about Henry Davis
Henry Davis, MBA, is widely recognised as one of the UK’s most credible figures in property training and mentoring. As an active Landlord and Developer with live projects, he brings over 35 years of hands-on experience to his work. He is the managing director of Genii Developments Ltd and the former CEO of International Property Group, an overseas-based company that developed and traded land across the UK.
Originally from the Emerald Isle, Henry now divides his time between the UK and the Costa Del Sol, drawn by his long-standing affinity for coastal living. He purchased his first property in Wimbledon in 1990. Earlier in life, he was a successful single-seat racing driver, following his teenage years as a motocross rider.
Henry studied business and public relations and went on to do his MBA at the UCD Michael Smurfit Graduate Business School.
Henry is also a contributor to The Times, where he writes on property investment topics. He delivers training and contributes written content for the National Residential Landlords Association.
In addition to his training work, Henry mentors both new and experienced investors through his 9-month Property Mastermind Mentorship programme, working with clients in both group environments and on a one-to-one basis.
This property mentorship programme is designed to equip investors with the due diligence skills required to consistently identify and secure the right properties, in the right locations, below market value—using proven processes, insider knowledge, and disciplined decision-making, all grounded in Henry’s extensive real-world experience.
His one-to-one mentoring focuses on practical execution rather than theory. Clients are guided through real acquisitions, building confidence, sharpening judgement, and developing the mindset and approach of a credible, experienced property investor.
Mentoring with Henry is more than just learning the key skills to make it in property; it is also being part of a high-net networking and ecosystem where you gain access to Henry’ vast network and exclusive events.
All mentees get special event invites and access to the Developer Club – an invitation-only private club he started himself, inviting friends who were active developers and successful in property. The club runs events in the North West, London and Monte Carlo.
For anyone interested in Formula One or for our international clientele, Henry runs networking events in Monte Carlo during the two weeks preceding the Monaco Grand Prix each year, usually held during the first week of June. This offers an exclusive opportunity to engage in high-level networking and experience the atmosphere of the world’s most prestigious sporting event.
All mentees will be invited to attend the Monaco Grand Prix and watch the Monaco Grand Prix on the Friday of the Grand Prix weekend from The Yoshi Restaurant at Hotel Metropole in Monte Carlo or participate in Henry’s exclusive networking events during the Monaco Grand Prix.
Henry in the media...
THE TIMES NEWSPAPER
article written by henry
Henry often writes for The Times Newspaper. In this article, he argues that increasing regulation—especially through the Renters’ Rights Act UK—is making buy-to-let less viable. pushing many landlords to sell up or switch to short-term rentals. The author believes this will shrink the supply of rental homes, which in turn will drive rents higher for tenants.
While acknowledging the need to tackle bad landlords, the piece claims the growing legal complexity and penalties are discouraging responsible ones. Overall, it concludes that government policy risks hurting both landlords and tenants unless housing supply is increased.
TIMES RADIO
Henry Speaks On Live Radio
In the Times Radio interview (watch here), Henry Davis argues that recent Government policies—particularly the Renters’ Rights Act UK—are making it increasingly difficult for landlords to operate. He suggests that, while intended to protect renters, these measures are pushing landlords out of the market. This is a fundamental mistake and counterproductive in terms of helping renters with lower rents or encouraging landlords to bring new supply.
The result, he says, is a reduction in rental supply, which in turn drives up rents—ultimately harming the very tenants the policies aim to support, especially those on lower incomes.
IPAPER ARTICLE
Henry Interviewed
In this IPaper interview Henry Davis, a landlord for over 30 years, says rising taxes, tighter regulations, and increasing costs are making UK property investment less viable. After starting as an accidental landlord in 1992, he built a large portfolio, mainly in HMOs. He argues that higher taxes, stricter rules, and rising utility bills are squeezing profits and complicating management. Davis warns that if this continues, landlords may exit the market, reducing rental supply and pushing up rents, though he notes larger HMOs remain more sustainable than standard buy-to-lets.
NRLA MAGAZINE
Article Written By Henry
Henry writes that commercial property offers mixed-use opportunities across offices, industrial, retail and residential combinations, with potential for stable tenants, strong cash flow and tax advantages. However, investors face stricter lending criteria, lower loan-to-value ratios, and greater due diligence requirements. Remote working and legislative changes, including the Renters’ Rights Act, are increasing uncertainty and reducing predictability in some sectors, particularly offices. Blue-chip tenants can reduce risk but often demand concessions. Mixed-use strategies can improve yields but add complexity. Overall, investors must balance higher returns against regulation, vacancy risk, and management challenges. Henry is the property investment trainer for the NRLA.
