Find
Look for property where better planning, design or management can unlock value.
Location · Demand · PotentialUK property investmentBuilt on real experience
Property investment,
made clear.
Circa45 finds, improves and manages UK property. We are completing our testing phase, building a stronger pipeline and preparing focused investment strategies for private investors and family offices.
Learn before we scaleInvest carefullyPlan for more than one outcome
Featured projectC45 / 01
Thornton House
Wimbledon VillageResidential development
Finished homesNow for sale
Explore the developmentCompleted developmentWimbledon Village
Trust
Listen
Humility
Respect
Transparency
01 / The opportunity
Property is complicated. The investment story should be clear.
C45 brings together the people, funding and practical work needed to turn property potential into lasting value.
How we invest
Understand the risk.
Then create the value.
We focus on residential and mixed-use property in London and the South East. Before moving forward, we test the plan, costs, borrowing, local demand and more than one way to sell or hold the property.
Improve
Set a clear budget and plan, then manage funding, permissions and delivery step by step.
Plan · Budget · DeliverySell or hold
Choose the best route for the property: sell, refinance, retain for income or continue improving it.
Sell · Refinance · Hold02 / Our projects
Real property.
Clear progress.
These projects show the work behind the strategy. Each image is labelled so you can see whether it is a current photograph or an illustration of the plan.
Wimbledon Village, LondonHomes for sale
Thornton House
Complete a carefully designed village development and bring the finished homes to market.
Eight finished homes on Thornton Road in the heart of Wimbledon Village: six apartments, a two-bedroom coach house and a five-bedroom townhouse.
01Six apartments02Two-bedroom coach house03Five-bedroom townhouse
See the project
View all 25 photos 
Egham, SurreyOperating
Virginia House
Turn a well-located town-centre building into comfortable homes with recurring income.
Twenty self-contained one-bedroom apartments close to Egham station and Royal Holloway, now operated as student accommodation.
01Twenty apartments02Managed by PfP Students03Close to rail and university
See the project
CambridgeDevelopment
CB5 Living
Improve three connected properties through one clear plan.
Logic House, Ramsden Square and The Courtyard are managed together as one Cambridge residential portfolio.
01Three connected assets02Local market research03Options to sell or hold
Wooburn Green, BuckinghamshireSold
Mill House
Bring an underused building back to life through thoughtful design, service and hands-on management.
C45 transformed a former paper-mill estate office into a boutique flexible workspace, operated it and later sold it.
01Refurbished and repositioned02Operated by Circa4503Subsequently sold
View the sold-project case study 
Hemel Hempstead, HertfordshirePlanning + funding
Pouchen End Farm
Use patient planning work to create a practical future for a difficult site.
A residential opportunity where careful planning and staged funding can unlock the site’s potential.
01Clear site plan02Planning-led improvement03Funding linked to progress
See the project
Explore the plans and visuals Selected projects · information current to August 2026 · images are labelled as current, historic or illustrative · ownership, structure and full project information are confirmed before an investment is considered.
Projects taking shape
In design and planning
The next schemes.
Shown at the right stage.
These projects are at an early stage. We use codenames and broad regions here, keeping exact locations, plans and transaction details for controlled conversations.
C45 / 06Design / planning
Greater London
Project Alder
An early-stage residential scheme now moving through design and planning. We are developing the proposal and testing the planning and delivery route before sharing more detail.
The project identity, exact location and plans are shared only when appropriate.C45 / 07Design / planning
South East England
Project Beacon
An early-stage conversion scheme now in design and planning. The team is testing how the property can be adapted and brought forward responsibly.
The project identity, exact location and plans are shared only when appropriate.03 / What comes next
A growing pipeline.
Each project at its own stage.
This is a selected view of projects we operate, plan, improve or assess. We do not fund everything at once. Each project must continue to meet our standards before more money is committed.
Thornton House
Wimbledon Village
Residential sale
Preparing for saleVirginia House
Egham
Residential income
OperatingProject Alder
Greater London
Planning-led residential
Design / planningCB5 Living
Cambridge
Residential improvement
DevelopmentProject Beacon
South East England
Building conversion
Design / planningProject Ember
Greater London
Urban residential
EvaluationProject Grove
Greater London
Residential development
Option reviewPouchen End Farm
Hemel Hempstead
Residential planning
Planning + fundingPublicly disclosed projects use their real names. Private opportunities use codenames and broad regions. A listed project may be owned, under review or subject to agreement; its plans and stage may change. Listing does not mean it will complete or become available to investors.
04 / Our future
From testing to growth
We have tested the approach.
Now we build the pipeline.
We started by doing the work ourselves: buying carefully, working through planning, improving property, operating assets and preparing exits. As this testing phase ends, we are building a repeatable flow of projects and focused investment strategies.
Learn by doing
Build the experience, relationships and working methods needed before growing.
Nearly completeBuild a steady flow
Develop more opportunities at different stages and match the right funding to each one.
NowLaunch focused strategies
Create separate strategies for property we develop, sell, hold, operate or manage.
FutureHow the plan developed
From operating property.
To testing a fund idea.
