Find
Look for property where better planning, design or management can unlock value.
Location · Demand · PotentialUK property investment For investors & capital partners
Property investment,
made clear.
Circa45 acquires, improves and manages UK residential and commercial property. We’re seeking investors and capital partners to build the next stage with us.
Learn before we scale
Invest carefully
Plan for more than one outcome
Featured project C45 / 01
Thornton House
Wimbledon Village Residential development
Finished homes Now for sale
Explore the development
Completed development
Wimbledon Village
Trust
Listen
Humility
Respect
Transparency
01 / The opportunity
Property is complicated. The investment story should be clear.
C45 brings together the people, funding and practical work needed to turn property potential into lasting value.
How we invest
Understand the risk.
Then create the value.
We focus on residential and mixed-use property in London and the South East. Before moving forward, we test the plan, costs, borrowing, local demand and more than one way to sell or hold the property.
Improve
Set a clear budget and plan, then manage funding, permissions and delivery step by step.
Plan · Budget · DeliverySell or hold
Choose the best route for the property: sell, refinance, retain for income or continue improving it.
Sell · Refinance · Hold02 / Our projects
Real property.
Clear progress.
These projects show the work behind the strategy. Each image is labelled so you can see whether it is a current photograph or an illustration of the plan.
Wimbledon Village, London
Homes for sale
Thornton House
Complete a carefully designed village development and bring the finished homes to market.
Eight finished homes on Thornton Road in the heart of Wimbledon Village: six apartments, a two-bedroom coach house and a five-bedroom townhouse.
01Six apartments
02Two-bedroom coach house
03Five-bedroom townhouse
See the project
View all 25 photos
Enquire with the agents ↗
Egham, Surrey
Operating
Virginia House
Turn a well-located town-centre building into comfortable homes with recurring income.
Twenty self-contained one-bedroom apartments close to Egham station and Royal Holloway, now operated as student accommodation.
01Twenty apartments
02Managed by PfP Students
03Close to rail and university
See the project
Cambridge
Development
CB5 Living
Improve three connected properties through one clear plan.
Logic House, Ramsden Square and The Courtyard are managed together as one Cambridge residential portfolio.
01Three connected assets
02Local market research
03Options to sell or hold
Wooburn Green, Buckinghamshire
Sold
Mill House
Bring an underused building back to life through thoughtful design, service and hands-on management.
C45 transformed a former paper-mill estate office into a boutique flexible workspace, operated it and later sold it.
01Refurbished and repositioned
02Operated by Circa45
03Subsequently sold
View the sold-project case study
Hemel Hempstead, Hertfordshire
Planning + funding
Pouchen End Farm
Use patient planning work to create a practical future for a difficult site.
A residential opportunity where careful planning and staged funding can unlock the site’s potential.
01Clear site plan
02Planning-led improvement
03Funding linked to progress
See the project
Explore the plans and visuals
Selected projects · information current to August 2026 · images are labelled as current, historic or illustrative · ownership, structure and full project information are confirmed before an investment is considered.
INVESTING WITH CIRCA45
Your capital. Our expertise.
A considered partnership.
Explore how you could participate in our property projects, with a clear understanding of the plan, your role and the risks.
01 / YOUR INTERESTS
Start with what
matters to you.
Tell us about your investment interests, preferred timeframe and how involved you want to be. We begin by understanding your priorities.
02 / THE STRUCTURE
Understand how
you could participate.
Where there is a suitable opportunity, we explain the proposed structure, your role, the use of your capital and the risks before you decide.
03 / THE INTRODUCTION
Get to know
the people and the plan.
Meet the team, explore our approach and ask questions. Detailed project information follows our investor review and onboarding process.
Any opportunity is subject to availability, eligibility and separate terms. Property investments carry risk, including loss of capital and difficulty selling or exiting.
EXPLORE / PORTFOLIO BUILDER
Your own portfolio.
Built with a clear plan.
A bespoke property ownership partnership for investors taking a longer view.
We are developing a service to help selected investors acquire and hold residential and commercial property, with support from sourcing and acquisition through improvement, letting and ongoing oversight.