BBC & GB News TV Interview
Henry Interviewed On Live TV
In this live interview Henry argues the UK housing plan is a strong idea in principle but risks failing due to execution issues, especially a shortage of skilled construction workers. He says the planning system is inefficient and needs reform, possibly through zoning-style approaches used in countries like the Netherlands or New Zealand. He suggests bringing in tradespeople from abroad, particularly Eastern Europe, to fill labour gaps. He also highlights how “NIMBYism” slows development as people oppose housing near them. Overall, he supports the ambition but doubts delivery without major changes to labour supply and planning processes.
A Selection Of Henry’s Deals & Portfolio
Below is a selection of Henry’s projects. Some of his earlier developments were delivered through International Property Group, an overseas-based company that completed sites in Manchester, Liverpool, and Nottingham. His later and larger projects were undertaken through his UK-based company, Genii Developments Ltd. In the early 1990s, Henry also completed a number of projects while operating as a sole trader. Henry Davis is in the 1% minority of property trainers and mentors with such a vast history of creating wealth through property.
The first site shown below, marked with red banners, is one of Henry’s 2026 deals. It is located behind the BMW garage in Liverpool and was originally classified as Class E. It was subsequently converted to C3 use under permitted development rights, followed by a later planning application for a large HMO. Some of Henry’s HMOs are rented to supported living clients, while others are let to standard AST tenants, which was the typical structure prior to the Renters Rights Bill. Henry’s property sourcing techniques include literally walking the streets or using specialist auction platforms such as Essential Information Group
One Of Henry’s Current Sites (Photo 06/06/2026)
London
Henry’s strategy is simple – walk the streets to find derelict buildings to reconfigure and create equity and recycle the same cash. Then reconfigure the floorplan and fit-out optimising tenant retention, practical design, and attention to detail.
Henry began trading property in London in the early 1990s. Here’s a photo of his first two HMOs — side by side. (Hard to imagine now, but this was before camera phones even existed!)
Before founding International Property Group Irl, Henry had already made his mark buying/selling in London. IPG was later established in Dublin to benefit from Ireland’s low corporate tax rate.
Fun Fact: Henry drove a Sierra Cosworth RS 500 then—the UK’s most stolen car in the 1990s.
100+ Properties Bought/Sold 30 years
MARIBEL SQ
In 2004, after reading about low house price-to-earnings ratios in the North West, Henry saw an opportunity others overlooked. He partnered in a joint venture with Nick to convert a disused church (F1 use class) into 18 residential units (C3 use class).
The entire development was sold off-plan, just before a major property crash. “At the time, I believed property prices could only go up. I’d mistakenly convinced myself we’d never see another crash — but I was wrong. That experience taught me some of my most valuable lessons about market volatility and property hedging strategies.”
This project marked a turning point in Henry’s career, sharpening his awareness of risk-management, timing, and the need to at least try to anticipate economic cycles. This spurred Henry’s interest in economics and in studying the work of Howard Marks, a famous American investor.
100+ Properties Bought/Sold 30 years
CASA URBANO
After years of trading property in London throughout the 1990s, Henry completed his MBA in 2000 and then went on to co-found International Property Group, based overseas to maximise tax efficiency, while developing in the UK market.
One of Henry’s standout early projects was a Casa Urbano, a joint venture with Peter for 42 flats in Hulme, Manchester.
“The site was in distress, owned by Rosedale Developments Ltd — but in a booming market, everyone wanted crazy unrealistic money. I presented Rosedale with an IPG feasibility study backed by two independent Vaz Panel valuers. This gave them a reality check. Sometimes credible valuation evidence oils the wheels of negotiation.”
100+ Properties Bought/Sold 30 years
st julies
In the early 2000s, with no contacts or network in Liverpool, Henry took a practical approach to sourcing. Armed with comfortable shoes, determination and a stack of leaflets, he hit the streets alongside his friend Clive (his plumber at the time).
They conducted a direct-to-vendor (DTV) leaflet drop, which led to one of many deals. One of the owners responded to the very leaflet shown in the image — a simple but powerful reminder of how hustle and persistence pay off.
