MSP Property — Children's Residential Care

The integrated property partner for children's care homes

Planning. Design. Property. Operator — all under one roof. Serving investors and children's home operators across the UK.

50+

C2 Permissions secured

10–12%

Target gross yields

15–25yr

FRI lease terms

UK

Nationwide coverage

Two audiences. One integrated partner.

For property investors

High-yield, long-lease children's care assets

10–12%+ gross yields on fully tenanted properties

FRI leases — operator pays all repairs and insurance

C2 planning secured in-house — saving £10k+ per deal

End-to-end delivery — we manage everything

JV, turnkey, and loan finance structures available

For children's home operators

A landlord who speaks your regulatory language

Properties designed to Children's Homes Regulations 2015

C2 planning managed in-house — 50+ approvals track record

Long FRI leases — your security of tenure assured

We know what Ofsted expects of your premises

Expand without the capital burden of ownership

Why Anjum Properties is different

C2 planning in-house

50+ C2 permissions secured for children's homes across England. No external consultant cost. Faster timelines. Proven track record with local planning authorities.

Architectural design included

Full in-house design capability. Every property fitted to Ofsted and Children's Homes Regulations 2015 standard from day one — no retrofitting, no surprises.

Operator network built in

Pre-existing relationships with Ofsted Good/Outstanding providers across England — built through years of planning and design work, not cold outreach.

"

You bring the capital. We bring the planning, the design, the operator, and the lease. You own a fully tenanted children's home — without the complexity.

Anjum Mehmood — Director, Anjum Properties Ltd

Ready to explore a partnership?

Investors, operators, and landlords welcome. Book a free 15-minute call.

Book a free call

For property investors

Children's care property: 10–12% yields. Long FRI leases. Government-backed income.

We handle planning, design, and operator sourcing. You invest capital and receive long-term, inflation-linked rental income.

Book investor call

Why children's care property?

1

Government-backed income

Local authorities fund placements at £3,000–£6,000+ per child per week. Your rental income flows from one of the most secure commissioning environments in the UK public sector.

2

FRI leases — zero maintenance liability

Full Repairing and Insuring leases mean the operator pays all repairs, maintenance, and building insurance. You collect rent. Nothing else.

3

Inflation-linked rent reviews

RPI-linked rent reviews — typically annually or every 3 years — protect and grow your income in real terms over the full lease term.

4

Capital growth built in

Stabilised care properties are valued on a commercial yield basis. A well-tenanted asset with a long lease commands a significant premium over acquisition cost.

Illustrative deal

Property purchase£350,000

Refurbishment & design£55,000

C2 planning (in-house)£0 external

Legal & finance costs£26,000

Total invested£431,000

Annual FRI rent£50,000

Gross yield on cost11.6%

Refinance valuation (est.)£555,000

Equity released£124,000+

Illustrative figures only. Seek independent financial advice before investing.

Three ways to work with us

Option A

Turnkey delivery

You own the property. We deliver C2 planning, design, refurbishment, and operator sourcing. A project management fee is agreed. You receive long-term FRI rental income.

Option B

Joint venture

You provide capital. Anjum Properties contributes planning, design, and operators. Equity split agreed to reflect each party's contribution. Both parties share income and growth.

Option C

Loan finance

You provide development finance at an agreed return. We deliver the project, refinance on long lease, and return your capital with the agreed profit. Clean exit on refinance.

Ready to explore your first deal?

Book a free 15-minute call or request our investor pack — no obligation.

Book a call

For children's home operators

A property partner who understands your regulatory world

Expand your children's home portfolio without the capital burden of property ownership. We find, plan, design, and lease — you focus on delivering outstanding care.

Talk to us

What we offer operators

1

Properties designed to your needs

Every property is architecturally designed in-house to meet Children's Homes Regulations 2015 — correct bedroom sizes, outdoor space, staff areas, and accessibility. No surprises during Ofsted registration.

2

C2 planning handled for you

We have secured 50+ C2 planning permissions for children's homes. Where a property requires change of use, we manage the full process — pre-application, submission, and committee.

3

Long FRI leases — your security

Leases of 15–25 years provide the tenure security your business needs. RPI-linked rent reviews are structured to remain commercially viable alongside your placement income.

4

A landlord who knows Ofsted

Unlike standard landlords, we know what Ofsted inspectors look for in premises. We design with registration in mind from day one — not as an afterthought.

