Founded by the developer behind £5m of UK co-living property
From where you are now to holding the keys
1-to-1 HMO mentorship with Reuben Wincott — £5m developed, 100+ rooms, £34k pcm rent roll, £1m+ private finance raised. The price is on this page: no games, no "book a call to find out."
"I will work with you, one-to-one, until you have sourced, secured and completed your first HMO. Not for as long as your subscription lasts. Until it's done."
You've probably been circling this for a while — watching the content, running numbers on Rightmove at night. What's stopped you isn't intelligence or work ethic. It's that HMO development is a minefield of unknown unknowns, and you know it.
The nitrate ruling
The planning blocker nobody mentions until it stalls your application for months.
The fire door spec
The detail that fails inspection after you've already paid for the install.
The expiring bridge
The finance that runs out while your refinance valuation comes in low.
People doing this alone don't fail because they're stupid — they fail because nobody was there to say stop before the expensive mistake. I've already paid for those lessons. You don't have to.
In the course, I teach it. In the mentorship, I do it with you.
The system is The Compass Method — Find, Fund, Build, Refi — worked through together on your live deal.
Find
We define your criteria together, I help you analyse every deal — and when the right one appears, I'm checking it before your offer goes in.
Fund
My brokers, my structures. I've raised over £1m in private finance — and you'll learn how that's done properly.
Build
My power team: solicitors, architects, and the process I use to vet builders and hold a refurb on budget.
Refi
We position the revaluation, pull your capital back out — and plan project two.
What you actually get
Mentorship
1-to-1 with Reuben, unlimited WhatsApp access, and support until it's done — not until the calendar runs out.
Accountability
Weekly group calls plus a monthly private hour keep you moving, week after week, until you get the keys.
Network
Brokers, solicitors, architects and property managers on tap — the power team Reuben uses on his own deals.
Projects that started right where you are
Launch content: Reuben's own projects. Cards swap to student projects as they complete.
Before3-Bed → 6-Bed Co-Living
£4,850pcm gross rent · GDV £597K
Archers, Eastleigh
Before5-Bed HMO
£3,525pcm gross rent · GDV £325K
Fairham, Heartlands
Before7-Bed Co-Living
£5,500pcm gross rent · GDV £638K
Barton Road, Eastleigh
During8-Bed Co-Living
£6,400pcm gross rent · GDV £800K
Wadham Road
In progress8-Bed Co-Living
£6,400pcm gross rent · GDV £800K · live build in progress
Laburnham Grove, Portsmouth
Proposed8-Bed HMO
GDV £800K · in planning
Stubbington Avenue, Portsmouth
After4-Bed HMO
£2,200pcm gross rent · GDV £180K
Sheffield
The price, in the open — pick your way in
£11,999 on the plan, or £9,999 up front. By the time you're deep in your build, you've finished paying.
Limited spots per intake. Prefer to talk it through first? Apply below — calls are only with people the mentorship can genuinely help.
Everything included
Unlimited WhatsApp access to Reuben
1-to-1 mentorship with direct access — and he does reply.
Monthly 1-to-1 hour
A private session every month tracking your progress on your deal.
Weekly group calls
Live with everyone on the programme — deal reviews, problem-solving, momentum.
Compass course + audio edition
The full Co-Living Compass course included (worth £599).
HMO Checker — 12 months
Deal-analysis software access for a full year (worth £540).
The full power team
Reuben's brokers, solicitors, architects and property managers.
Video tour + marketing photos
Shot by Reuben's content team at your finished HMO (worth £350).
Social Media Masterclass
Build your audience and raise finance for the next one (worth £199).
YouTube walkthrough, together
A full walkthrough filmed at your finished project with Reuben.
Most programmes sell you twelve months. Mine works differently.
If you haven't secured your first HMO by the end of your twelve months — and you've been doing the work — I don't cut you loose. I keep working with you, one-to-one, at zero extra cost, until it's done. Three honest conditions, in plain English, in the agreement:
Do the work
There's an activity baseline: show up to calls, analyse deals, view properties.
Act on green-lit deals
If the team green-lights a deal and you pass, that's your call — but the clock doesn't reset for cold feet.
Have the capital to transact
We confirm your funding position before you join — not nine months in.
I'm not guaranteeing your courage. I'm guaranteeing my process — with my own calendar as collateral.
You're thinking it, so let's answer it
"£11,999 is a lot of money."
A deal sourcer charges £10,000 to hand you one address and walk away. For the same money, Reuben helps you find the deal, fund it, build it and refinance it — and stays until it's done.
On a typical £500k project this is 2% of the money you're deploying — the 2% that protects the other 98%. One avoided mistake pays for it several times over.
"Why not just buy the £599 course?"
Do — if you're confident executing alone. The course is the map; the mentorship is Reuben in the passenger seat.
The people who choose mentorship aren't less capable — they've decided the cost of a wrong turn is higher than the cost of a guide.
"I don't have time for a mentorship."
The mentorship is how people with full-time jobs get this done. You're not spending time — you're buying Reuben's.
Instead of forty hours a week figuring it out, you do the focused actions while he keeps you pointed at only what matters.
"What if I can't find deals, or planning blocks me?"
Article 4, demand, deal flow — the same blocks everyone hits.
On the mentorship you're not solving any of it alone — we solve it together, on this week's call.
"How do I know you'll actually be there?"
Because the model only works if you finish — the guarantee means your success releases Reuben's time. That's why each intake is limited.
And unlimited WhatsApp isn't a marketing line — ask anyone on the programme.
Still weighing it up?
The application call is where we look at your situation properly — and tell you honestly if this isn't for you.
Apply Now
Meet your mentor
£0m+
Developed
0+
Rooms — 50 owned, 50 R2R
£0k
pcm Rent Roll
£0m+
Finance Raised
Reuben Wincott has developed over £5m of UK co-living property — more than a hundred rooms brought to market, fifty he owns and fifty on rent-to-rent. Co-Living Compass is the system he wishes existed when he started: no theory, no hype, just the exact method he still uses on his own sites today.
Reuben Wincott — Founder, Co-Living Compass
The power team
We only work with professionals who've already done the thing.
Broker
Specialising in HMO bridging and finance — packaging the right funding for every stage of the deal.
Solicitor
Property solicitor handling HMO purchase, bridging and refis weekly.
Architect
Thistle Architecture
Planning and design for HMO conversions, from permitted development to full change of use.
Property Manager
Hive Management
Third-generation HMO developer with a £2m HMO portfolio managing 200+ rooms.
Content Team
Villator Media
Photo and video filming, editing and strategy for documenting HMO and property development projects.
Build Team
Professional Co-Living Limited
Vetted contractors and Reuben's own building team delivering co-living conversions to completion.
Two ways in
The price, in the open: £11,999 total — or £9,999 up front. By the time you're deep in your build, you've finished paying.
Payment Plan
£4,499 down
then £750 × 10 months — £11,999 total
Payments finish at month ten. Support runs the full twelve months — and beyond, until you get the keys.
Apply NowPay In Full
£9,999
One payment, everything included
The complete mentorship — calls, 1-to-1s, WhatsApp, course, tools and power team — from day one until keys.
Apply NowBefore you apply
Founded by the developer behind £5m of UK co-living property
Become the person who can do this
Once with Reuben, then forever on your own. The application asks about your capital position, your timeline and what you're trying to build — because calls are only with people the mentorship can genuinely help.