The project involved securing C2 to C3 planning permission for 17 apartments. Once planning was granted, Henry sold the site to a buyer who, after much haggling, eventually became a lifelong friend.
“In hindsight I would have kept this one if I had to do it all again, but it made a lifelong friend in Nick, who I sold it to and built a friendship lasting over the decades.”
100+ Properties Bought/Sold 30 years
HIGH-END FLIP
Auction bidding wars! This property was purchased at auction, and Henry went in with a bold strategy — bidding in £10,000 increments.
“Luckily for me, these big bids scared off the competition — but what they didn’t know was I only had two bids in me! The auctioneer wasn’t impressed… he gave me a proper dirty look!”
Once the property was secured, as usual, Henry took on the interior design himself — with one exception.
“I’ve never been great at choosing colours, so I called in expert help. The colour scheme was designed by Lucy Roper, a talented interior designer you might recognise from DIY SOS.”
It was a perfect blend of bidding strategy, design, and low planning risk — and was sold in the peak of the Covid buying frenzy
100+ Properties Bought/Sold 30 years
H APARTMENT
Sometimes, the best deals aren’t found online — they’re found by literally walking the streets. That’s exactly how Henry discovered this former city centre pub, which he transformed into a 14-bed HMO.
Because of the margins of the project, it allowed for a repayment mortgage — a game-changer when it comes to long-term Net Present Value (NPV) and sustainability in terms of paying down debt.
This was another classic direct-to-vendor (D2V) success story. While out walking, Henry met the owner — a kind gentleman from Birmingham — who happened to be ready to sell.
“He was a lovely man, and the timing couldn’t have been better. I finished the project, then rented it to a supported living client and created a long-term income stream from literally walking the streets.”
100+ Properties Bought/Sold 30 years
HMO BACK-TO-BRICK
These two 6-bed HMO deals came about thanks to good old-fashioned neighbourly relationships. After getting on well with the residents next door, Henry ended up buying and selling two properties on the same street — Bigham Road, L7.
The project involved a roof extension via Permitted Development (PD) and Prior Approval. To maximise space, the main bathroom was reduced to just 1.2m wide, allowing three rooms to fit on the first floor.
“It’s always worth remembering to delete the property from the VOA list during construction — that way, there’s no council tax to pay while work is underway.”
However, not everything went smoothly…
“The builder shown on the sign — AOC — actually went bust halfway through the job. It was a stressful experience, but another important lesson in getting the right QS, choosing contractors carefully and having a £ contingency in place.”
100+ Properties Bought/Sold 30 years
HIGH END FLIP
This was a rare treat — a high-end flip that required no planning permission and no structural alterations. A straightforward project, but one that still delivered stunning visual appeal – and even 12 years later, it hasn’t dated.
Henry used one of his go-to tricks: a bold tile feature wall to create a strong “Wow Factor” — perfect for clickbait-worthy marketing photos.
“It’s amazing what the right design detail can do. This feature draws people in and helps the property stand out in crowded listings.”
Mentoring clients get full access to Henry’s personal specification and supplier list and a step-by-step project management spreadsheet refined by his Quantity Surveyor, Architect, and Structural Engineer.
100+ Properties Bought/Sold 30 years
WAVERTREE NOOK
This C3 redevelopment secured full planning permission in the early 2000s — a time when the market felt simpler, margins were higher, and regulations were lighter.
It was another successful joint venture with Nick, and every flat in the scheme was sold before completion.
“Back then, it felt like deals flowed more easily. The planning process was faster, red tape was minimal, and the margins made even the challenging projects worthwhile.”
As with all of Henry’s developments, mentoring clients receive access to his complete specification and supplier list, along with a highly detailed project management spreadsheet, reviewed and refined by his QS, Architect, Structural Engineer, and CDM (Construction Design and Management) specialist.
100+ Properties Bought/Sold 30 years
DICK JENNINGS
This project involved full planning permission for a 16-bed HMO and was one of the most technically challenging developments Henry has ever taken on.
The building was unstable; all internal floors had to be removed and then reinstated, with repositioning to accommodate an additional attic dwelling. It required specialist structural scaffolding, and both the Structural Engineer and Quantity Surveyor were pushed to their limits.
“This was as complex as it gets — from navigating the planning system to accurately estimating costs on an unstable structure, every step had to be handled with absolute precision.”
Planning was escalated to the Planning Committee, so Henry had to make a detailed and technical submission during a live presentation in front of a full house of councillors during a somewhat lively and slightly hostile council planning committee meeting in 2016.
