Capital Partners

For investors who think in decades.

Portfolio, terms, security, and case study. Aethos Homes is a Liverpool residential property company. Investor capital is placed on 12-month project loans as part of a long-term operating business.

01Portfolio Overview

The portfolio at a glance.

An operational summary of the current Aethos Homes portfolio, reported at asset level rather than legal entity level.
Ref.
Metric
Position
Notes
01
Total Properties
24
Residential, Liverpool
02
Legal Entities
9
SPV structure by asset class
03
Total Units
24
16 single lets, 4 HMOs, 4 Airbnb
04
Portfolio Value
£5.09m
Independent valuation, Q2 2026 (£5,095,000)
05
Annual Rental Income
£437,100
Gross, contracted (£36,425 / month)
06
Primary Location
Liverpool
Deliberately single-market. No national diversification.
Reported at portfolio level. Updated quarterly. Last updated · Q2 2026
Aethos Homes - finished interior
01.BOperating Performance
Trailing twelve months, portfolio level.
KPI · 01
100%
Occupancy Rate
Current - stabilised assets, no active voids
KPI · 02
2.1yrs
Average Tenancy Length
Active tenancies
KPI · 03
£437,100
Annual Rent Collected
Gross of costs, net of voids
01.CPortfolio Composition
Asset class breakdown and geographic distribution.
02Current Deal Summary

What the current loan looks like.

Each opportunity is tied to a named project with a defined repayment route. Documents are shared before any commitment is made.
Structure
12 month private loan agreement
Target Return
10% p.a. fixed, subject to contract and risk disclosures
Minimum Investment
£10,000
Asset Type
Liverpool residential property
Repayment Route
Refinance, sale, or another agreed exit route
Eligibility
Sophisticated or high net worth investors only
Documents provided before commitment
Deal summary · Loan agreement · Risk disclosure · Investor classification statement

Capital is at risk. Returns are not guaranteed. This is not financial advice. Private loan agreements are not regulated by the FCA. Seek independent legal and financial advice before committing.

03The Opportunity

A 12 month loan agreement tied to a named property project.

We invest our own money into each deal before bringing it to private investors. Investor loans are documented separately and agreed before funds are drawn. Each opportunity is tied to a named project with a defined repayment route.

Terms shown are representative of current deals. Each agreement is individually documented and confirmed in writing before funds are drawn.

Annual Return 10% p.a.
Term 12 months
Payouts Quarterly or end-of-term
Minimum £10,000
Security Personal guarantee. Additional security considered for larger positions by agreement.
Structure Bespoke loan agreement
Repayment Refinance, sale, retained cash, or another agreed exit route
04Security and Repayment

Every opportunity is documented before funds are drawn.

Typical documents include:

  • 01Private loan agreement
  • 02Personal guarantee
  • 03Risk disclosure
  • 04Investor classification statement
  • 05Deal summary
Additional Security

For larger investments, additional security such as a title restriction or legal charge may be considered by agreement.

Repayment

Repayment is expected from refinance, sale, retained cash, or another agreed exit route. Capital is at risk and repayments are not guaranteed.

TYPE · 01
16 units
Single Let
Long-term AST tenancies
TYPE · 02
4 units
HMO
Licensed houses in multiple occupation
TYPE · 03
4 units
Short Stay
Serviced accommodation, Airbnb managed
Single Let 67% HMO 17% Short Stay 17%
Location
Liverpool
All 24 properties within the city
Focus Areas
L8 · L17 · Central
High-demand residential postcodes
Structure
9 SPV companies
Assets held by asset class and acquisition
05For Capital Partners

How investor capital is used, protected, and repaid.

How Aethos Homes thinks about investor capital, risk, leverage, and the compounding effect of patient ownership.

Owner-operators first.

Joe and Katy Davies began in property in 2016, managing a single Airbnb for a family friend while at university. What followed was seven years building Host So Simple - a full-service short-term rental agency that grew to over 100 properties and 50+ staff across operations, maintenance and guest support. In 2023, they exited via acquisition.

Aethos Homes is the next chapter: acquiring and holding residential assets for the long term, funded in part by private investor capital placed on documented terms.

