We offer a simple proposition whereby we pull together like minded clients to enter into a partnership agreement based on a development proposal which we have identified and assessed in detail.

Would you like to develop with us?

We love doing developments well and being proud of them when finished. Once we’ve identified and fully assessed a potential development opportunity, we bring clients together in a partnership agreement.

Each development is then managed by Helmsley Group through to completion, with members having regular input at site meetings, normally held on a monthly basis.

As a member, you’ll have total discretion over how each project progresses. Most of our developments follow a clear path which is agreed at the outset of the project, but may vary depending on any planning, market forces etc.

Our role varies depending on each development and will be set out at the onset of the development in a project co-ordination agreement. We have a strong track record of managing the development process from start to finish.

Our role:

  • Initially carrying out appraisals and risk analysis, all of which are provided to members of each development and presented both in writing and at an initial pre-purchase meeting.
  • Organising planning permissions.
  • Managing contractors and 3rd parties throughout the design and build stage of development, including organising warranties, local authority liaison etc.
  • Overseeing though to final sale.

Our promise to you

On completion of the project, members benefit from a proportion of any profit which has been agreed at the outset and set out in the project co-ordination agreement.

Helmsley Group will only develop in areas we know and understand well. Having been based around York for over 35 years we are York focussed and stick to developing in Yorkshire.

Interested parties decide whether they wish to take part in an individual development based on information provided by Helmsley Group once a project has been identified. Each project is treated individually with clients having ultimate control over the way a development progresses. Helmsley Group have no discretion over client’s monies and so decisions are made only with the member’s approval only. Development projects are not run as a fund or pooled together in any way.

All developments are purchased without bank financing.

Some of our development schemes

Westgate, York

The Old Fire Station

Dixons Yard, Walmgate, York


Merchants  Exchange, York


Duncombe Place, York:


Westgate, York

Westgate, York

114 apartment scheme, the largest in York

Sensitive development site on the river Ouse

Dixons Yard, Walmgate, York

Dixons Yard, Walmgate, York

50 apartment scheme

Overlooking the river Foss

Merchants  Exchange, York

Merchants Exchange, York

24 apartment scheme with restaurant and office accommodation

River fronted site with significant archaeological and flooding challenges

Duncombe Place, York:

Duncombe Place, York

High value residential scheme

Complex listed building issues to overcome

Westgate, York

Connaught Court

Dixons Yard, Walmgate, York


The key questions

What are the returns?

These differ according to the nature of the development, we aim to secure clients a priority return of 25% before we share in the generated profits.

In general the more risk that can be removed from a scheme, the less the return. So a pre-let or pre-sold deal may generate lower returns but less risk, whereas a development with planning and sales risk may generate higher returns.
Each development is unique and tailored accordingly. Potential risks and returns are presented to members prior to purchase with no guarantee on returns.

What are the risks?

Property development carries with it risks. Examples include: planning risk, market circumstances changing during the development process, interest rates volatility, the list goes on.

We aim to minimise the risks with our teams many collective years of experience in development and by building only in areas we know and understand well. By creating joint ventures and allowing clients to spread their investment money over numerous schemes and by not utilising bank borrowing we help spread and reduce the risk further.

Our intention is to lay out as many of the potential downsides to members at day one as we can. It is plainly impossible to predict every scenario and so the high level of potential rewards reflects the higher levels of risk.

Property development is not for all and we strongly recommend anyone interested secures independent advice as to the suitability of such a route to enhance wealth.

Is it for me?

Some clients find development fun and enjoy being involved in projects which aim to improve a buildings or an area for the good. Some clients take part purely for the returns. All must be aware of the risk vs rewards and all should secure their own advice as to suitability before taking part.

What do we get for the work?
  • Each development varies. Helmsley Group’s fee and profit share will be presented in a project management agreement and approved by members prior to any development commencing.
    The structure of the scheme will normally follow along the lines of:
  • Helmsley agents finder’s fee for introducing, analysing and setting up the project
  • A fixed project management fee for day to day oversight of the scheme
  • Priority return to clients paid before any profit share arrangement (generally 25%)
  • Profit share between members and Helmsley Group on any ‘super profit’ over and above the 25% priority return

For more information about development please fill in our call back form or call us on 01904 682800

The development team

John Reeves FRICS Chairman
John Reeves FRICS
Maxwell Reeves MRICS PGDip Surv BA (Hons.)


We may monitor and record your calls for training and quality purposes.
Registered in England and Wales No. 04241081.
Registered Office: Colenso House, 1 Omega Monks Cross Drive,
Huntington, York, YO32 9GZ

Chamber Commerce

Helmsley Securities Ltd and Helmsley Acceptances Ltd are authorised and regulated by Financial Conduct Authority (Financial Services register numbers 665743 and 715178)


High Net Worth Investor – An individual who has signed, within the period of twelve months ending with the day on which communication is made, a statement to confirm they have an annual income of not less than £100,000, or net assets, excluding their primary residence, of not less than £250,000.

Certified Sophisticated Investor – An individual who has a written certificate within the last 36 months by an FCA Approved Person confirming that the Investor is sufficiently knowledgeable to understand the risks associated with engaging in investment activity in non-mainstream pooled investments

Self-Certified Sophisticated Investor – An individual who has signed, within the period of twelve months ending with the day on which communication is made, a statement to confirm that have sufficient knowledge to understand the risks associated with engaging in investment activity in a non-mainstream pooled investments.

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