Indicative CGIKeystone Greenock — Waterfront Campus
Custom House Way, Greenock · Inverclyde, Scotland · PA15 1EN
Illustrative, assumptions-based figures. The operator could fail. Resale takes time. Values can fall. Yields and exit pricing are not guaranteed. Capital at risk. Not advice.
An established operator delivers the service under a single lease — the operator manages the building; you hold the title.
Contracted FRI rent from a named, independently-funded operator. Full repairing & insuring: the operator carries repairs, insurance and running costs — your rent is net.
Heritable (outright) Scottish title, registered in your name — a real asset, not a paper promise.
Why this scheme works.
A different engine from the care homes: an 82-room hostel on the Greenock waterfront, standing and in established use — ready to go, with no build gap. One operator lease, a higher running yield and a lower entry price that widens the qualified-buyer universe.
82-room waterfront hostel — one operator lease, professionally managed, you receive the rent
The operator's own balance sheet stands behind the rent across its portfolio — your income does not rely on one building's trading alone
A standing asset in established accommodation use — rent runs from purchase completion, not a distant build date
Every room sold on the same standard terms — one room type, one lease, one set of numbers
Heritable Scottish title registered in your name, with a live ledger in your portal
A destination short of beds.
Cruise liners at the bottom of the street, frigates building on the Clyde, government contractors at the shipyards, a £100m-plus waterfront regeneration and an acute hospital — all converging on a town with almost no visitor rooms. Glasgow's 2026 Commonwealth Games overflow is 37 minutes away by train, and James McAvoy's Meantime filmed on Customhouse Quay itself.
Greenock Ocean Terminal is next door, run by Global Ports Holding — the world's largest cruise-port operator — on a 50-year lease. Ponant turnaround calls and the Hebridean Island Cruises homeport put pre- and post-cruise guests in town overnight, with around 145,000 passengers returning in 2026.
Ferguson Marine in Port Glasgow carries a four-vessel pipeline and supplies the Type 26 frigate programme at BAE's Clyde yards — a secured, year-round marine and defence supply chain minutes from the door.
A £250m upgrade at Faslane and a ten-year construction framework worth around £750m bring government contractors to the Clyde in force — more than 1,000 construction roles needing weekday beds near the water, all year round.
Inchgreen dry dock (£31m, up to 1,750 jobs by 2027), the £24m town-centre programme, the £20m cruise visitor centre and £25m of new port cranes — with £45m-plus of private investment alongside, including the £20m Ardgowan Distillery.
NHS Greater Glasgow & Clyde's acute hospital in Greenock adds visiting clinicians, locum staff and patient families — steady, counter-seasonal demand that books rooms in February as readily as July.
A council-acknowledged hotel gap: roughly 150–250 usable rooms across the whole area, a Travelodge announced in 2017 that was never built, and Scotland's short-term-let licensing suppressing amateur supply. The constraint is beds, not demand.
The load-bearing demand is the year-round base — contractors, marine and defence, NHS and keyworkers; cruise, events and film production are the seasonal top, not the foundation. Figures are third-party market data from published sources (Inverclyde Council, Greenock Ocean Terminal, Scottish Government and operator announcements), not Keystone projections.
The investor case.
The entry unit, held three or five years, exited to an institution — if the exit yield is achieved. Yields can widen as well as compress.
The Greenock worked numbers are shown to certified qualified investors.
Ten-second certification under the UK financial-promotion rules. No obligation.
Resale & exit routes. Exit is never automatic. Two routes out: open-market resale of your titled unit — Keystone maintains a register of qualified buyers — and, where offered on a scheme, an operator/developer buy-back option at a price defined in the reservation pack. The operator could fail. Resale takes time. Values can fall.
Live availability.
Prices are shown to certified qualified investors.
| Unit type | Units | Price (illustrative) | ||
|---|---|---|---|---|
| Standard en-suite room | 111 sqft | 82 · 64 available | £——— 🔒 | —.—% |
From reservation to income.
A standing asset means no build gap: your purchase completes through solicitors, and the contracted rent runs from completion.
- 01Reserve
Reservation fee holds your room.
- 02Certify & KYC
Investor category, identity and source of funds — before anything proceeds.
- 03Conveyancing
Your Scottish solicitor examines the title; funds are held by solicitors as stakeholder until completion.
- 04Completion
Balance paid; the heritable title is registered in your name.
- 05Income starts
The operator lease is already in place — contracted rent runs from completion, with no build gap.
This is a standing asset in established accommodation use — there is no build period. Your money is held by solicitors as stakeholder until completion, and contracted rent under the operator lease runs from completion.
Engineered for pension capability.
This scheme is structured to sit within HMRC's hotel / inn / similar-establishment exemption to the taxable-property rules (FA 2004 Sch 29A): operator-run hotel-and-hostel use — not a dwelling — rooms that are not self-contained dwellings, one operator lease, and no personal-use rights, ever. Keystone's in-house eligibility analysis maps the rooms to that exemption — but “SIPP compliant” is not a status we can grant ourselves: your SIPP/SSAS administrator's technical team assesses the asset and their written acceptance decides, and HMRC always has the final say. Pension purchases are unfurnished and complete through your scheme administrator, not online reservation.
Walk the eligibility decision tree →Interrogate the scheme.
The key facts, the protections — and an AI assistant that answers only from Keystone's approved data room.
The detail
- Tenure
- Heritable title — outright Scottish ownership
- Entity
- Waterfront Projects (Greenock) Limited (Co. 07731179)
- Timing
- Ready now
- Status
- Reservations open
An 82-room operator-run hostel on the Greenock waterfront — a standing asset in established accommodation use, sold ready to go. Managed end-to-end under a single lease to a named, independently-funded operator whose covenant and Companies House accounts are published in the data room before reservations open; rooms are not self-contained dwellings and carry no personal-use rights.
Your protections
- Independent RICS valuation per unit before any price is published
- Purchase funds held by a Scottish solicitor as stakeholder until completion
- Promoted only to certified qualified investor categories under s.21 FSMA
- Identity and source-of-funds (AML) checks on every buyer — required by law, run on every reservation
- Your certification, declarations and what you were shown are recorded and retained
The data room
Two gates: certify as a qualified investor to see the figures, then accept a confidentiality undertaking to enter the full due-diligence room — titles, leases, covenant and valuations.
Enter the data room →Register to reserveAsk about Greenock
AI assistant — answers only from Keystone's approved data room.
Try asking:
Not advice. Figures indicative, subject to RICS valuation. Capital at risk.
Request the investor pack.
Everything a serious investor asks for, in one reply — within one business day.
Scheme overview & live availability
Unit schedule, status and the build programme.
Lease heads of terms
FRI structure, CPI-linked rent reviews (collared and capped), operator covenant note.
The compliance pack
SRA-escrow deposit route, RICS valuation process, title structure.
A named contact
One person who knows the schemes — never a call centre.
Illustrative, assumptions-based figures. The operator could fail. Resale takes time. Values can fall. Yields and exit pricing are not guaranteed. Capital at risk. Not advice.