Despite the challenges, the outcome was worth it — the project achieved a 100%+ profit margin and is positive cash-flowing to support a repayment mortgage, significantly boosting the long-term Net Present Value (NPV).
“Being able to finance this HMO on a term-loan repayment basis is a game-changer for your long-term NPV cash position.” Meaning this property will be debt-free when I retire.
100+ Properties Bought/Sold 30 years
HMO BACK-TO-BRICK
This deal came through the marketing power of Henry’s “We Buy Any House” (WBAH) website — a direct-to-vendor (DTV) lead that perfectly showcases the value of a DTV strategy.
You can spot the WBAH sign on the building’s exterior — and also on many of Henry’s other projects featured as you scroll through this page.
The project followed a two-step strategy:
1. Prior Approval – Retail to Dwellinghouse conversion
2. Then upgraded to a HMO via Permitted Development (PD)
Henry futureproofed and designed the interiors and managed the fit-out, ensuring a more robust and practical design – something interior designers often forget.
“I met the owner on New Year’s Day, and strangely — no hangover that day! It turned out to be one of those lucky, perfectly timed meetings that led to a great deal.”
100+ Properties Bought/Sold 30 years
FLATS BACK-TO-BRICK
This project is one of the few purchased through Rightmove and involved a block of six flats that had suffered fire and severe structural damage. Although the restoration work brought the building up to modern standards, the original flat sizes remained below current building regulation minimums — a common issue with older conversions.
“While the layout works in practice, the smaller unit sizes mean fewer lenders are willing to finance the deal — and those who do typically charge more.”
As a result, Henry ended up paying around 1% more on the APR of his loan — a reminder of how legacy-building characteristics can impact long-term financing options and profitability.
“It’s one of those quirks of older stock — even when you do everything right structurally, the original footprint can still affect your bottom line.”
100+ Properties Bought/Sold 30 years
COMMERCIAL-TO-RESI
At the time, the average selling price in the area was £120–130 per sq ft, while build costs ranged between £80 and £80–100 per sq ft. After completing a thorough feasibility study, Henry made the decision not to develop the site himself and instead sold it with planning permission for apartments.
“The risk-reward just didn’t stack up. It would have been a high-risk, low-margin deal — and that’s exactly what a proper feasibility process is designed to uncover.”
As a bonus, the site still features Henry’s “We Buy Any House” signage — offering ongoing free advertising long after the property was sold.
“Understanding the nuances of a feasibility study is crucial. It’s not just about crunching numbers — it’s about vast experience choosing projects worth the effort.”
100+ Properties Bought/Sold 30 years
PEAKY BLINDERS
This was another successful direct-to-vendor (DTV) deal — found simply by literally walking the streets and spotting potential others missed.
It was converted under Permitted Development rights, just before the introduction of A4 planning restrictions, making the timing especially fortunate.
Initially run as an Airbnb, the property was later converted into a high-quality HMO. The design was finished to boutique hotel standard, with en-suites and detailed design throughout, but with an emphasis on practicality and robustness.
“Compared to some of the more complex developments I’ve done over the decades, this one was relatively stress-free — and the result speaks for itself.”
Thanks to its superior design and detailing, the property enjoys exceptionally high tenant retention and way above-average returns even for a HMO.
100+ Properties Bought/Sold 30 years
24-BED HMO
This ambitious project was a 26-bed HMO spread over three floors, complete with multiple kitchens to meet regulations and Henry’s tenant retention strategy.
The building had a colourful history — originally a pub, then a bank, and finally left in a badly run-down state before Henry acquired it from Home REIT, a company that later became widely known for its financial difficulties.
“It was in rough shape with badly designed layouts, but I saw the potential for something exceptional. With careful reconfiguration and the right team, we turned it around.”
For large HMOs, tenant selection is everything. Henry uses a special tenant vetting process developed over decades to create a positive community feel which dramatically improves tenant retention.
“With so many tenants under one roof, tenant retention strategy is key to 100% occupancy. Good vetting and professional management doesn’t just fill rooms — it reduces “the hassle factor” long-term.”
100+ Properties Bought/Sold 30 years
COMMERCIAL-TO-RESI
This project involved converting a Class E commercial unit (formerly a shop on the ground floor) into a dwelling house. The flats above were regularised through a Certificate of Lawfulness rather than full planning permission.
