CREAITOR SPACES
A New Asset Class for the AI Age
Physical spaces for digital lives — an investable platform that combines property fundamentals with the exponential growth of the AI economy.
COVID didn't just close offices — it shattered the fabric of society. It broke the property market, drove rents through the roof, and left an entire generation priced out. It also rewired how we work — remote, fragmented, disconnected.
And now AI is rewriting the rules of employment.
The group hit hardest? The young. They're entering a world where they can't afford to live, cant rely on traditional careers, and are facing record levels of anxiety, isolation, and poor mental health.
CREAITOR fills that void. Our digital platform, CREAITOR OS, equips them with AI skills, gives them a sandbox to build ventures, and connects them to opportunity.
Our physical CREAITOR Spaces provide the thing tech can't replace — affordable, flexible living with community and human connection at the core.
For investors, that's convergence: asset-backed yields today, and a digital platform creating tomorrows founders.
CREAITOR is the infrastructure for the next generation — solving property, purpose, and people in one system.
A Property Market at the Crossroads
The United Kingdom stands at a property crossroads. On one side lies a housing market in crisis: demand soaring, supply stagnating, rents spiralling, and traditional buy-to-let collapsing under the weight of taxation, regulation, and unsustainable debt. On the other lies a landscape of commercial buildings falling into disuse: deep-plan offices standing empty, high streets hollowed out, retail shells gathering dust.
The irony is stark. Millions cry out for homes and workplaces; thousands of square feet lie abandoned. The market is broken not because of a lack of assets, but because the old models can no longer make them work.
Opportunity from Collapse
This collapse of the old order is not tragedy but opportunity. What fails for traditional developers becomes fertile ground for those prepared to reimagine. CREAITOR exists to seize that moment.
Reimagining Spaces
Where developers see "awkward" floorplans, we see gyms, podcast studios, editing labs, co-working zones, and community lounges. Where others mourn falling commercial rents, we acquire at distressed levels and repurpose into living ecosystems.
Institutional Approach
Where conventional residential investors chase thin yields valued on comparables, we operate as institutions do: building income-led businesses, valued at compressed yields, commanding equity multiples far beyond buy-to-let.
Structural Demand for a New Model
The demand for this model is not speculative; it is structural. A new generation has entered the workforce — AI-native, entrepreneurial, creator-driven. They do not aspire to grey offices or anonymous bedsits. They crave flexibility, community, and places that inspire ambition as much as they provide shelter.
Over 70% of Gen Z professionals prioritise belonging and flexibility over long-term tenancy, and nearly half are willing to pay premiums for all-inclusive, hassle-free living. Meanwhile, the creator economy — already touching 14 million in the UK — grows at double-digit rates, feeding an unrelenting need for hybrid spaces where work, content, and life blur into one.
Proven Success, Not Theory
This is not theory. We already have proof. Co-living schemes across the UK are reporting 95–98% occupancy. Purpose-Built Student Accommodation and Retirement Living — once niche — are now institutional staples, with yields compressing to 4.5–5% as global capital floods in.
98%
Occupancy Rate
Co-living schemes across the UK are reporting 95-98% occupancy rates
4.5%
Yield Compression
Purpose-Built Student Accommodation and Retirement Living yields have compressed to 4.5-5% as global capital floods in
2x
Return Multiple
CREAITOR demonstrates a significant value uplift based on the full service package yeilds.
CREAITOR simply applies the same logic to a new demographic: the AI-enabled generation. The result is an asymmetric play: double-digit cashflow yields in operation, equity multiples on exit, and scalability across a vast pipeline of underutilised buildings.
Infrastructure for the AI Age
But to understand the scale of this opportunity, one must look beyond the financials. CREAITOR is not just a property play. It is infrastructure for the AI age.
Every era of economic revolution has its defining structures. The Victorians built railways. The post-war generation built motorways. The digital era built data centres. The AI era will be defined by spaces where people live, work, and create together — intelligent, connected ecosystems that turn human creativity into scalable output.
CREAITOR is building that infrastructure.
A Proprietary AI Layer
At its heart lies a proprietary AI layer — not a gimmick, but a nervous system. Each building is not just an asset; it is a data node. Each resident is not just a tenant; they are a contributor to a live network.
AI Concierge
Personalises every resident's experience
Operational Intelligence
Drives sustainability and efficiency
Creator Graph
Maps skills and projects within the ecosystem in real time, curating collaboration at scale
CREAITOR is not simply a collection of buildings. It is a group — a physical and digital ecosystem that fuses real-world spaces and real people into the AI economy.
