Tom Psyllas | Property Sourcing & Refurb Management in Aberdeen

Aberdeen · Sourcing & refurb management

I find below-market property across Aberdeen, manage the refurb from start to finish, and hand it over ready to let. For investors building a portfolio, and for sellers who want a quick, straight answer.

Get the deals Sell a property

Tom Psyllas holding up a set of keys outside a granite tenement in Aberdeen — Keys to property number 11

100+deals sourced

12units in my own portfolio

£360kprivate finance raised

32deals done in 2025

£90,000 bought, £115,000 revalued
£62,000 bought, let within 6 days
20–35% below value
£4,000 refurb, £850 pcm
Deal agreed in under 30 minutes
£39,999 in Peterculter, no ADS
Two years unsold, sold in 24 hours
10% returns delivered to private investors

Tom Psyllas standing in a meeting room in front of a presentation screen — Tom Psyllas, Aberdeen

01 About Tom

Eleven years ago I was working in oil and gas. Three years ago I had two buy-to-lets and no real plan to scale. Today, property is what I do full time.

I spent a year working one to one with a property coach, learning with real money and real deals. He drilled one thing into me: an investor only needs to do two jobs. Find the deals, and raise the finance. Everything else gets outsourced.

Finding deals grew my own portfolio, then turned into a sourcing business, because I was finding more good deals than I could buy. Raising finance let me bring private investors in, with agreed returns secured against the property.

2 units12-unit portfolio

0 deals sourced100+ for investors

A side hustleA full-time business

This isn’t a get rich quick story. It’s the right strategy, putting the work in, and keeping going when things don’t go to plan.
Tom Psyllas

02 Sourcing

Two ways to work with me, whether you want a deal to buy or a refurb run for you.

20–35%

Deal sourcing

Below-market property in Aberdeen and the surrounding areas, most of it never advertised. Deals go to my WhatsApp group first, or I’ll source one to one against your criteria.

Get the deals

Start to finish

Refurb management

I run the refurb for you: the trades, the timeline and the progress photos, then hand it to the letting agent ready to rent. Built for investors who aren’t based in Aberdeen.

Talk about a refurb

How a deal runs

From your criteria to the first rent.

One person keeping it moving at every stage, so you’re not chasing five.

01
Your criteria
Budget, strategy and areas. Turnkey and cash flowing from day one, or something to add value to.
02
Found and negotiated
On and off market, through agents, landlords and my own network. The numbers are run on the cautious side.
03
Through the legals
I stay on the solicitors and flag anything that should change the price, like an unpaid factor bill.
04
The refurb
Managed start to finish by my team of trades, with photo updates along the way.
05
Let and refinance
Handed to a trusted letting agent, then revalued so you can pull money back out.

03 Case studies

Every figure here comes from a deal I’ve bought, sourced or managed in Aberdeen. Open one for the full story.

Bought in January 2025 and needing only carpets, flooring and paint. A light refurb, revalued at £115,000 and now let at £850 a month. The whole purchase was funded by a private investor, who received a 10% return.

Purchase price: £90,000
Refurb: £4,000
Revaluation: £115,000
Rent: £850 pcm

Refurbished open-plan living room and kitchen at Project Cherrybank

In good condition, bar some questionable paint. The electrics were brought up to current regulations, with new doors, flooring, carpets and decoration. Part funded by a £25,000 private investment at 10%, with the rest on bridging finance.

Purchase price: £91,200
Refurb: £5,000
Valuation: £115,000
Investor capital: £25,000

Finished living room with a fireplace at Project Hollybank

Electrics updated to regulation, a new toilet and sink, flooring, carpets, paint, and the artex ceilings skimmed. The numbers were run on the low side, so a cautious valuation simply meant a smaller mortgage and more monthly cash flow. Fully investor funded at 10%.

Purchase price: £62,500
Refurb: £7,000
Valuation: £82,000
Investor return: 10%

Merkland Lane flats with a lawn and path, Aberdeen

A Home Report of £90,000, bought for £62,000. No refurb needed, so it went straight onto a day-one remortgage at £85,000 and was let at £650 a month within six days of going on the market. Fully funded by a private investor at 10%.

Home Report: £90,000
Purchase price: £62,000
Revaluation: £85,000
Rent: £650 pcm

Freshly renovated one-bedroom flat with grey flooring in Aberdeen’s west end

A one-bedroom flat in Aberdeen’s west end, sourced for a client at £47,000. It needed a £6,000 renovation, with an expected valuation of £75,000 once the works were done.

Purchase price: £47,000
Renovation: £6,000
Expected value: £75,000
For: Investor client

The Bastille, a red brick building in Aberdeen

Agreed at £60,000 before it even reached my WhatsApp group. With the planned refurb, the expected end value is around £110,000. If you send me your buying criteria, there’s a good chance I’m already working on something that fits.

Purchase price: £60,000
Expected end value: £110,000
Route: Off market
For: Investor client

Expected values are estimates made before completion. Figures are for illustration and aren’t a promise of future results.

In their words.

Tom had sourced the property at a great discount, then also helped during the conveyancing process when it turned out there was an unpaid factor bill. He helped get the price reduced to factor in this cost. Great for me as I am not based in the city.

Investor clientBased outside Aberdeen

I got the £80k valuation on Allan Street. In the end, after all my costs including sourcing fee, tax etc, it’s left about £3,000 in the deal, which is awesome.

Investor clientAllan Street, Aberdeen

Completion day for another one-bedroom in Aberdeen. Thanks again Tom for sourcing.

Bought £53,000Home Report £75,000Cash flow £355–380 pcm

David D.Investor client

04 Sell a property

I buy for my own portfolio, and I work with investors who are ready to purchase. Any condition, tenanted or empty, one flat or a whole portfolio. Every conversation is confidential.

A block of flats in Aberdeen — Sold in 24 hours
Two years on the market. Agreed in a day.
Estate agents and two auctions hadn’t sold it, and it was stopping the owner moving to be with her husband. She told me the figure she needed, I introduced one of my investors, and the deal was agreed within 24 hours.

Navy fitted kitchen in a flat in Peterculter — Off market
Sold in one day, no agency fees.
My own flat in Peterculter, sold off market while plenty of Aberdeen property was sitting.

What I buy

One to four bedroom flats and houses
Properties needing work, or ready to let
Tenanted properties, including below-market rents
Portfolios, from landlords scaling back or exiting
Accidental landlords and inherited property
Aberdeen and the surrounding areas

Tell me about itThe property, its condition and your timescale. Two minutes.
I run the numbersFrom what’s sold and let nearby, with a straight answer.
An offerFrom me, or from an investor in my network.
Kept movingI keep the solicitors moving through to completion.

05 Get the deals

New deals go to my WhatsApp group first, and the good ones don’t hang about. One was agreed within an hour of going out. The next went in under 30 minutes.