A conman who tricked investors out of £2.8m was this week ordered to hand over the house in which his family lives.
Fraudster Pradip Chavda, 48, is serving three years and 10 months in prison for the student rent scam and was stripped of his assets on Tuesday - including the detached home in Ridding Lane, Greenford, where his mother, wife and two sons still live.
Bankrupt Chavda persuaded his victims to part with their cash in a buy to let student property scheme he ran through fake firm Zamlon with Bradford and Plymouth Universities.
Duped investors were promised that anyone who bought student accommodation would be guaranteed £300 a month rent, which would be met by the university if a student failed to pay.
But when police contacted the universities, they knew nothing about the scheme.
Chavda netted a total of £2,787,525 from the con, spending £58,000 on general 'living costs', Southwark Crown Court heard.
Judge Jeremy McMullen ordered Chavda to pay back his innocent victims from the sale of his ill-gotten gains, which include the family home in Greenford and a two-bedroom flat in Wellingborough, Northants.
He said: "The defendant has given no evidence and made no admissions for the resolution of this matter.
"As far as joint enterprises are concerned no admissions have been made by the defendant as to other assets."
Total realisable assets were calculated at £2,729,525 although Chavda may have more undisclosed assets in Dubai, where he is known to have business contacts.
Judge McMullen ordered that £410,035 be paid back within four years to the conman's victims - including one man who poured in more than £310,000.
If Chavda fails to come up with the cash he could face another six years in prison.
Last year jurors heard how one unlucky businessman parted with a large chunk of his life savings after being dazzled by Chavda's 'rent guarantee'. Others wrote cheques of between £2,500 for a deposit to £50,000 for a flat.
Chavda was rumbled when potential investor Sally-Ann Jones became suspicious over how eager the company was to get cash up front.
She went to the police, who raided the company's premises and investigated bank accounts held by the family.
Chavda was convicted of one count of fraudulent trading, nine of obtaining a money transfer by deception, and two of converting criminal property, between January 1, 2003 and November 30, 2004.