Discuss your portfolio plans ↗Proposed service, subject to an agreed mandate, due diligence and final terms. Ownership rights, fees, profit sharing and responsibilities would be set out before any commitment. Capital is at risk and property can be difficult to sell.
VIRGINIA HOUSE / EXISTING C45 PROJECT
Illustrates our property experience, not an available portfolio acquisition.
- 01Define your brief
Agree your objectives, available capital and ownership horizon.
- 02Assess the property
Test the price, rent, condition, borrowing and work required.
- 03Build and oversee
Coordinate delivery, specialist management and clear reporting.
Projects taking shape
In design and planning
The next schemes.
Shown at the right stage.
These projects are at an early stage. We use codenames and broad regions here, keeping exact locations, plans and transaction details for controlled conversations.
C45 / 06
Design / planning
Greater London
Project Alder
An early-stage residential scheme now moving through design and planning. We are developing the proposal and testing the planning and delivery route before sharing more detail.
The project identity, exact location and plans are shared only when appropriate.
C45 / 07
Design / planning
South East England
Project Beacon
An early-stage conversion scheme now in design and planning. The team is testing how the property can be adapted and brought forward responsibly.
The project identity, exact location and plans are shared only when appropriate.03 / What comes next
A growing pipeline.
Each project at its own stage.
This is a selected view of projects we operate, plan, improve or assess. We do not fund everything at once. Each project must continue to meet our standards before more money is committed.
Thornton House
Wimbledon Village
Residential sale
Preparing for saleVirginia House
Egham
Residential income
OperatingProject Alder
Greater London
Planning-led residential
Design / planningCB5 Living
Cambridge
Residential improvement
DevelopmentProject Beacon
South East England
Building conversion
Design / planningProject Ember
Greater London
Urban residential
EvaluationProject Grove
Greater London
Residential development
Option reviewPouchen End Farm
Hemel Hempstead
Residential planning
Planning + fundingPublicly disclosed projects use their real names. Private opportunities use codenames and broad regions. A listed project may be owned, under review or subject to agreement; its plans and stage may change. Listing does not mean it will complete or become available to investors.
04 / Our future
From testing to growth
From testing to growth.
Now we build the pipeline.
We’re nearing completion of our testing phase, having put our approach into practice across real property projects. We’re now building the pipeline and capital partnerships for the next stage of Circa45’s growth.
Learn by doing
Build the experience, relationships and working methods needed before growing.
Nearly completeBuild a steady flow
Develop more opportunities at different stages and match the right funding to each one.
NowLaunch focused strategies
Create separate strategies for property we develop, sell, hold, operate or manage.
FutureOUR CAPITAL PARTNERSHIPS
Built on experience.
Shaped with our capital partners.
We are seeking capital partners to build a portfolio of residential and commercial property with Circa45. Our approach combines careful acquisition, practical improvement and active management, with the aim of generating income and long-term value.
We start by understanding our partners’ objectives, then agree the portfolio mandate, ownership structure and investment terms before committing capital.
Discuss a capital partnership ↗OUR INVESTMENT APPROACH
Buy with a plan.
Improve with purpose.
Hold where it makes sense.
We look for property with a clear source of value: an opportunity to improve the building, strengthen its income or put it to better use. Each acquisition needs a credible business plan and an assessment of what happens if costs rise, income falls or an exit takes longer.
Our approach brings together property selection, delivery and ongoing oversight. Specialist partners support letting and management, with responsibilities and reporting agreed for each asset.
Residential + commercial
Selected homes, workspaces and mixed-use buildings where demand, condition and the scope for improvement support the plan.
Income after costs
Assess rent alongside maintenance, management, vacancies, borrowing and the work required. Test the whole ownership period.
A reason to own it
Establish why C45 is suited to the opportunity, how value could be created and when holding, refinancing or selling may make sense.
CONTROL · CREATE · COMPOUND
Build the foundation.
Assess the property, agree the structure and plan how capital is used. Develop consistent acquisition criteria, funding controls and reporting around each project.
Project disciplineCreate value in the assets.