Joe & Katy Davies · Co-founders, Aethos Homes · Est. 2019
Joe and Katy Davies, co-founders of Aethos Homes

Aethos Homes is a Liverpool residential property company. We acquire residential property with our own balance sheet capital and, where appropriate, alongside a small number of private investors via documented loan agreements.

Our model is built on three disciplines: buy quality, operate with systems, compound over decades. We do not trade property in cycles. We do not pursue yields that cannot be sustained. We do not acquire assets we would not be comfortable owning through a material downturn.

Investor capital is treated with the same discipline as our own, because each deal is structured before any external capital is drawn.

05.AInvestment Philosophy

Long-term residential ownership.

We acquire cash-flowing residential assets in postcodes with durable rental demand. Every acquisition is underwritten for a ten-year hold. Appreciation is a by-product of ownership. Rental income is the primary return driver. Equity growth is the secondary return driver. Speculation plays no role in the model.

05.BCapital Protection Discipline

Leverage with margin.

Portfolio leverage is capped at 75% loan-to-value. Every acquisition is stress-tested against a materially higher interest rate and a 10% drop in rental income before approval. Cash reserves are held at entity level against void periods, refurbishment overruns, and refinancing cycles. Reserves are not released to chase additional acquisitions.

05.CTypical Asset Profile

Residential stock we operate directly.

Target acquisitions are single-let residential properties, small HMOs, and small residential conversions in Liverpool. Typical ticket size is between £150k and £1.5m. Target gross yield 7-9%. Target stabilised net operating margin above 60%. Commercial, development land, and overseas assets are outside the mandate.

05.DLong-Term Compounding Model

Refinance, recycle, repeat.

At the five-year point in each asset's hold period, we refinance against the stabilised value. Released equity is redeployed into the next acquisition. The original asset continues to generate rental income on updated terms. Repeated across a portfolio, this cycle compounds ownership without requiring new capital injection.

05.ESecurity & Legal Structure
How investor funds are protected. Full documentation available prior to any commitment.
01
Loan Agreement

A legally binding loan agreement is executed before any funds are drawn. Each agreement is bespoke, reviewed by a solicitor, and specifies the full term, target return, repayment mechanics, and default provisions.

02
Personal Guarantee

Repayment of capital and the agreed return is personally guaranteed by both directors. For positions above £50,000, a restriction on title or first legal charge over the asset is available on request.

03
Ring-Fenced SPV

Capital is drawn into a designated SPV limited company, ring-fenced to the specific project. Funds cannot be redeployed or used for other purposes without the investor's written consent.

06Operating Model

Five stages. Repeatable.

Every asset moves through the same five-stage operating cycle. The stages are designed to be boring and repeatable, which is the point.
06.B · Stage Detail
01
Acquire
Source off-market and agent-introduced residential stock in target postcodes. Underwrite against minimum yield, stress-tested interest rate, and conservative end-value.
Risk Control
We walk away from more deals than we complete. Acquisition discipline is the first and most important risk control.
02
Improve
Refurbishment scope is costed and contracted before exchange. Value is engineered through layout reconfiguration, HMO licensing, and specification upgrades.
Risk Control
Fixed-price contracts with a trusted contractor panel. Contingency of 10% built into every works budget.
03
Operate
A local operating partner handles lettings, compliance, and maintenance. Tenants are selected for stability and long-term intent. Compliance runs on a standardised calendar.
Risk Control
Standardised operating procedures across every asset. Compliance is calendar-driven, not event-driven.
04
Refine
Every asset is reviewed quarterly against operating margin, void risk, and structural condition. Rent reviews are evidence-based. Underperforming assets are remediated.
Risk Control
Quarterly portfolio-level data review. Assets that fail two consecutive reviews trigger a disposition assessment.
05
Redeploy
At year five, refinance unlocks equity as stabilised values rise. Released capital is redeployed into the next acquisition. The original asset continues producing income.
Risk Control
Refinancing decisions are governed by debt service coverage ratios, not headline valuations.
Aethos Homes - finished interior, Liverpool
07Flagship Case Study

One asset, fully shown.