"

Most landlords don't understand care. Most care-aware landlords can't do the planning. We do both — and we've done it over 50 times.

Anjum Mehmood — Director

We are looking to partner with operators who are:

Ofsted registered — Good or Outstanding rating on existing homes

Experienced Registered Manager in post or identified

Active LA commissioning relationships in place

Looking to expand — 1–3 new homes in next 12–24 months

Willing to provide commercial lease and personal guarantee

Care types we support

SEMH

Social, Emotional & Mental Health — 2–5 beds. Therapeutic environment design.

EBD residential

Emotional & Behavioural Difficulties — structured environments, 3–6 beds.

Solo / Solo+

Single-child high-complexity provision. Premium specification properties.

Supported accommodation

16–25 care leavers. HMO or C3 structures. Lighter regulation pathway.

Looking to expand your children's home portfolio?

Tell us your area, care type, and number of beds. We'll tell you if we can help.

Book a call

How it works

From property to fully tenanted children's home — end to end

A clear, proven seven-step process — delivered entirely in-house by Anjum Properties Ltd.

The Anjum Properties process

1

Property identification

We identify properties with C2 planning potential — applying our planning expertise at the acquisition stage. Location, layout, garden, parking, and planning environment are all assessed before any recommendation to purchase.

2

Planning feasibility & pre-application advice

We obtain pre-application advice from the Local Planning Authority before any commitment. 50+ C2 approvals means we know exactly what to look for — and what to avoid.

3

Acquisition & legal

Property acquired subject to planning, survey, and operator confirmation. Specialist care property solicitors instructed. Finance arranged through specialist commercial lenders.

4

C2 planning application

Full application submitted and managed in-house. Design & Access Statement, community engagement, and LA commissioner support all coordinated. No external planning consultant cost.

5

Architectural design & refurbishment

Property refurbished to Children's Homes Regulations 2015 standard by our own team. Every bedroom, bathroom, staff area, and outdoor space designed for Ofsted compliance from day one.

6

Operator lease

FRI lease agreed with an Ofsted-registered operator from our network. 15–25 year term, RPI-linked rent reviews, personal guarantees secured. Operator commences Ofsted registration.

7

Refinance & capital recycling

Stabilised, tenanted asset refinanced on long-term commercial mortgage. Capital recycled into the next acquisition. Portfolio grows — the process repeats.

Illustrative timeline to income

Months 1–3

Search, offer, planning pre-app, operator identified

Months 3–6

Legal, planning submitted, exchange contracts

Months 6–10

Refurbishment complete, lease signed, Ofsted registration begins

Month 10–14

Income live, refinance completed, capital returned

Timeline is illustrative. Actual timescales depend on planning, legal, and refurbishment complexity.

Ready to start your first deal?

Book a free 15-minute call and let's see what's possible together.

Book a free call

About us

Built on 50+ planning permissions and a decade of sector expertise

Anjum Properties Ltd is the property arm of Anjum Design Ltd — one of the UK's most experienced planning and design consultancies specialising in children's residential care.

Our story

Anjum Mehmood is an architectural designer and planning consultant based in Solihull, with a specialism that sets him apart: over 50 C2 planning permissions secured specifically for children's residential care homes across England.

Working with children's home operators and landlords nationwide, Anjum has developed an unmatched understanding of what makes a successful children's home property — from planning strategy and community engagement through to Ofsted-compliant architectural design.

Anjum Properties Ltd is the natural extension of that expertise: a specialist MSP property company that acquires, develops, and leases properties to children's home operators — bringing planning, design, property, and operator together under one roof.

Credentials

50+ C2 planning permissions — children's homes, England

Full architectural design capability — in-house

Established operator relationships — Ofsted Good/Outstanding

Regular attendee: Care Show NEC, ICHA Conference

Active across LinkedIn, Instagram, TikTok, Facebook

Solihull HQ — nationwide coverage

LinkedIn Instagram TikTok Anjum Design Ltd

The group structure

Anjum Design Ltd

Parent company — architectural design and planning consultancy. 50+ C2 permissions. Ofsted-compliant design for children's care environments. anjumdesign.co.uk

Anjum Properties Ltd

MSP property division — acquires, develops, and leases children's home properties on long FRI leases to Ofsted-registered operators. Investor and JV partnerships welcome.

Operator network

Warm relationships with Ofsted Good/Outstanding children's home providers — built through years of planning and design work, not cold outreach. Active nationwide.