Features
What's in every report.
Grouped around what's genuinely operational — not a roadmap dressed up as a feature list.
Development potential, with local evidence
Loft, extension, HMO conversion and garden-studio potential, checked against the property's own facts and, where local sold evidence exists, priced from it rather than a flat percentage.
Two buyer personas, modelled separately
Investment buyer scenarios (flip, short hold, 5- and 10-year holds — rental income, the additional-property SDLT surcharge, CGT on sale) and owner-occupier scenarios (5- and 10-year equity build — standard SDLT, repayment mortgage, no rental income or CGT) use materially different assumptions, never the same model with a different label.
Planning and constraint flags
Conservation area, Article 4 and listed-building status, and flood risk — shown alongside the upside they might cap, not published separately from it.
Compliance built into the report, not bolted on
A persistent "data, not advice" banner, an inline note on every finance scenario, and a full disclaimer on the PDF — the same framing throughout, not just in the small print.
Investment buyer vs. owner-occupier
The same property, two genuinely different models.
A flip, a rental hold, and a family buying to live in it don't share one set of assumptions. Investment scenarios carry rental income, the additional-property SDLT surcharge, and CGT on sale. Owner-occupier scenarios use standard SDLT, a repayment mortgage, and private residence relief — never mixed.
The factor list
Every check the engine runs, by category.
Each factor below is either a £ range backed by real local sold evidence (COMP), a cost-only figure (COST), or a pass/fail/context flag (FLAG). The one exception is a clearly tagged AI estimate (ESTIMATE), used only as a last resort and shown in caution styling.
Category 01
Development potential, priced from local evidence
Where genuine local sold evidence exists, priced from it — never a flat percentage. Every sold-evidence figure carries its sample size and transaction IDs; fewer than 3 comparable sales returns "not assessed," not a guess.
Loft & extension potential
Agent-entered area priced at the local £/sqm from sold properties with a recorded floor area, beside a benchmark cost. Otherwise "not assessed"; coverage is limited today.
Bedroom premium (AI estimate)
Last resort only, when there is no local sold evidence and no area-based figure: an AI-generated range, tagged as an estimate and shown in caution styling. It has no transaction IDs, is never presented as a sold-price figure, and is not agent-verified.
Floor-area uplift
£/sqm extension rate from local sold evidence, with the same sample-size rules.
Sector ceiling check
Every figure above is checked against the local sector's ceiling price (p90 of sold prices, segmented by bedrooms and tenure) before it's shown — no upside is presented without checking the property isn't already at it.
Category 02
Quick renovation costs
Redecoration, kitchen and bathroom refresh, kerb appeal — cost figures only, sourced from UK renovation cost benchmarks. No £ uplift is attached; comps can't isolate the value of a repaint at this granularity.
Bathroom refresh
Cost to reach the top of the estimated range, from the bathroom count read off the floorplan and reviewed by the agent.
General condition / redecoration
Echoes the condition signal read from photos against a general redecoration cost benchmark.
Category 03
Property attributes checked
Read from the uploaded floorplan and photos, but never used in a calculation until an agent has confirmed or corrected it — that review step is enforced in the product itself, not just a habit.
Construction era & structural form
From the property's EPC record — terraced/semi/detached, Victorian/Edwardian/interwar/postwar/modern.
Tenure & lease length
Freehold vs. leasehold; a leasehold with no recorded remaining term is flagged, never assumed.
Off-street parking
Presence/absence, read from uploaded photos.
Garden presence
Presence and type, read from uploaded photos.
Approximate plot size
From HMLR INSPIRE Index Polygons — freehold, single-title postcode matches only. Labelled approximate, never a legal boundary.
Category 04
Regulatory & constraint flags
Pass/fail or context, no £ attached. A constraint that caps or blocks a modelled upside is always shown next to the opportunity it limits, never published separately from it.
MEES (minimum energy efficiency)
From the property's EPC band.
HMO room-size minima
Checked against the per-room area and window data read from the floorplan.
Fire safety / means of escape
Always returned as requiring professional assessment — never cleared by this product.
Listed building, conservation area & Article 4
Checked against imported Historic England, conservation-area and Article 4 registers. Coverage is strongest in the pilot area today and is expanding as more registers are imported.
Flood risk
Checked against imported Environment Agency flood-zone data where coverage exists.
Category 05
Local area context
Observable facts about the area, stated plainly rather than as sentiment — the reader draws their own conclusion.
Local sold-price trend
Median movement from complete calendar years only — never used as a growth assumption in a projection.
Crime
Police.uk street-level counts, roughly a 1-mile radius.
Transport
Nearest rail and bus stops (NaPTAN).
Schools
Nearest schools and their Ofsted rating — distance only, never a claimed catchment.
Scope
A development-potential report, stated plainly.
This is not a structural survey, a legal due-diligence pack, or a full property-condition schedule. Fire safety and means of escape are always returned as requiring professional assessment — never cleared by this product.