From Architect to Developer: Building a Design-Led Property Business ft. Marc Turnier

In this episode of the Architecture Social Podcast, Stephen Drew talks to Marc Turnier, founder and managing director of Arcvelop, about the move from qualified architect to award-winning property developer. The conversation runs for around 48 minutes and explores why architects can make strong developers, how to learn the commercial side of property, and what it really takes to design, finance and deliver your own schemes.

Who this is for

This lesson is for architects, Part 1 and Part 2 assistants, and built environment professionals who are curious about development, considering setting up their own practice, or thinking about combining design with property investment. It is also useful for anyone weighing up a move from a design role into a development or client-side role.

Learning outcomes

By the end of this lesson you will be able to:

• Explain why an architectural skill set can translate well into property development.
• Describe the typical steps in moving from employed architect to architect-developer.
• Identify the points in a development where value is created and risk is managed.
• Recognise the financial and commercial knowledge architects need before moving into development.
• Weigh up the trade-offs, demands and risks of a development role against a design role.
• Apply lessons on efficiency, deal selection and investor relationships to your own context.

An unusual mix: architect and developer

Marc describes himself as both a qualified architect and a developer, an uncommon combination in the UK. He argues the two professions work in synergy: architects naturally want to consider the whole project, which is exactly what a developer does. Arcvelop designs everything in-house and acts as client, developer and architect on its own schemes, taking a shareholding in the developments it delivers.

The route in: from Foster + Partners to development

Marc became an accidental landlord in his late teens and developed an early interest in property alongside architecture. After studying at Newcastle and the University of Sydney, and working at Foster + Partners and Allies and Morrison on landmark projects, he chose to learn development from the ground up by working for small property companies across London, managing planning applications and builds on site.

Efficiency: thirty sheets, not four hundred pages

One of the biggest adjustments was learning to communicate quickly and efficiently. Where a large practice might produce hundreds of pages of tender information, a builder on a fast-moving development needs a concise set of drawings that clearly show what to build. Development moves far faster than large-scale architecture, and that efficiency became a core strength.

Starting Arcvelop: give yourself a run-up

Marc set up Arcvelop with his partner Paola, also an architect, shortly before the pandemic. The early years were not glamorous. He stresses the importance of giving yourself a financial run-up rather than jumping straight off the cliff, because development cash flow is lumpy and unforgiving. In the first year or two the studio took on a large number of architecture commissions to build reputation and income while growing the development side.

Why architects can make good developers

Marc is passionate about the idea that architects are investable and well placed to lead developments. An incentivised architect who understands good design, how to deliver it cost-effectively, and the numbers and financing behind it is in a strong position to approach investors and joint venture partners. He believes many architects undervalue the skills they bring.

Where developers make their money

Marc explains there are two key points where a development becomes profitable: buying well, and building well. Arcvelop avoids buying sites that already have planning unless the planning can be significantly improved, focuses on commercial conversions where the value uplift is greatest, and often refinances to retain completed schemes. He cites a former factory bought for around £400,000, converted into eight units and valued at about £1.9 million within twelve months, a scheme recognised at the Property Investor Awards.

Finding and assessing deals

Sourcing deals is one of the hardest parts. Around three quarters of Arcvelop's deals come from local agents, on and off market, with the rest from business partners and direct-to-vendor letter campaigns. Marc is firm about keeping emotion out of the decision: if the numbers do not work once the purchase price and build cost are fixed, you walk away.

De-risking through speed and design

Because Arcvelop has architects in-house, it can move quickly on pre-application work and visualisations, often at its own risk, to test whether a scheme is viable before committing. This de-risks deals for investors and builds confidence with planning officers and joint venture partners.

Technology, AI and the human side

Marc sees AI and prop tech increasingly creeping into the business, from systemising operations and sourcing to visualisations. He is open to using these tools to handle the mundane work, but believes the relationships with agents, builders and partners, and the experienced judgement behind buying decisions, remain firmly human.

Is it for everyone?

Development is demanding. Marc is candid that moving across does not guarantee a higher salary straight away, that the hours can be long and unglamorous, and that when something goes wrong you have to be there to fix it. It suits people who want a dynamic, hands-on role, but there is nothing wrong with being a design-focused architect if that is the better fit.

Key terms

• Architect-developer - an architect who also acts as the developer, and often investor, on a project rather than only providing design services.
• Commercial conversion - changing the use of a building, for example from offices or a factory to residential units, often unlocking significant value.
• Planning gain - the increase in a site's value created by securing improved planning permission.
• Joint venture (JV) - a partnership where parties share investment, risk and profit on a development.
• Permitted development - rights that allow certain changes of use or works without a full planning application.
• End valuation and refinance - using the completed value of a scheme to secure new finance, often in order to retain the asset.

Reflective prompts for your CPD record

• Which of your existing architectural skills would transfer most directly to a development or client-side role, and where are your biggest knowledge gaps?
• How comfortable are you with the financial and commercial side of property, and what would you need to learn before assessing a deal with confidence?
• Thinking about your own goals and appetite for risk, does an architect-developer path genuinely suit you, or does a design-focused role serve you better?

About the guest

Marc Turnier is the founder and managing director of Arcvelop, a London-based architecture practice and developer specialising in design-led conversions of characterful buildings into distinctive homes. A qualified architect with development experience gained at Foster + Partners, Allies and Morrison and smaller London developers, he founded Arcvelop to combine architecture and development, and mentors architects interested in the same move.

Listen to the full conversation above, or find out more about Arcvelop and Marc Turnier.