To focused strategies.
C45’s earlier fund work shows how the idea became clearer over time. We first built operating experience, then explored one broad property fund. Work on live projects showed that focused strategies, supported by one shared team, are a better route.
Operate the place
Create and run real spaces, learning what customers need and how buildings perform day to day.
Design the model
Explore how one property fund could support income, development and regeneration.
Test in live assets
Build practical experience in buying, planning, improving, operating and selling property.
Build specialist strategies
Build focused investment strategies, each with a clear purpose, supported by one shared team and system.
Based on C45’s 2023–24 fund strategy papers and current 2026 plans. These earlier ideas explain how the strategy developed. They are not launched funds, current assets under management or current investment terms.
The future structure
Focused strategies.
One experienced team.
Rather than one fund trying to do everything, we plan to build separate strategies for different types of property and different investor needs.
Development
Acquire · Plan · Build · SellBuy property, secure the right plan, complete the work and sell when the project is ready.
Income + hold
Acquire · Improve · Refinance · HoldImprove residential and commercial property, then hold it for income and long-term value.
Operating assets
Reposition · Operate · ManageOwn and run places where better service and management can improve performance.
Regeneration
Assemble · Transform · StewardTransform larger sites through patient funding, clear planning and careful delivery.
These are future strategy ideas only. No fund, investment terms or availability are being offered on this page.
From plan to place
Real places.
Visible progress.
These images show the property today, work already completed or the intended result. Each one is clearly labelled.
05 / The team
A focused core team
Clear responsibility.
The right experts for each project.
Glenn leads investment decisions and Anthony leads planning and delivery. They bring in specialist planners, designers, contractors and advisers when each project needs them.
GBInvestment
Founder and Investment Director
Glenn Bolton
Investment decisions · Funding · Risk oversightGlenn leads investment decisions, funding strategy and risk oversight. Before founding Circa45, he spent more than twenty years delivering complex infrastructure, events and capital projects, including London 2012, Glasgow 2014, Birmingham 2022 and the Louvre Abu Dhabi opening programme.
APDevelopment
Development Director
Anthony Peck MRICS
Planning · Project testing · DeliveryAnthony is a Chartered Surveyor who leads project testing, planning, design coordination and delivery. He turns the investment plan into practical, buildable work with clear cost control.
Specialists brought in as needed
Planning + surveying
Construction + cost management
Legal + finance
Sales + operations
Biographies describe individual roles and experience. Prior programme experience is personal career history, not Circa45 investment performance. External specialists are not presented as employees unless that relationship is current and verified.
06 / Investor area
For invited investors
Everything you need.
In one secure place.
Approved investors will be able to review relevant opportunities, read key documents, ask questions and follow progress in a private area.
A clear view of your C45 relationship.
The investor area is designed to make each step easy to understand. You will only see information that is relevant to you and ready to share.
- Opportunity summaries
- Key risks and documents
- Questions and next steps
- Project updates and reports
The investor area is invitation-only. Access does not itself confirm eligibility, reserve an investment or create a commitment.
07 / How we manage risk
Good decisions need
clear checks.
Every important decision has a named owner, supporting information and a clear reason. We compare progress with the original plan and act when something changes.
Independent checks
External cost, planning or legal specialists review important areas when a project requires it.
Cost control
We review cash flow, remaining costs and risks against the agreed plan.
Clear updates
Investors receive concise reports on progress, changes, decisions and performance.
More than one exit
We test practical routes to sell, refinance, hold or change the plan.
A simple investor journey
From first conversation to clear, ongoing updates.
Talk
We learn about your goals, experience and the way you prefer to invest.
Review
If there is a suitable opportunity, we share the key facts, risks and documents.
Decide
You ask questions, take advice and decide whether you want to proceed.
Stay informed
After completion, you receive clear updates on progress, risks and performance.
08 / Start a conversation
Choose the route that suits you
Different investors.
The same clear approach.
Tell us whether you invest personally, through a family office or for an institution. Starting a conversation does not commit you to invest.
Family offices
Discuss your investment plans
Talk with us about your goals, preferred time horizon, risk approach and the type of property strategy you are considering.
Book a discovery call ↗Institutions and advisers
Request company information
Ask for more information about our team, strategy, decision-making, risk management and investor reporting.
Private investors
Request an invitation
Tell us about your experience and interests. We will contact you if there is a suitable next step.
09 / Common questions
Clear answers,
from the start.
Circa45 focuses on residential and mixed-use property in London and the South East. We look for projects with a clear plan, strong local demand and more than one way to sell, refinance or hold the property.
The private area is for invited investors. Before sharing an opportunity, we confirm that the person or organisation is suitable to receive the information. These investments can be long term and difficult to sell early.
Invited investors can see the investment summary, financial information, key risks, planning and legal documents, project updates and reports relevant to that opportunity.
We test costs, borrowing, planning, demand and exit options before committing capital. Where appropriate, independent advisers review important assumptions. Every opportunity is different, so its specific risks and protections are explained separately.
Start with a conversation
Understand the property.
Understand the plan.
Book a call or request an invitation to the private investor area.