Private Real Estate Properly Advised

Direct ownership of prime property remains one of the most effective ways families and investors build and hold wealth. It is also one of the least transparent markets they will ever transact in.

Every seller of a prime asset is professionally represented by an agent who works for the other side. Hurlingham Advisory exists to level that table: principal-led representation for buyers, owners and investors of £5M+ assets, from sourcing and underwriting through negotiation to completion.

Understanding the Market

The best transactions are decided before exchange — by what the buyer understood that the market didn't advertise.

In prime property, the visible market is the smaller part of the market. Asking prices are opening positions, condition is presented rather than disclosed, and the most important facts about an asset, its true tenancy position, its coming capital demands, its honest place on the risk spectrum, surface only under deliberate investigation.

The sections below set out how we think about that investigation, because how an advisor thinks is the only credential that matters before you engage one.

The Nature of Private Real Estate

Prime property is acquired between principals, not on exchanges. Returns come from two sources, income and appreciation, but information is unevenly distributed: the best assets rarely reach the open market, pricing is negotiated rather than quoted, and outcomes follow the quality of your access and analysis.

Where an Asset Sits on the Risk Spectrum

Core, core-plus, value-add, opportunistic, every asset occupies a position on this spectrum, whether the buyer knows it or not. Many investors believe they are buying core and are unknowingly buying value-add: an asset whose condition, compliance position or tenancy profile will demand capital they hadn't priced. Locating the asset honestly on this spectrum, before exchange, is most of the game.

The Eight Questions That Decide Every Acquisition

Purpose and hold horizon. Net cash flows, not gross yields. Condition and capital requirements. Pricing against evidence. Leverage under stress. Position in the cycle. The street, not the postcode. Tenant covenant quality. Our underwriting answers all eight in writing, before you commit.

04 Why Prime London

Global demand against constrained supply, in a rule-of-law jurisdiction the world trusts, and a transaction culture where the best assets change hands quietly between well-advised parties. The market's opacity protects it, and punishes the unadvised: the difference between well-bought and badly-bought is routinely six figures, decided in the weeks before exchange

Our Mandates

We act under three forms of engagement, and every one is structured around a single principle: our advice must carry no incentive to push you toward a transaction.

Mandates are retainer-based, not commission-driven, we are paid for judgment, not for deals closing. That structure has consequences. The recommendation to walk away is one we deliver regularly, in writing, even when it costs us the larger fee.

Our underwriting is tested against real operating data, because we run a prime London management platform of our own, the rents, voids and costs in our models are checked against buildings we manage, not assumptions we inherited.

And every mandate is led personally by the principal who transacts £5M+ assets, never handed down a desk. We accept a limited number of engagements at any time, because the standard is the product, and standards dilute quietly before they fail loudly.

Buy-Side Mandate

Retained representation for acquisitions. We search beyond the advertised market, including off-market channels, underwrite the asset as an investment rather than a purchase, stress-test every assumption, negotiate from evidence, and manage the transaction through to completion. The fee is a fraction of the margin it protects.

Sell-Side & Capital Strategy

Preparing an asset or portfolio for its next chapter, disposal, refinancing or restructuring. Positioning, data-room readiness, buyer and investor qualification, and negotiation support, so the asset meets the market fully prepared and priced from strength.

Strategic Asset Review

A paid diagnostic for owners facing a decision: hold, sell, refinance or reposition. A written analysis with a clear recommendation tested against real operating data, because we also run a £22m+ prime London management platform. We advise on what we manage, and manage what we advise on

How We Work

We manage what we advise on a £22m+ prime London management platform tests our assumptions against real rents, real voids, real costs, nightly. Every mandate is led personally by the principal who transacts £5M+ assets.

And we are paid for judgment, not transactions: retainer-based engagement means the advice to walk away costs us fees and is delivered anyway, in writing.