Improve residential and commercial property through planning, development, refurbishment and better management. Choose whether to sell or retain each asset on its merits.
Development + improvementBuild for the longer term.
Explore retaining suitable income-producing assets and reinvesting available profits. Bring complementary portfolios together through a structure designed for long-term ownership.
Income + retained ownershipINFORMED BY THE WORK WE DO
Real projects.
Lessons for the next stage.
Our existing projects bring different parts of this approach into focus: developing homes, operating residential property and improving commercial space.
These are examples of C45’s property experience. They are not a seed portfolio, confirmed fund acquisitions or evidence of future fund returns.
BUILDING TOWARDS OUR LONG-TERM AMBITION
From property experience.
To a broader investment business.
The intended route combines new equity, value created through property work and profits retained in the business, with selective sales and reinvestment. A future fund structure could support that approach as the portfolio and team develop.
NAV means the value of assets less liabilities. Borrowing, money raised and the total value of properties managed are not themselves NAV. Assets owned by investors or separate funds would not automatically become C45’s own net assets.
Capital partnerships form part of our wider growth strategy. Their contribution to the £450m ambition depends on the ownership structure, capital committed and performance of the underlying assets.
WHAT WE AGREE WITH OUR PARTNERS
01
Investment scopeWhich assets belong in each strategy, and when to develop, sell or hold.
02
Structure and oversightOwnership, decision-making, independent review and reporting.
03
Economics and deliveryCosts, borrowing, investor terms and the team responsible for delivery.
TWO WAYS OF THINKING ABOUT LONG-TERM OWNERSHIP
Portfolio Builder explores a bespoke mandate for an individual investor or connected group. The fund strategy explores a shared portfolio under a defined mandate for multiple investors. The appropriate route is shaped around our partners’ objectives, with a separate mandate, structure and agreed terms.
YEARS OF THINKING. INFORMED BY REAL PROPERTY.
2022 / Initial fund thinkingExploring lending, development and a mixed portfolio held for income.
2025 / Platform developmentDeveloping the relationship between capital control, value creation and long-term ownership.
2026 / Refining the routeBringing project experience, acquisition research and portfolio planning into a more focused strategy.
We welcome partnership discussions. Participation is subject to investor eligibility, due diligence, an agreed structure and final legal documentation. Capital is at risk; income, growth and exit timing are not guaranteed.
The future structure
Focused strategies.
One experienced team.
Rather than one fund trying to do everything, we plan to build separate strategies for different types of property and different investor needs.
Development
Acquire · Plan · Build · SellBuy property, secure the right plan, complete the work and sell when the project is ready.
Income + hold
Acquire · Improve · Refinance · HoldImprove residential and commercial property, then hold it for income and long-term value.
Operating assets
Reposition · Operate · ManageOwn and run places where better service and management can improve performance.
Regeneration
Assemble · Transform · StewardTransform larger sites through patient funding, clear planning and careful delivery.
These are future strategy ideas only. No fund, investment terms or availability are being offered on this page.
05 / The team
A focused core team
Clear responsibility.
The right experts for each project.
Glenn leads investment decisions, Anthony leads planning and delivery, Amberley coordinates operations, and Jielyn supports administration and systems. The core team brings in specialist planners, designers, contractors and advisers when each project needs them.
GB
Investment
Founder and Investment Director
Glenn Bolton
Investment decisions · Funding · Risk oversightGlenn leads investment decisions, funding strategy and risk oversight. Before founding Circa45, he spent more than twenty years delivering complex infrastructure, events and capital projects, including London 2012, Glasgow 2014, Birmingham 2022 and the Louvre Abu Dhabi opening programme.
AP
Development
Development Director
Anthony Peck MRICS
Planning · Project testing · DeliveryAnthony is a Chartered Surveyor who leads project testing, planning, design coordination and delivery. He turns the investment plan into practical, buildable work with clear cost control.
ACOperations
General Manager
Amberley Cooper
Operations · Coordination · ReportingAmberley coordinates day-to-day operations across Circa45’s projects, working closely with the directors, property operators and professional advisers. She keeps actions, reporting and documentation moving, helping the team maintain clear priorities and follow through on delivery.
