C

Cluttons

Property consultancy providing management & projects

Property Manager

Full-TimeUpdated
No salary listed
Mid
London, UK
HybridHybrid workplace in London.
Real EstateReal Estate Property Management

About the job

Requirements
  • Hold Member of The Property Institute (MTPI) membership.
  • Have a relevant health and safety qualification or training.
  • Have a strong understanding of current residential property management legislation and regulatory requirements.
  • Have experience managing residential blocks, prime estates, or mixed-use developments.
  • Have proven experience managing high-value London residential portfolios on behalf of institutional and private clients.
  • Have extensive experience preparing and managing annual and quarterly service charge budgets and forecasts.
  • Have significant experience administering Section 20 consultations, Section 20B notices, and major works recovery processes.
  • Have demonstrable experience resolving complex service charge disputes and leaseholder challenges.
  • Have a strong understanding of lease interpretation and landlord and tenant legislation.
  • Have experience delivering major works projects from procurement through completion.
  • Have a proven track record managing resident management companies, boards, and AGMs.
  • Have experience managing reserve funds, lifecycle planning, and long-term asset strategies.
  • Have strong stakeholder management skills and the ability to engage effectively with senior clients and demanding leaseholders.
  • Have previous people management and mentoring experience.
  • Have written, financial, and presentation skills.
Responsibilities
  • Maintain expert knowledge of lease interpretation and ensure estate management activities comply with lease obligations, statutory requirements, and best-practice guidance.
  • Manage estate operations, maintenance, and repair programmes across a complex portfolio.
  • Oversee contractor performance to ensure value for money and service excellence.
  • Oversee major works projects from inception through completion.
  • Administer statutory consultation requirements, including preparing and serving Section 20 and Section 20B notices and associated leaseholder communications.
  • Manage insurance claims, liaising with loss adjusters, insurers, and contractors through settlement.
  • Conduct regular property inspections and maintain accurate records, compliance documentation, and asset data.
  • Develop and oversee Planned Preventative Maintenance programmes and long-term asset management strategies with the Facilities Manager.
  • Attend client meetings, AGMs, EGMs, and directors' meetings, providing professional advice and recommendations.
  • Build and maintain relationships with clients, resident management companies, leaseholders, freeholders, developers, and professional advisers.
  • Act as the senior escalation point for complex resident, leaseholder, and client matters.
  • Deliver customer service while balancing commercial objectives and lease obligations.
  • Manage sensitive communications relating to major works, service charge increases, building defects, and compliance matters.
  • Prepare management reports.
  • Provide guidance and mentoring to Property Managers, Assistant Property Managers, and administrative support staff.
  • Support the Team Lead in managing team performance and operational delivery.
  • Assist with onboarding and mobilisation of new instructions and developments.
  • Support business development activities, including client presentations, tenders, and proposals.
  • Contribute to departmental strategy, continuous improvement initiatives, and operational excellence programmes.
  • Ensure compliance with health and safety legislation and regulatory requirements.
  • Oversee compliance programmes covering fire safety, asbestos management, water hygiene, lifts, electrical testing, and building safety obligations.
  • Monitor appointed contractors and consultants to ensure compliance standards are maintained.
  • Maintain comprehensive compliance records and risk assessment programmes across the portfolio.
  • Support implementation of requirements arising from the Building Safety Act and associated regulations where applicable.
  • Take ownership of the financial performance of a designated portfolio, identifying opportunities to improve service delivery, efficiencies, and profitability.
  • Prepare, review, and manage annual service charge budgets and long-term financial plans for each property.
  • Produce and present quarterly budget forecasts and expenditure reviews to clients, boards, and resident management companies.
  • Monitor monthly and quarterly expenditure against approved budgets, investigate variances, and implement corrective actions where necessary.
  • Work with Client Accounting teams to ensure robust management of service charge income, expenditure, reserve funds, and arrears recovery.
  • Lead preparation and approval of annual service charge accounts, ensuring compliance with lease provisions and current legislation.
  • Manage complex service charge disputes, challenges, and enquiries, providing lease-based justification and resolution strategies.
  • Oversee reserve fund forecasting and lifecycle planning to ensure adequate funding for future capital works and asset replacement programmes.
  • Authorise expenditure, contracts, and invoices in accordance with company procedures and delegated authority levels.
Desired Qualifications
  • Hold AssocRICS or MRICS accreditation, or be working towards professional accreditation.
  • Hold IOSH Managing Safely or an equivalent qualification.
  • Hold a NEBOSH qualification.
  • Hold a full UK driving licence.

About the company

C

Cluttons

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Website

Cluttons is an independent property consultancy in the UK that offers a range of real estate services including residential and commercial property management, consultancy, and project management. It works by providing tailored services to clients such as private individuals, investors, developers, and corporate entities, charging fees for consultancy, property management, and project commissions. What sets Cluttons apart is its combination of independent, client-focused advice and a commitment to quality and attention to detail, backed by deep industry knowledge. The company’s goal is to deliver bespoke real estate solutions that meet each client’s needs, manage properties effectively, and oversee development projects to achieve satisfactory outcomes.

Company Size

201-500

Company Stage

N/A

Total Funding

N/A

Headquarters

London, United Kingdom

Founded

1765

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Simplify Jobs

Simplify's Take

What believers are saying

  • September 2026 healthcare hires target GP surgeries, NHS-linked assets, and senior living transactions.
  • Residential leadership promotion on 15 July 2026 strengthens cross-selling across valuations, agency, and property management.
  • New commercial structure with Sambridge and Buckley broadens national coverage for public sector and industrial clients.

What critics are saying

  • Cluttons depends on partner hiring; losing recent recruits to Savills or Avison Young would stall expansion by 2027.
  • Manchester and Newcastle growth require fee conversion; underused headcount would compress margins in 2026.
  • If healthcare and residential mandates disappoint, Cluttons risks remaining a mid-tier consultancy with no scale advantage.

What makes Cluttons unique

  • Cluttons spans residential, commercial, healthcare, and senior living under one national advisory platform.
  • June-September 2026 hires deepened Manchester, Newcastle, and residential leadership with sector specialists.
  • Its research-led model, via Gráinne Gilmore, pairs market commentary with transactional execution.

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Benefits

  • Hybrid Work Options
  • Paid Holidays
  • Life Insurance
  • Commuter Benefits
  • Cycle to work scheme
  • Employee Assistance Program
  • Employee Discounts
  • Family Planning Benefits
  • Health Insurance
  • Wellness Program
  • Gym Membership

Growth & Insights and Company News

6 month growth

4%

1 year growth

3%

2 year growth

3%
EAA
Oct 21st, 2026
Cluttons secures BNP Paribas valuation head for northern expansion.

Cluttons secures BNP Paribas valuation head for northern expansion. By E-A-A / October 21, 2026 In a major strategic move shaking up the northern commercial property sector, Cluttons has successfully recruited the head of valuations for BNP Paribas Real Estate in the North East. This high-profile hire is designed to significantly bolster Cluttons' regional professional services team and expand its valuation footprint across the UK. As the firm continues to target key industry talent, this transition highlights the ongoing demand for top-tier valuation expertise outside of London. Industry peers widely view the move as a competitive win within a dynamic and shifting real estate landscape. Table of Contents Expanding regional expertise and market presence. The newly appointed leader brings extensive, hard-earned experience in regional commercial property markets and valuation practices. By securing such high-level talent, Cluttons aims to drive substantial growth and enhance its overall client offerings across the country. This expansion aligns seamlessly with the firm's broader strategy to strengthen its regional network and capture greater market share. To explore more about how regional markets evolve over time, you can browse through its insightful collection of architecture articles. The impact on northern operations. This high-profile departure marks a notable leadership shift within BNP Paribas Real Estate's northern operations. While both firms declined to comment extensively on broader structural changes, the transition signals a competitive reshuffling among top-tier real estate agencies. Further details regarding the exact start date and specific responsibilities of the appointee are expected to be integrated into Cluttons' regional operations soon. Understanding these corporate shifts helps clients navigate the complex intersection of commercial growth and regional architecture. Broader implications for the UK Real Estate sector. The commercial real estate market relies heavily on precise valuations to guide investor confidence and large-scale acquisitions. Adding veteran leadership to northern teams ensures that regional offices remain agile and competitive against national headwinds. Property stakeholders are closely watching how this leadership change will influence local market dynamics and future portfolio valuations. For those interested in deeper educational resources, its curated informational guides offer valuable context on industry movements. Looking ahead at industry talent acquisition. Firms are increasingly investing in seasoned professionals to anchor their regional outposts and deliver specialized client services. Cluttons' latest recruitment effort proves that securing top leadership is paramount for maintaining a competitive advantage. As these structural integrations unfold, the commercial property landscape in the North East will likely see accelerated service enhancements. Keeping an eye on these developments provides a clearer picture of where the commercial valuation sector is heading next. Additional Reading:

Cluttons
Sep 17th, 2026
Cluttons strengthens healthcare and senior living with two high profile partners.

Cluttons strengthens healthcare and senior living with two high profile partners. 17 September 2026 Cluttons, the UK's leading real asset advisory business, has expanded its healthcare and senior living division with the appointment of respected sector experts Frank Convery and Adam Lowe as partners. Boasting more than 50 years of industry experience between them, Convery joins from Avison Young, while Lowe joins from Cushman & Wakefield. Reporting to Iain Lock, Partner and Head of Healthcare and Senior Living, the new partners will provide tailored advice and high-value transactional services to major healthcare operators, institutional investors, lenders, local authorities and developers working across primary care, independent healthcare and senior living facilities. In a career spanning 28 years, Convery has covered the national primary care and NHS markets providing valuation advice to occupiers, developers and funding institutions. In recent years, his main focus has been on the development and investment side, advising on all aspects of GP surgery development and the creation of sale-and-leaseback investments. He is also known for his expertise in Local Improvement Finance Trust assets, having advised many of the UK's largest LIFTCo operators and regularly presented to the Lift Council on market and valuation matters. With a track record of high-value mandates, Lowe has a reputation for acting on major healthcare transactions, focusing across both primary and secondary care investments, elderly and specialist care homes, and on a variety of transactional structures, including sale and leasebacks, corporate acquisitions and disposals, and development site consultancy. He has worked on mandates across both the public and private sector, including for some of the UK's largest NHS Trusts, Healthcare REITs, Institutional Investors, specialist investors, as well as US and Western European Funds... Iain Lock, Head of Healthcare and Senior Living said: "Frank and Adam are two of the most respected names in healthcare property, bringing depth across everything from GP surgery development and LIFT assets to large-scale investment and corporate transactions. Demand for specialist advice has rarely been stronger, and we are now well placed to meet it." John Gravett, CEO at Cluttons, said: "These appointments reflect the continued momentum of our healthcare division and reinforce Cluttons' position as a trusted adviser within the sector. We look forward to welcoming them to the team and to the significant value and expertise they will bring to our clients." Frank Convery Partner, healthcare and senior living Head office Partner, healthcare and senior living Manchester Head of healthcare and senior living Head office Related services.

Jasper Products
Jul 22nd, 2026
Roof gantry steps - Oxford University.

Roof gantry steps - Oxford University. Bespoke Roof Access Solution At Jasper Products, Jasper Products Ltd specialise in designing and manufacturing bespoke access solutions including roof gantry steps and walkways for projects where standard products simply aren't suitable. Its expertise in work platforms, walkways, and access systems helps clients overcome some of the most challenging access problems safely and efficiently. Jasper Products Ltd recently worked with Cluttons, a leading UK real estate advisory firm, to develop a safe roof access solution for a property occupied by Oxford University Press. Contractors needed access to a restricted roof area to carry out routine maintenance, including servicing glazing and air conditioning units, completing roof repairs, and cleaning gutters. Restricted access problem. The building's unique layout and pitched roof design ruled out standard access systems. The client needed a solution that delivered safe movement across the roof, supported maintenance activities, and met all relevant health and safety requirements. Its team carried out detailed site surveys and worked closely with the client to design a fully bespoke aluminium stair and walkway system. The solution provides safe access across the pitched roof and incorporates integrated handrails, non-slip treads, and a dedicated landing area for safe access and egress. Innovative gantry design solution. To achieve a precise fit, Jasper Products Ltd completed multiple site visits throughout the design process. Jasper Products Ltd also created a detailed 3D model that allowed the client to visualise the finished installation before manufacture began. This collaborative approach gave the client confidence that the design would meet both operational and safety requirements. The finished system improves roof safety, makes maintenance work more straightforward, and delivers a reliable long-term access solution. The client praised the professionalism, design expertise, and service provided throughout the project and subsequently placed the order. With manufacturing and installation for the roof gantry steps is now scheduled, this project demonstrates how Jasper Products develops practical, innovative access solutions where standard systems fall short, helping clients overcome complex access challenges with confidence.

Cluttons
Jul 15th, 2026
Cluttons names Gráinne Gilmore Head of Residential Sector as growth strategy continues.

Cluttons names Gráinne Gilmore Head of Residential Sector as growth strategy continues. 15 July 2026 Cluttons has promoted Gráinne Gilmore to Head of Residential Sector, a newly created role that will see her lead the strategic direction of the firm's residential business alongside her existing responsibility for research and insights across the company. In her new role, Gráinne will work alongside the residential sector's specialist service leads, who between them provide full agency and professional coverage across the business: Laura Dam Villena, Head of Residential Agency; James Hyman, Head of Residential Investment; Neil Duffy, Head of Residential Valuation; Einar Roberts, Head of Residential Advisory and Wayne Stanley, Head of Residential Property Management. Together, the team gives Cluttons end-to-end capability across the residential sector for estates, portfolio landlords, lenders and the consumer sales and lettings market. Gráinne joined Cluttons as Director of Research and Insights four years ago, bringing more than 20 years of experience writing and commenting on the property market. She was previously Head of Research at Zoopla and spent eight years as Head of UK Residential Research at Knight Frank, before which she was a financial and economics journalist at The Times for 11 years. In her role leading research, Gráinne has established Cluttons as a leading voice across sectors including digital infrastructure and prime residential. Cluttons' annual digital connectivity report has involved collaboration with mayors and MPs across the country and has earned national and extensive trade media coverage. The appointment comes as Cluttons continues to build momentum behind its growth strategy, following last month's launch of a dedicated Healthcare and Senior Living division and the recent appointment of Stewart Cantley as Chair of the Board. John Gravett, CEO at Cluttons, said: "Gráinne has been working closely with the residential team for the last 12 months supporting its growth and client delivery, and this promotion recognises both the exceptional contribution she has made and the importance we place on residential as a part of our growth strategy. Pairing her strategic leadership of the sector with her continued leadership of the Research & Insight function means our clients benefit from data-led insight at every stage of their property journey. With Laura, James, Neil, Einar and Wayne leading their respective specialisms, we have real strength and depth across the residential business." Gráinne Gilmore, Head of Residential Sector at Cluttons, said: "The UK's residential sector is undergoing rapid policy and market shifts that are creating both challenges and opportunities. At Cluttons we have an exceptional team supporting clients across key parts of the residential landscape, including lettings, sales, property management, valuations, building consultancy and investment. I'm pleased to be stepping into this role at an exciting time for Cluttons and am looking forward to working with colleagues as we build on strong foundations, creating lasting value for our clients and the wider business." Gráinne Gilmore Director of research and insights Head office

Place North West
Jul 3rd, 2026
James, Moore leave Avison Young for Cluttons.

James, Moore leave Avison Young for Cluttons. 3 July 2026 09:48 Julia Hatmaker Tom James and Chris Moore have the joined the property consultancy's Manchester office as head of valuation for the North West and as an associate, respectively. In addition to being the head of valuation for the North West at Cluttons, James has been appointed a partner at the firm. He has more than a decade of experience in valuation, having spent 12 years at GVA and Avison Young. Throughout his career he has advised institutional funds, international and national lenders, developers, and more on projects in the commercial and residential sectors. Moore, who is an associate in Cluttons' valuation team, got his start in property as a graduate surveyor at SLC Property before joining Avison Young in 2022. James and Moore join partner Chris Weights and surveyor Sam Davey in the Manchester valuation team. "Cluttons has real momentum right now, and I am excited to be joining at such a pivotal time for the business," James said. "I look forward to working alongside Chris and the team to build on the strong foundations already in place and to growing our valuation offer across Manchester and the wider North West." Cluttons chief executive John Gravett said: "Manchester has been dominating the headlines lately, and rightly so. It's one of the country's real success stories, and exactly the kind of market we want to be backing. "We opened our office here in 2020 and have been growing rapidly ever since, so bringing in talent like Tom and Chris to work alongside the team is a great step forward for us." With James and Moore joining the team, the number of staff at Cluttons' Manchester branch is 31. Their recruitment is part of a wider expansion push from Cluttons, which has made recent hires in London, Newcastle, Oxford, Reading and Glasgow. The real asset advisory has also launched a healthcare and senior living division this year.