“This type of approach is often referred to as the ‘back door’ route — it’s a legitimate and strategic way to make a development compliant, saleable, and mortgageable without the red tape of full planning.”
Unlike many of Henry’s more complex projects, this was a simple development with minor structural works required — making it low risk and a faster turnaround.
The completed property was sold to Hong Kong investors, showcasing Henry’s specialist planning knowledge – reducing planning compliance time by 80%.
“This planning strategy of not applying for full PP was used by Henry — especially when speed of planning compliance and fast project turnaround were the priorities.”
100+ Properties Bought/Sold 30 years
COMMERCIAL-TO-RESI
This development followed a step-by-step planning strategy, starting with the conversion of a Class E commercial unit to a dwelling house. Henry then secured a Certificate of Lawful Use for the upper floors before progressing to a final planning application for a 16-bed HMO.
“Sometimes it’s more appropriate to build up to your final planning goal in stages — especially with complex or sensitive developments. It gives council planners fewer options and reduces risk.”
The property, originally commercial, was acquired below true market value per square foot — by Henry writing to, then staying in touch with the seller.
An important design consideration was the property’s proximity to a BMW service centre behind, visible in the project photos. Because of this, natural light for habitable rooms.
“We adjusted the floor plan to avoid habitable rooms facing the boundary — ensuring compliance and future-proofing the layout.”
This is a great example of Henry’s vast and detailed experience with design and planning and how he manages planning risk while extracting the maximum GDV.
100+ Properties Bought/Sold 30 years
HIGH-END FLIP
This project was delivered via Prior Approval, with an extension added under Permitted Development (PD) rights — a strategy Henry has used many times to maximise space and value without the delays of full planning permission.
A high-end refurbishment and flip, this property features Henry’s signature approach: “made-to-measure” design elements that instantly create a Wow Factor — as shown in the accompanying photo.
“The key is knowing where to spend and where to save. You don’t need a massive budget — just smart choices that elevate the finish but at a cost which enhances the GDV and margins.”
Henry teaches his mentoring clients how to buy right, where to focus their renovation budget, and how to create show-stopping results without overspending.
Clients also receive full access to:
- Henry’s specification and trusted supplier list
- A detailed, step-by-step Fit-out and Project Management Spreadsheet, developed in collaboration with his QS, Architect, and Structural Engineer
100+ Properties Bought/Sold 30 years
NEW BUILD
City View was a joint venture between Henry’s IPG and Caro Developments Ltd, along with another partner from inside International Property Group, Henry’s overseas-based company at the time.
The apartments were successfully sold off-plan in the early 2000s, marking one of Henry’s early wins in large-scale residential development.
“I was young and a bit naive back then — and in full honesty, I blew most of the profits on my fledgling motor racing career. Not the smartest financial move, but definitely one of the most thrilling!”
This project not only delivered results but also taught Henry some of the real-world lessons that no textbook or course ever could — especially around profit retention and reinvestment!
100+ Properties Bought/Sold 30 years
INTERNATIONAL PROPERTY
Henry is the co-founder of International Property Group (IPG), which was based overseas to take advantage of the 12% corporation tax rate and We Buy Any House (WBAH) which is a trading name of Genii Developments Ltd.
What sets WBAH apart is its fair and ethical approach, particularly when dealing with distressed sellers.
“We operate with a clear policy: we will never take advantage of vulnerable situations, especially where children are present in the home. Every deal is approached with transparency and empathy.”
WBAH is well-known for purchasing complex properties, including:
- Derelict or unmortgageable buildings
- Land with or without formal planning permission
- Structurally challenging or legally complicated sites
Henry’s companies in the UK and overseas are trusted by sellers because they combine professionalism and ethical conduct — a rare combination in today’s fast-moving property market. Reputation matters!
UK and International Experience
HENRY'S BOOK
Henry offers a realistic and transparent view of what it truly means to be a landlord and property developer — not just the highlights, but the day-to-day challenges, risks, and lessons learnt over three decades in the field.
“It’s not always glamorous. Real property development involves planning setbacks, legal headaches, financing hurdles — and a lot of problem-solving.”
He also shines a light on the property training industry, dominated by sharp marketing with training not designed for the genuine interests of clients.
“In my opinion, at least 80% of property trainers are ‘colourful characters’ — great at 1-day motivation and selling but lacking any credible Companies House history or a track record of real deals executed. They promote unrealistic strategies and misinformation.”