CREAITOR Space is the physical manifestation: co-work + co-live hubs designed for creators, founders, and innovators.
CREAITOR OS is the digital manifestation: a subscription-based platform that begins as an EdTech product, teaching young people how to harness AI, before evolving into a sandbox where they can build apps, launch ventures, and access funding. Together, the physical and digital flywheel compounds intelligence, creativity, and value across the network.
Each user who enters CREAITOR OS is not just learning — they are tomorrow's founders, prepared to step seamlessly into the physical ecosystem as the next generation of innovators.
Together, these platforms form a cradle-to-creator pipeline: from child to founder, from idea to company, from local hub to global network.
For investors, this is not a chance to buy into another housing product. It is the opportunity to own a category. Student housing once made that leap, from overlooked to institutional inevitability. Retirement living did the same. CREAITOR is next — but with an additional layer of IP and AI-driven network effects that no property class before it could command.
Chester: The Perfect Launchpad
And there is no better launchpad than Chester. The 2022 Workspace and Accelerator Evaluation, commissioned by Cheshire West & Chester Council, made it clear: the city has talent, entrepreneurial drive, and ambition, but lacks the infrastructure to hold it.
Bright founders are leaving for Manchester and Liverpool not because Chester cannot nurture them, but because Chester has not yet built the place to do it. That is the gap. That is the invitation.
CREAITOR answers it not with more desks, nor another block of flats, but with a beacon. A co-work, co-live hub that binds community, anchors talent, and redefines what workspace means. A city-scale experiment in how the AI age will live and work.
Chester is small enough to foster intimacy, yet large enough to sustain growth. It has the identity that global cities cannot replicate, and the connectivity that positions it as the natural centre of gravity for the entrepreneurial North West.
The Opportunity of a Generation
The conclusion writes itself. The housing crisis is undeniable. The collapse of commercial property is irreversible. The rise of the creator economy is unstoppable. The demand for community and flexibility is insatiable. The only question is: who will move first?
1
Beyond Buildings
Investing in CREAITOR today is not about buying a building. It is about owning the cornerstone of a movement.
2
First-Mover Advantage
It is about seizing first-mover advantage in an asset class that will, like student housing before it, graduate from curiosity to institutional inevitability.
3
National Expansion
It is about backing the first chapter of a model that will spread from Chester to every regional UK city, and then beyond.
History does not reward hesitation. It rewards the bold. And the boldest play in UK property today is CREAITOR. Chester is where it begins.
CREAITOR SITE 1
6 St John Street, Chester
“Reinventing workspace, community, and returns in the heart of Chester.”
Executive Summary: A Blueprint for Growth
Strategic Acquisition & Repositioning
6 St John Street, a circa 11,000 SqFt GIA freehold for £725,000, to transform it into Chester's first premium co-work and creator hub.
Dual Revenue Streams & Strong Returns
Basement for professional podcast/video studios, event spaces and upper floors for high-quality desks, private offices, and meeting spaces. Projected income exceeds £330,000/year, with a stabilised net operating income of £180,000 (a 24% yield on cost).
Validated Demand & Scalable Prototype
Backed by the Workspace & Accelerator Evaluation for Chester (CWAC, 2022), this investment addresses strong demand for flexible workspace and serves as a prototype for scaling Creator Spaces across the UK.
Financial Overview at a Glance
£330K+
Annual Income Potential
Projected gross income from diverse streams.
£180K
Stabilized Net Operating Income
Robust NOI demonstrating strong profitability.
24%
Yield on Cost
An exceptional return on the initial investment.
Floorplans: Optimizing Every Square Foot
Revenue & Operating Model: Core Pillars
Dual Income Structure
Combines specialist studios with flexible blended office workspace for diversified revenue.
Conservative Assumptions
Benchmarked against the Chester market for realistic and achievable financial projections.
Premium Positioning
Achieved through strong brand identity, curated amenities, and managed services for a high-value offering.
Basement – Media Hub: Unlocking Creative Production
The 921 sq. ft. basement is designed for high-end content production, offering:
  • 1 × large podcast studio
  • 1 × large video studio
  • 1 × small video studio
  • 1 × editing suite
Detailed Income Breakdown:
Large Podcast Studio
  • £600/month dedicated memberships × 4 members = £2,400/month.
  • Plus ad hoc bookings ~£600/month.
    ≈ £3,000/month gross.
Large Video Filming Studio
  • Premium, higher yield.
