💥 Introduction
After showing us the profits from real flips in Blog #42, this week Terry went live and did what most people don’t dare to do — he opened up Rightmove, went freestyle, and showed exactly how he finds flip deals in real time.
No fancy software.
No sourcing agents.
No “off-market” secrets.
Just smart searching, local knowledge, and disciplined numbers.
If you’ve ever wondered how Terry finds flips that make £25K–£70K profit — this session breaks down his full process, from choosing the area to running the numbers and confirming the deal stacks.
🗺 Step 1: Pick Your Investment Area
Terry’s first rule is simple — start local or start where you know.
“You’ve got to pick your patch. For me, that’s Newcastle and North Wales. I know the streets, I know the buyers, and I know what sells.”
You can apply the same method in any area. Whether you’re in Manchester, Leeds, or London — every region has three key zones:
- 🏚 The Bronx — rougher areas, low prices, but higher tenant risk.
- 💰 The High-End — expensive, stable, but low yield and tight margins.
- 🏘 The Sweet Spot — middle-tier areas, good demand, affordable prices, and quick resales.
That “between the Bronx and the middle” zone is where Terry builds wealth — affordable, in-demand properties with simple refurbs and fast turnover.
💻 Step 2: Search Smart on Rightmove
Forget overcomplicating it. Terry starts with the basics:
Filters he uses:
- Location: Newcastle upon Tyne
- Max Price: £125,000
- Bedrooms: 3
- Sort by: Lowest price first
This keeps the list manageable and focuses on properties that are realistic for flips.
Then, he scrolls.
“The first pass is all visual. I’m looking for properties that are clearly run-down but not derelict. A tired kitchen, an old bathroom — that’s my bread and butter.”
Within minutes, he spots one:
A three-bed flat on Shields Road for £40,000.
And yes — he immediately jokes, “It’s not the Bronx, but it’s not the Ritz either.”
🏠 Step 3: The First Visual Filter
Before you even run the numbers, Terry checks three things:
1️⃣ Condition:
- Does it clearly need modernising?
- Kitchens and bathrooms look tired? ✅
- Decor old-fashioned or dated? ✅
2️⃣ Location:
- On a saleable street?
- Not too close to problem areas?
- Has recent sales history? ✅
3️⃣ Potential Buyer:
- Would first-time buyers, young families, or downsizers want it after refurbishment?
If it ticks these boxes — move to analysis.
📊 Step 4: Check Sold Prices (Comps)
Now it’s time to confirm what it could sell for.
He opens a new Rightmove tab → clicks “Sold Prices” → types the address (Shields Road, NE6).
Within seconds, he finds a comparable flat on the same street sold for £116,000 last year.
“If I can buy this at £50K and a done-up one is selling for £116K, that’s a deal worth exploring.”
But Terry doesn’t stop there.
He cross-checks with other nearby flats, filtering for similar specs and sale dates within the last 12 months.
That gives him a GDV (Gross Development Value) range to work with — usually within ±5–10% of his target.
🧮 Step 5: Run the Numbers
Once you’ve got your purchase price and your estimated done-up value, it’s time to crunch the numbers.
Terry uses his own Flip Calculator Spreadsheet, which he’s built over years of deals.
Let’s walk through his Shields Road example:
| Item | Estimate | Notes |
| Purchase Price | £50,000 | Auction Guide ~£40–45K |
| Refurb Cost | £17,500 | Kitchen, bathroom, paint, flooring, light staging |
| Legal, Stamp, Fees | £3,700 | Includes stamp, agents, legals |
| Finance Cost | £3,500 | Based on 9 months bridging @ ~1% per month |
| Total Cost | £74,700 | All-in |
| Sale Price (GDV) | £116,000 | Based on comparable |
| Gross Profit | £41,300 | Before tax |
✅ ROI: Around 55% on invested capital.
✅ Timeline: 6–9 months end-to-end.
“If I can make £25K or more net profit on a sub-£150K project, I’m buying it all day long.”
He then adjusts the numbers for contingencies:
- If refurb costs go up by £3K → still profit.
- If sale price drops by £10K → still profit.
That’s called margin protection — the difference between confident investors and gamblers.
🧠 Step 6: Stress-Test the Deal
Terry always overestimates costs and underestimates returns.
“If I think the refurb’s £20K, I put £23K in the spreadsheet.
If I think it’ll sell for £120K, I put £115K.
If it still stacks — that’s a deal.”
He calls this “building in margin for error.”
Why? Because nothing ever goes perfectly to plan — delays, small overruns, or market wobbles happen. This method ensures you’re still in profit even if things go slightly wrong.
🧾 Step 7: Understanding Comps Like a Valuer
Most people stop at “sold price.” Terry goes deeper — he checks the EPC register to find each comparable’s square footage and calculates price per square metre.
For example:
- Comparable flat sold for £120,000
- It was 53 sqm
- £120,000 ÷ 53 = £2,264 per sqm
If your target property is 60 sqm, then:
60 × £2,264 = £135,840 potential value
That’s exactly how RICS surveyors and mortgage valuers assess properties — and using this method helps you buy smarter, negotiate harder, and justify your offers.
🧰 Step 8: The Offer Strategy
Terry’s golden line when offering:
“I’ll give you speed if you give me discount.”
He offers cash or bridging with 28-day completion, and that speed alone often wins him deals below market value — even when other buyers offer more.
“Speed wins every time. If you can move quickly, you’ll always beat higher offers.”
He suggests building strong relationships with local estate agents and mortgage brokers (easy advantage if you’re already in financial services).
Once agents know you move fast and complete, they’ll call you before a property even hits Rightmove.
💬 Step 9: Build Your Power Team
You can’t scale flipping without a trusted crew. Terry recommends:
- 🧱 Reliable Tradesmen: Keep a small team you trust.
- 📋 Good Solicitor: Familiar with bridging and fast completions.
- 🏦 Finance Partner: Broker or private investor ready to fund deals.
- 🪜 Staging Company: Optional but game-changing for faster sales.
“Once your system’s in place, you can easily do 5–8 flips a year without taking your eye off your main business.”
💬 Step 10: Stay in Financial Services — Don’t Go “Full-Time” in Property
Terry’s final reminder hit home:
“Property is a vehicle, not a full-time job. Use your financial services income to buy cashflow and flips on the side — that’s how you get wealthy.”
He’s proof of it. While running multiple businesses and coaching hundreds of brokers, he still completed 6–8 flips a year, generating £300K–£400K in extra profit.
🚀 Key Takeaways
✅ Pick your patch — know your area inside out.
✅ Use Rightmove filters smartly.
✅ Look for tired but structurally sound homes.
✅ Run comps from sold prices and EPC data.
✅ Overestimate refurb, underestimate resale.
✅ Make fast offers — speed gets you discounts.
✅ Build your A-team early.
✅ Keep FS your main income — property is your multiplier.
🏁 Final Thoughts
Finding profitable property deals isn’t about luck.
It’s about process, pace, and precision.
If you apply Terry’s simple system — filters, comps, and conservative numbers — you’ll find your first flip faster than you think.
And remember, the magic isn’t just in property… it’s in how you use your commissions to buy freedom.
That’s what Wealthy Adviser Club is all about — earning it, multiplying it, and keeping it.
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