How we reject 9 out of 10 properties (and why you never hear about it)
Behind a shortlist of 3 properties there are around 30 rejected ones. We show the real reasons for rejection over the past month: title deeds, geology, yield, developers with no track record.
When a client receives a shortlist of 3 properties from us, they see the result. But they do not see the process: behind those three stand around 30 options viewed and rejected.
Here are the real reasons for rejection over the past month — without project names, but with honest statistics.
A "beautiful price" with a surprise in the title deed — 2 properties
Good square metres, a sensible price. We open the documents — Notes about an unauthorised extension, and in one case a bank Memo on the land under the complex. A bank will not approve such a property for a buyer with a mortgage, which means minus half of your future buyers on resale.
Geology and location — 3 properties
A villa with a "wow view" on a hill. We look at the neighbouring plots: retaining walls with cracks, the neighbour's fence is shifting. The Geotechnical Report "cannot be found". Thank you, goodbye.
The maths does not add up — 8 properties
The most frequent reason. The brochure says "8% yield"; in our model, after communal fees, taxes, vacancy and realistic rent, it is 3.9% Net. The property is not bad. The property is simply expensive for the yield it delivers.
A first-time developer with no track record — 5 properties
The renders are beautiful. Completed projects: zero. No in-house management company. No bank financing for the project. In 2026, when dozens of new companies have entered the market, that is far too expensive a lottery ticket.
No answer to the key question — 4 properties
"Who will buy this from you in 5–7 years?" If after a pause the answer is "well, someone will turn up", that is not an investment, that is hope.
Why we are telling you this
Because the consultant's main job is not to find you a property. Any portal will find properties in 10 minutes.
The main job is to reject what looks good but calculates badly. And by doing so, to save the client's resources.
The client pays (in time, money and trust) not for "access to a database". The client pays for the 27 properties they did NOT buy.
Our advice
Next time someone sends you a "hot deal, today only", ask the sender: "And how many properties did you reject before choosing this one?" Their reaction will tell you everything.