Henry stands apart by backing up his training with verifiable experience, completed projects and honest reviews on TrustPilot and LinkedIn from real people Henry trained and mentored.
The Truth About Property – Available on Amazon
PROPERTY AUCTIONS
Henry has completed numerous deals via auction, acting both as a buyer and a seller. He’s developed knowledge of the relevant and key risks and hidden pitfalls and understands how to win against the weighted advantage of the auction house.
He is well-versed in:
Reviewing what to look for – and what is missing – in legal packs
Interpreting relevant ‘special conditions’ affecting market value
Deciphering complex legal terminology and understanding covenants and other legal language that often catches buyers off guard
“While I’m not a solicitor and don’t offer legal advice, I can help you understand what to look for — and what to question — so you can professionalise your due diligence and avoid costly mistakes.”
This kind of insight is invaluable for mentoring clients looking to approach auctions with a sense of risk management and more professional due diligence.
Extensive Auction Experience as Buyer and Seller
IN THE MEDIA
Henry is a respected writer and commentator in the UK property sector, regularly contributing to premium media outlets.
He is a paid consultant to the National Residential Landlords Association (NRLA) and contributes to their magazine as the author of the popular column “Ask the Property Doctor”. He is a paid contributor to The Times Newspaper, Times Radio, and GB News.
Major developers including Bellway and Persimmon, where he has served in an advisory capacity, have sought Henry’s expertise. He was also a board member of Caro Developments Ltd.
Additionally, Henry is an official introducer for Together Loans, helping investors secure funding for complex transactions where other lending options failed.
“My role across media, lending, and development isn’t just about visibility — it’s about positioning myself as the leader in credible, honest advice.”
Paid Columnist & Speaker for Premium Media
PETROLHEAD
Outside of property, Henry is a dedicated Dad and a lifelong petrolhead.
He began racing motocross as a teenager before a career as a professional single-seater racing driver — as seen in the photo with his well-sponsored car.
Henry thrived on the business side, securing major sponsorship deals with global brands including Alliance, PepsiCo, Fujifilm, and Unilever, to name a few. He was so successful at sponsorship that he also brokered major deals for other drivers.
After racing, the passion never left. Henry still enjoys track days and is an avid fan of Formula 1, MotoGP, BTCC, and the legendary Isle of Man TT.
The Lotus and Ferrari photo was taken during a track day at Anglesey Circuit in North Wales. The Formula 1 image was the Hungarian Grand Prix. The yellow motocross bike/helmet is Henry – aged just 16! The Allianz car is Henry racing in Donnington—highlights from a lifelong love of speed.
“Motorsport taught me how to pitch to global companies where I raised substantial sponsorship funds; it also made me better at split-second decision-making and how to handle both pressure and risk — lessons I carried into my property career.”
Fuelled by Speed!
THOUGHTS LEAD TO BELIEFS
Mindset. Thinking small is a self-fulfilling prophecy. Mindset is everything, but so are outcomes, discipline, and focus. Are you watching Netflix? Or are you spending your time devising, narrating, and executing your business plan? It’s not enough to be positive and expect results—it’s more about execution, discipline, and building systems and processes. Henry is a big believer in being completely honest about his strengths and weaknesses and advocates doing a SWOT analysis on yourself. To make-it, you should have the basics right in terms of having a consistent night’s sleep, exercising, and having a reasonably healthy diet. Without these basics, you won’t be able to absorb the normal stress and pressures of a growing business or have the focus and clarity of thought, or ‘headspace’, to execute.
“People post on the internet about being positive or how to be successful, but it’s just fantasy; many are not living the life to reflect their own rhetoric; they don’t go to the next stage to actually change/challenge themselves and go outside their comfort zone. This is because of their mindset and failure to do any self-analysis of their strengths/weaknesses – so they can understand where/what holds them back or correct/diagnose blockages. Many fail to be honest with themselves, to work on themselves, or to get out of their comfort zone.”
Having said all of the above, it’s also important to enjoy the moment—have holidays to recharge and don’t take yourself and life too seriously—don’t wait to be rich to be happy!
Don’t Wait to be Rich to be Happy!
Frequently Asked Questions
Who is Henry Davis?
Henry Davis is a UK property developer, author and mentor. He has years of hands-on experience delivering his own development projects, and now teaches others through his book, his property development course and one-to-one mentoring.
