, largely due to policies like Right to Buy.
Government targets and planning reforms are creating new development opportunities, particularly on brownfield and greyfield sites.
Local councils are increasingly motivated to partner with developers to close the housing gap.
Government Support – Policy Tailwinds
1.5M homes pledged by the UK Government.
£39B allocated to the Social & Affordable Homes Programme (2026–2036) to deliver 300,000 homes.
£2B earmarked in March 2025 to fund 18,000 new homes – an early-stage investment catalyst.
Recent legislation streamlines planning and unlocks flexibility for developers.
Capiamo New Developments
Jubliee Hall, Worthing
A 1,435 sqm area containing a parcel of land to the rear of the hall and a detached bungalow to the left.
Planning permission granted for the demolition of the Jubilee Hall and bungalow, and build;
7 x three bed houses
2 x two bed houses
A block of 5 x two bed flats
Car parking & car barn
Worthing Council have expressed interest to buy the current scheme once it is built by Capiamo.
The Council support a larger scheme on this site, also with the Council to acquire the site once built.
The site is profitable as it stands on the current planning approval. With the enhanced planning, Capiamo can increase the GDV to £6.5m from an original £4.68m.
Lancing Police Station
A vacant former police station spanning 0.35 acres over two storeys plus garage and a large car park to the rear.
The site footprint at Lancing Policy Station is very similar to the scheme Ordinges Place that the Council have already acquired from Capiamo.
Worthing Council have expressed clear interest in Capiamo building a new property in the same style as Ordinges Place.
36 Kingsthorpe Road, Hove, BN3
Currently a single storey unit, with surrounding units being a large row of 3 storey townhouses to the left and a 6 storey flatted PD scheme to the right. Both these sites were originally commercial use and then developed to fully residential.
This site has huge planning potential, due to the adjacent building being a 6 storey block of flats
Capiamo’s professional team expect to secure planning permission for mixed use of
• Ground floor commercial
• 10 residential units
They have secured site at a price of only £768,900, with the land value post planning being £1.25m.
The estimated GDV of the scheme is £5,023,000.
Level Investment Risk Mitigation – Developer FAQs
What assets are held in the debenture, and how are they valued?
Security includes:
Capiamo UK Ltd
First legal charges over SPV-held sites
Oversight by Bluewater Trustees (fiduciary in nature, non-FCA)
The portfolio GDV exceeds £140m, with independent valuation and advisory input from Savills and JLL.
Forecasts for the business & Capiamo’s 10-year roadmap:
Years 0–2: Loan notes for pre-development capital
Years 3–5: Transition to institutional vehicles (AMC/listed bond)
Years 6–10: National scale and formal UK listing
Is the investment aligned to any specific project?
Series 1 is aligned with a clearly defined portfolio of residential-led sites:
Jubilee Hall, Worthing – GDV £6.5m
Kingsthorpe Road, Hove – GDV £5.6m
Lancing Police Station, Worthing – GDV £5.02m
Each site is held within its own SPV (wholly or majority-owned), providing ring-fenced security and operational control. The raise covers the full project pipeline rather than a single scheme, mitigating concentration risk.
How are funds deployed and revenue generated to meet interest payments?
The £3m raise is phased across 2025.
Returns are derived from planning-led value creation and pre-construction uplift:
Revenues include unit sales (e.g., Deora and Ordinges) starting July 2026.
With no senior debt, investor capital ranks first.
Interest is funded through milestone-based realisations, with a healthy margin retained against the cost of capital.
Risk Mitigation – FAQs
What if market conditions worsen or refinance routes close?
Assets can be held, banked, or restructured without pressure.
Loan note terms include extension flexibility.
A diversified portfolio supports ongoing cash flow.
What if a project fails?
Assets are real and bankable.
In rare cases of project failure, land can be held, sold, or repurposed with minimal loss.
Other performing sites can support shortfalls, benefiting from Capiamo’s multi-site strategy.
What if contractors fail to deliver or abandon a project?
Loan note funds are not used for construction.
Where contractors are engaged, industry-standard JCT contracts apply.
Risks are mitigated through procurement oversight, contingency planning, performance bonds, and insurance-backed warranties.
What if legal title cannot be transferred or is encumbered?
No funds are drawn without clear legal pathways.
What if statutory providers or utility firms delay site works?
Funds are only deployed when legal and operational pathways are fully confirmed.
How is investor money protected during this phase?
Funds are deployed in stages under trustee control.
Full security and oversight are maintained via an independent trust structure with recorded usage.
What if planning delays occur?
Capiamo engages top-tier consultants and phases investments to limit risk exposure.
Delay protections are integrated into project strategy and loan note terms.