JACoordination
Executive and Administrative Coordinator
Jielyn Aldover
Administration · Systems · DocumentationJielyn supports Circa45’s day-to-day administration and the systems that keep its project companies organised. Working closely with the directors and General Manager, she coordinates records, documentation and action tracking, helping the team maintain clear information and consistent follow-through.
Specialists brought in as needed
Planning + surveying
Construction + cost management
Legal + finance
Sales + operations
Biographies describe individual roles and experience. Prior programme experience is personal career history, not Circa45 investment performance. External specialists are not presented as employees unless that relationship is current and verified.
06 / Investor area
Start with an introduction
Get to know Circa45.
Then explore the detail.
Request an introduction to our team, projects and approach, or book a conversation. We review access to detailed investment information personally.
A clear introduction to investing with us.
Our investor introduction brings together who we are, the work we do and how we assess property opportunities. It is a starting point for a conversation with our team.
- Our team and experience
- Selected projects and our approach
- Questions and next steps
- Investor review and onboarding
Requesting an introduction does not grant access; the C45 team will confirm your next steps directly. Access does not itself confirm eligibility, reserve an investment or create a commitment.
07 / How we manage risk
Good decisions need
clear checks.
Every important decision has a named owner, supporting information and a clear reason. We compare progress with the original plan and act when something changes.
Independent checks
External cost, planning or legal specialists review important areas when a project requires it.
Cost control
We review cash flow, remaining costs and risks against the agreed plan.
Clear updates
Investors receive concise reports on progress, changes, decisions and performance.
More than one exit
We test practical routes to sell, refinance, hold or change the plan.
A simple investor journey
From first conversation to clear, ongoing updates.
Talk
We learn about your goals, experience and the way you prefer to invest.
Review
If there is a suitable opportunity, we share the key facts, risks and documents.
Decide
You ask questions, take advice and decide whether you want to proceed.
Stay informed
After completion, you receive clear updates on progress, risks and performance.
08 / Start a conversation
Choose the route that suits you
Different investors.
The same clear approach.
Tell us whether you invest personally, through a family office or for an institution. Starting a conversation does not commit you to invest.
Family offices
Discuss your investment plans
Talk with us about your goals, preferred time horizon, risk approach and the type of property strategy you are considering.
Book a discovery call ↗Institutions and advisers
Request company information
Ask for more information about our team, strategy, decision-making, risk management and investor reporting.
Private investors
Request an invitation
Tell us about your experience and interests. We will contact you if there is a suitable next step.
09 / Common questions
Clear answers,
from the start.
Circa45 focuses on residential and mixed-use property in London and the South East. We look for projects with a clear plan, strong local demand and more than one way to sell, refinance or hold the property.
The private area is for invited investors. Before sharing an opportunity, we confirm that the person or organisation is suitable to receive the information. These investments can be long term and difficult to sell early.
Invited investors can see the investment summary, financial information, key risks, planning and legal documents, project updates and reports relevant to that opportunity.
We test costs, borrowing, planning, demand and exit options before committing capital. Where appropriate, independent advisers review important assumptions. Every opportunity is different, so its specific risks and protections are explained separately.
Digital assets / Circa45 property projects
Digital wealth.
Property ambition.
Own Bitcoin or other crypto? Explore borrowing against it to fund an investment in a Circa45 property project.
We introduce you to a specialist lender who assesses your holdings and potential borrowing. If approved, the loan proceeds could fund a property investment with us, subject to our separate onboarding and investment terms.
Discuss crypto-backed property investment ↗Circa45 may receive an introduction fee from the lending provider if a transaction proceeds.
A glimpse of Circa45 / Wimbledon & Egham01 / YOUR PLANSTell us what you have in mind02 / LENDER ASSESSMENTExplore a crypto-backed loan03 / SEPARATE INVESTMENT REVIEWConsider a Circa45 project
Illustrative route only. Lending and investment are subject to separate approvals.
Start with a conversation
Understand the property.
Understand the plan.
Book a call or request an invitation to the private investor area.