Economy
Price Index
Int Rate
Rent Growth
A UK Property Investment Simulation
Investment Challenge
Based on real macroeconomic history · Ten years · Twenty decisions
You have just inherited a portfolio of three properties and £280,000 in cash.
The year is unknown. The market is real. Your opponents have different ideas about how to win.
The year is unknown. The market is real. Your opponents have different ideas about how to win.
Your Opponents This Game
Drawing opponents…
All Strategies in the Pool
Ms Di Vidend — Yield
Buys cheap, rents high, borrows little. Boring until the market crashes.
Mr Hugh Price — Capital Growth
Chases price appreciation in the best postcodes. Brilliant in a boom.
Mr Ray Novate — Value Add
Hunts run-down properties, upgrades them, forces the gain. Needs patience.
Mr Reid Furbish — BRRR
Buy, refurbish, refinance, repeat. Constantly recycling equity. High activity.
Mr Mort Gage — Leverage
Borrows the maximum on everything. Extraordinary returns when rates are low. Catastrophic when they rise.
Ms Demi Graphic — Demographic
Follows people, not prices. Backs regions with rising rents and diversifies locations.
How Time Works
The game runs for 10 years in 6-month steps.
Each step the economy shifts — rates move, prices change, rents rise or fall.
You make one decision per step: buy, sell, upgrade, or hold.
Twenty decisions. Ten years. One outcome.
Each step the economy shifts — rates move, prices change, rents rise or fall.
You make one decision per step: buy, sell, upgrade, or hold.
Twenty decisions. Ten years. One outcome.
The Hidden Era
Interest rates, house prices, inflation and rent growth are drawn from real UK history.
The start year is hidden. You might be in the dot-com era, the 2008 crash, the post-COVID rate shock, or the long low-rate recovery.
Read the market. Adapt.
The start year is hidden. You might be in the dot-com era, the 2008 crash, the post-COVID rate shock, or the long low-rate recovery.
Read the market. Adapt.
Risks to Watch
DEBT SERVICEABILITY (ICR)
Rental income must cover mortgage interest by at least 1.25× at rates +2%. Shortfalls are costed against your final score.
HIGH LTV
Borrowing above 60% LTV adds a capital risk cost — your estimated loss in a 20% price correction scales with leverage.
EPC MANDATE
Mid-game: properties rated D–G must be upgraded or face forced sale at a 15% discount — and each non-compliant property is a cost against your final score.
CONCENTRATION
More than 60% of your portfolio in one region adds a regional downturn cost to your final score.
How to win:
Your final score is total return minus risk cost.
Risk cost is the sum of four real deductions: ICR stress shortfall, LTV capital exposure, regional concentration, and EPC non-compliance.
A high-leverage strategy might win big — or face a crippling ICR penalty if rates rise.
The best investor adapts. The worst one sticks to a plan the market has already broken.
Developed by:
