The extradition case of fugitive diamond merchant Nirav Modi, wanted in India on charges of fraud and money laundering, is expected to enter its final stages at Westminster Magistrates’ Court in London on Tuesday (2).
The 49-year-old jeweller, fighting extradition in the estimated $2-billion Punjab National Bank (PNB) scam case, will appear via videolink from Wandsworth Prison in south-west London for the latest hearing in the case, during which District Judge Samuel Goozee will hear his defence team's arguments against the admissibility of certain evidence provided by the Central Bureau of Investigation (CBI) and Enforcement Directorate (ED) in order to establish a prima facie case against the accused.
The Crown Prosecution Service (CPS), arguing on behalf of the Indian authorities, will stress that the evidence meets the required criteria for the UK court to determine whether Modi has a case to answer before the Indian judicial system.
The jeweller is the subject of two sets of criminal proceedings, with the CBI case relating to a large-scale fraud upon PNB through the fraudulent obtaining of "Letters of Understanding" (LOUs or loan agreements), and the ED case relating to the laundering of the proceeds of that fraud.
He also faces two additional charges of "causing the disappearance of evidence" and intimidating witnesses or “criminal intimidation to cause death” added to the CBI case.
Tuesday's hearing follows two separate sets of hearings in the extradition case being presided over by justice Goozee, the first in May and then in September, during which the CPS sought to establish Modi's fraudulent actions and played videos in court in support of the additional charges.
Assurances of adequate prison conditions were also provided by the Indian government, including further commitments of appropriate mental health care for Modi on being extradited.
The defence team, on the other hand, sought to not only establish that Modi’s actions related to PNB-issued LoUs did not amount to fraud but also deposed witnesses to highlight his severe depression and deteriorating mental health behind bars. These were further ramped up at a bail hearing last week, when the court was urged to allow Modi to be shifted to a specialist facility under strict bail conditions.
However, judge Goozee turned down the plea, reiterating the concerns from six previous bail attempts that Modi remains a flight risk who would abscond or interfere with the case if granted bail.
After this week's hearing to determine the admissibility of the evidence provided by the Indian authorities, it has been indicated that the case would move to a final hearing for the judge to hear the closing submissions in the case from both sides, either next month or early next year depending on the outcome of Tuesday's hearing.
A ruling by the district judge, which would determine whether the case can be sent to UK home secretary Priti Patel to order Modi's extradition to India, is expected by next year, a few weeks after the final hearing.
Modi, meanwhile, remains in prison since he was arrested on March 19, 2019, on an extradition warrant executed by Scotland Yard. The charges against the diamond merchant centre around his firms Diamonds R Us, Solar Exports and Stellar Diamonds making fraudulent use of a credit facility offered by PNB or LoUs.
The CPS, on behalf of India, have told the court that a number of PNB staff conspired with Modi to ensure the LoUs were issued to his companies without ensuring they were subject to the required credit check, without recording the issuance of the LoUs and without charging the required commission upon the transactions.
Modi’s team has sought to counter allegations of fraud by deposing witnesses to establish the volatility of the gems and jewellery trade and that the LoUs were standard practice. His family history of suicide and severe depression have also been raised as part of the arguments against extradition, which would make prison conditions at Barrack 12 in Mumbai’s Arthur Road Jail inadequate for Modi’s pre-trial incarceration in India.
One in five new buy-to-let companies in 2025 owned by non-UK nationals, up from 13% in 2016.
Indian and Nigerian investors lead foreign ownership, targeting regions outside London for higher returns.
Young British landlords (18–24) are expanding portfolios despite older investors exiting the market.
Regional rent growth diverges: London sees declines, while East & West Midlands and North West report strong rises.
Foreign investors leading
Britain’s buy-to-let sector is undergoing a notable transformation as foreign investors and young Britons reshape the landscape. One in five new buy-to-let companies created in 2025 are owned by non-UK nationals, up from just 13 per cent in 2016. This shift shows that foreign investment in British rental property is growing fast and reshaping who controls the market.
A new report on New Investors in Buy-to-Let reveals that this transformation is driven by a combination of younger British landlords and experienced international operators seeking better returns outside London’s saturated market.
The numbers are impressive. About 67,000 new buy-to-let companies will be formed by the end of 2025, with roughly 13,500 owned by non-UK nationals. Indian investors lead the way, creating 684 companies in just the first half of 2025. Nigerian investors follow with 647 companies. Polish and Irish nationals also have significant presence. This change reflects major post-Brexit migration patterns. European Union nationals used to represent 65 per cent of foreign ownership in 2016 but now make up only 49 per cent. south Asian and African investors are now taking the lead.
Young Britons expand portfolios
Several factors explain this shift. First, the British pound has weakened, making property cheaper for foreign buyers. Second, rental returns in Britain remain strong compared to other markets. Indian investors can get rental yields of 4.5 to 5.5 per cent in prime London locations. Third, foreign investors are moving away from expensive London and targeting regions with better returns. The East Midlands, West Midlands, and South West now offer faster rental growth than London.
British landlords themselves show mixed responses to market changes. A 2025 survey by Market Financial Solutions found that 65 per cent of landlords worry that recent budget policies will hurt their investments. Many older landlords have stopped buying new properties. However, younger investors think differently. Only one-third of landlords aged 18-24 have halted their investment plans. In fact, 75 per cent of 18-24-year-olds expanded their portfolios in 2024. Among those aged 55-plus, only 4 per cent plan to grow their property portfolios in 2025.
Young British investors and foreign investors are pursuing similar strategies. Both groups are buying properties in regions with strong growth potential rather than London. Greater London rents actually fell 3.0 per cent in July, marking the seventh straight monthly decline. Meanwhile, the West Midlands saw rents rise 2.7 per cent, and the East Midlands grew 3.4 per cent. This regional split explains why international investors are focusing on cities outside London.
Property shift outside London
Most non-UK nationals structure their investments through British limited companies, a tax-efficient approach. Indian High Net Worth Individuals and family offices increased their investment volumes by more than 17 per cent last year. The Halo development project in South London demonstrates this trend. This luxury apartment complex near the Kia Oval cricket ground is priced from £580,000 to £5 million.
The rental market shows mixed signals. After five years of steady growth, rents on newly let properties fell 0.2 per cent year-on-year in July the first annual decline since 2020. However, regional variations matter significantly. When landlords renew existing tenancies rather than advertising new ones, rents rose 4.5 per cent year-on-year. The North West led with 7.2 per cent increases. Landlords are aligning renewal rates with current market levels to maintain inflation-adjusted returns.
Paresh Raja CEO of Market Financial Solutions noted “The property market isn’t holistic it’s segmented. Some landlords may sell up, but there’s an eager new generation of investors ready to take their place,” The convergence of young British investors and foreign capital is reshaping Britain's property market. As older landlords exit and regulations tighten, a new generation of strategically minded investors both young Britons and international operators is repositioning British property as a key wealth management tool.
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