A representative example of the Aethos Homes acquisition, improvement, and stabilisation process at asset level.
REF · CRX-059 · LIVERPOOL L8

59 Croxteth Road.

A seven-unit residential conversion of a Victorian Liverpool townhouse. Acquired for refurbishment and long-term hold, funded through a senior lender bridging facility, assessed as self-funding through completion. The project demonstrates the full Aethos Homes acquisition, improvement, and stabilisation cycle in a single asset.

Condition · Before WorksIMG · 01
59 Croxteth Road aerial view before refurbishment
Living Room · After WorksIMG · 02
59 Croxteth Road living room after refurbishment
Unit Layout · Post-ConversionPLAN · 03
UNIT 01 2-Bed UNIT 02 2-Bed UNIT 03 2-Bed Duplex (GF + 1F) UNIT 04 2-Bed UNIT 05 2-Bed UNIT 06 2-Bed UNIT 07 3-Bed GF 1F 2F Scale ref.
Kitchen · After WorksIMG · 04
59 Croxteth Road kitchen after refurbishment
Bedroom · After WorksIMG · 05
59 Croxteth Road bedroom after refurbishment
Asset Profile
Asset Type7-Unit Conversion
LocationLiverpool, L8
StrategyValue-Add Refurb
Total Units7
StatusNear Completion
Valuation Stage9 of 10
Capital Structure
FundingSenior Lender
Purchase Price£650,000
Refurbishment Cost£500,000
Total Invested£1,150,000
Stabilised Value£1,370,000
Hold Strategy
Long-Term HoldYes
Refinance TargetYear 5
Post-Stabilisation LTV75%
Expected Gross Yield7.4%
Min. Investor Loan£10,000
Exit StrategyRefinance, Hold
08Operator Track Record

Who is behind this.

Aethos Homes is led by Joe Davies.

Joe previously co-founded and scaled Host So Simple, a Liverpool short-stay management company, before its acquisition by Host & Stay in 2023.

Today, the focus is residential property in Liverpool: buying carefully, improving assets properly, and holding for the long term.

Reference Points
  • Host & Stay acquisition of Host So Simple, 2023 [TODO: add link]
  • Companies House profile [TODO: add link when company number confirmed]
  • 59 Croxteth Road case study
Joe Davies, founder of Aethos Homes
Joe Davies · Founder, Aethos Homes
09Common Questions

What investors ask us.

Q · 01

Is this FCA regulated?

No. This is a private loan agreement between two parties - not a pooled investment scheme. Each loan is individually documented. We work exclusively with sophisticated or high-net-worth investors who understand the nature of private lending. We recommend seeking independent legal and financial advice before committing.

Q · 02

What if the market crashes?

Our deals are underwritten on cash-flow, not capital appreciation. Rents in our core Liverpool postcodes have remained resilient through past downturns. Every acquisition is stress-tested at a materially higher interest rate and a 10% rental income reduction before approval. We hold reserves at entity level specifically for this scenario.

Q · 03

Can I get my money back early?

The standard term is 12 months. Early return is only possible if mutually agreed, or if the project refinances ahead of schedule. Repayment is funded from the long-term mortgage that replaces the project finance at completion, or from another agreed exit route.

Q · 04

Do you invest your own money too?

Always. We invest our own money into each deal before bringing it to private investors. This is not a policy statement. It is how every deal is structured.

Q · 05

What happens at the end of the term?

At term end, your capital plus the agreed return is repaid in full. You can take it back or enquire about the next available deal. Investors who wish to maintain ongoing exposure typically enquire about the next available deal. There is no obligation either way.

Q · 06

What do I get before committing?

Before anything is signed, you receive: a full project overview, the indicative loan terms, the SPV company details, and the draft loan agreement for your solicitor to review. Joe walks through the deal personally. There is no pressure and no deadline.

Capital Partner Enquiry

Ready to have a conversation?

Enquiries are handled directly by Joe Davies. There is no form, no funnel, and no intermediary.

After you reach out: a brief intro call, the current deal overview by email, the draft loan agreement for your solicitor, then a second call to answer any questions. From first email to signed agreement typically takes one to two weeks.

Current Deal - At a Glance
Minimum Investment£10,000
Term12 months
Return10% p.a. target
Asset FocusLiverpool Residential
Investor StatusSophisticated / HNW
Request Deal Overview