Henry learned development the way it can only truly be learned: project by project, with his own money on the line. That experience — the deals, the finance negotiations, the planning battles and the builds — is documented on the portfolio page, because in an industry crowded with self-described experts, completed projects are the credentials that matter. Alongside developing, Henry has become a trusted teaching voice in UK property precisely because he still does the job: his course and mentoring reflect current land prices, current lending conditions and the planning system as it behaves today, not as it worked a decade ago. He is the author of a practical book on property development and works personally with a small number of mentees each year, keeping the mentoring genuinely one-to-one. What students consistently value is his straight-talking style: no hype, no lifestyle marketing, no staged supercars — just the working knowledge of someone who develops property for a living, shared with people serious enough to use it.
Is Henry Davis an active property developer?
Yes. Henry Davis continues to run his own development projects alongside his teaching. His course and mentoring are informed by deals he is appraising, funding and delivering in the current market — not by past-decade experience repackaged.
This matters more than it might appear. The UK property training industry is full of figures who either never developed seriously or stopped years ago, and whose material has quietly drifted out of date. Development is unforgiving of stale knowledge: lending criteria shift, build costs move, planning policy evolves and strategies that worked in one cycle can lose money in the next. Because Henry remains active, his teaching stays calibrated to reality — when he covers development finance, it reflects facilities he has recently negotiated; when he advises a mentee on build costs, the figures come from live projects rather than old spreadsheets. Staying active also keeps his professional network current, which directly benefits mentees who need introductions to brokers, architects, planning consultants and contractors who are performing now, not names from an old address book. In short: you're learning from a practitioner, and the practice is ongoing — which is exactly what you should demand from anyone teaching property development.
What kind of developments has Henry Davis completed?
Henry's completed developments are documented on the portfolio page, where you can see the projects for yourself. They represent the strategies most aspiring developers want to learn — creating value through development rather than simply buying and holding property.
The portfolio exists for a reason beyond showcasing finished photography: it's the evidence base behind everything taught on this site. Anyone can publish glossy after-shots; what marks out a genuine developer-educator is a willingness to show the workings — the strategy behind each project, the challenges it presented and what it took to deliver. That transparency is deliberate, because it's exactly the filter you should apply to anyone offering property education: can they show you real projects, and do they still do the work? When you take the course or enter mentoring, these are the same projects Henry teaches from, so you can trace every principle back to a real site, a real budget and a real result rather than a hypothetical example. The honest recommendation is simple: browse the portfolio first, then judge the teaching by the track record behind it. If the projects speak to the kind of developing you want to do, the book, course and mentoring will show you how they were done.
Why does Henry Davis teach property development?
Henry teaches because most UK property training is delivered by people who don't develop property — and he saw too many capable people either scared off by hype-driven courses or burned by bad ones. His teaching passes on a working developer's method.
Development transformed Henry's own circumstances, but the path was harder than it needed to be: the knowledge that actually mattered — how to appraise honestly, structure finance and read the planning system — wasn't in the certificate courses or the seminar rooms. It was learned project by project, at real cost. Teaching lets him shortcut that curve for others. There's a commercial honesty to it too, which he'd rather own than obscure: the book, course and mentoring are a business — but unlike trainers whose only business is training, Henry's teaching sits alongside continuing development work, which means he has no need to overpromise to sell places. The measure that matters is students and mentees going on to complete genuine projects of their own — you'll find their accounts on the reviews page. The goal isn't to create course-collectors who move from seminar to seminar; it's to create competent, cautious, profitable developers who eventually don't need him at all.
How can I learn from or work with Henry Davis?
There are three ways to learn from Henry: read his book, take his property development course, or apply for one-to-one mentoring. For anything else — speaking, media or project enquiries — use the contact page.
Which route fits depends on where you are. If you're exploring the idea, start with the book: it's the honest, low-cost way to understand what development involves and whether it suits you. If you've decided to pursue development, the course gives you Henry's complete method — site finding, appraisal, finance, planning and delivery — in a structured programme you can work through at your own pace and return to as your first project progresses. If you're serious and deal-ready, mentoring gives you Henry personally: reviewing your opportunities, guiding your decisions and keeping you accountable from first appraisal to completed project. Because the mentoring is genuinely one-to-one, places are limited and it starts with an enquiry, so the fit can be checked on both sides before anyone commits. For speaking engagements, media requests or anything else, the contact page is the front door for those too. Whatever the enquiry, you'll get a straight answer — including "not yet", if that's the honest one.