  • £1,200/month memberships × 3 = £3,600.
  • Ad hoc hire £1,000.
    ≈ £4,600/month gross.
Small Video Filming Studio
  • £800/month memberships × 3 = £2,400.
  • Ad hoc hire £600.
    ≈ £3,000/month gross.
Editing Suite
  • £500/month memberships × 3 = £1,500.
  • Ad hoc hire £500.
    ≈ £2,000/month gross.
Gross income from the basement is modelled at £151k pa, supported by an in-house technician for professional delivery.
Ground, First & Second Floors: Flexible Workspace Solutions
These floors feature a blended co-work rental valuation at £40/sq. ft. pa, with a 25% deduction for circulation, amenities, and non-lettable space, creating a conservative, achievable baseline.
The design balances private offices, open plan desks & shared spaces for optimal utility.
Revenue Validation: Proving the Model
Example: First Floor (2,249 sq. ft.)
  • Desk-based model (actual coworking product)
  • Rule of thumb: 90 sq. ft. per desk (including allowance for circulation inside the open plan).
  • Open plan area ~1,200 sq. ft.
  • 1,200 ÷ 90 = 13 desks.
  • At £250 / desk / month → £3,250 / month = £39,000 / year.
  • 4 private offices: Assume each ~150 sq. ft. average = 600 sq. ft. total.
  • Benchmarked at £450 / office / month (similar to Shiftworks) → £1,800 / month = £21,600 / year.
  • Desk + office total → £60,600 annual gross (≈ £5,050 per month).
  • £40 / sq. ft. model (blended NOI)
  • Net lettable (75% efficiency): ~1,687 sq. ft.
  • £40 / sq. ft. → £67,480 annual gross (≈ £5,623 per month).
  • Comparison:
  • Blended £40 / sq. ft. model → £67,480 pa.
  • Desk/office granular model → £60,600 pa.
  • Accuracy within 10–12%.
✅ Takeaway: £40 / sq. ft. gross in useable areas assumption is realistic.
Third Floor – Executive Suite: Premium Offering
The 458 sq. ft. penthouse-style office is positioned at a premium of £1,000/month (£12k pa). This income is accounted for in gross revenue even if the suite is retained for management use, highlighting its inherent value.
Capital Expenditure (CAPEX): Investment Summary
Purchase Price:
£725,000
Refurbishment & Fit-Out:
  • Basement (921 sq. ft. @ £150/sq. ft.): £138,150
  • Remaining floors (6,776 sq. ft. @ £50/sq. ft.): £338,800
External Works:
  • Envelope / façade / externals: £60,000
Total Project CAPEX:
  • £1.3m (purchase + refurbishment + externals)
Operating Expenditure (OPEX) Breakdown
  • Studio Technician – £35k
  • Staffing (community manager + ops support)
    = £48,000 pa
  • Business Rates
    = £36,000 pa
  • Utilities (electric, heating, water, broadband)
    = £2.50/sq. ft. × 7,697 = £19,243 pa
  • Cleaning & Facilities
    = £2.00/sq. ft. × 7,697 = £15,394 pa
  • Repairs & Maintenance
    = £1.50/sq. ft. × 7,697 = £11,546 pa
  • Marketing & Events
    = £12,000 pa
  • Insurance, Legal & Misc.
    = £6,000 pa
  • Total OPEX: £183k pa (~40% of gross)
Investment Case: Why Invest in 6 St John Street?
Prudent Assumptions
Underpinned by rigorous Chester market benchmarks for reliability.
Multiple Income Streams
Diversified revenue from specialist studios, office rentals, and a premium executive suite.
Transparent OPEX & High Net Margin
Detailed operating expenses delivering an impressive ~60% net margin.
Significant Upside Potential
Desk/office yields are conservatively modelled and can exceed baseline projections.
Chester's Flagship Hub
Creates the city's premier co-work and media hub, setting a new standard.
Closing Statement: Seize the Future of Work
This is more than a building — it's the launchpad for a movement. Chester has been independently identified as underserved in high-quality flexible workspace, and 6 St John Street positions us to capture that unmet demand with a first-mover advantage.
With a stabilised NOI of £180,000, premium positioning, and scalability baked into the model, the numbers work. But beyond the numbers, this is an opportunity to be part of shaping the future of work and community in regional UK cities. We are inviting a small circle of investors to join us at this founding stage, before Chester becomes saturated.
The choice is simple: back the vision now, and be at the front of the wave — or watch others follow in our wake.