Sample Deal PackWatchBRRValue-addRefurb-led
Inspect the pack buyers see before you run your own scan.
This is the real Deal Pack surface in sample mode. Switch cases to see how the same verdict, maths, evidence, risks, and next move hold up across BTL, BRR, flip, HMO, and walk-away deals.
Asking
£168,000
Listing basis
Offer
£160,000
Evidence-led
Works
£39,000
Refurb scope
GDV
£228,000
Refi target
Before the full sample
Inspect it like a buyer would.
The full sample is long on purpose, but the first judgment is simple: can someone understand the case, challenge the assumptions, and see what still needs proving?
01
Read the verdict first
The pack should say whether the deal is worth time, not just show a flattering yield.
02
Check proof labels
Observed, estimated, missing, and external-check items are kept separate so weak evidence stays visible.
03
Look for the next move
A useful pack should end with the action to take next: view, call, offer, strengthen proof, or walk away.
Investor Deal Pack
Evidence-readyForced-appreciation BRR candidate
LS4 2EU3 bed
Model score 78.0/100Evidence-backed rent (76%)Vs local sold 11.1%
Council tax A | Reduced 2026-03-30 | Parking: Permit parking nearby | Garden: Rear yard | Accessibility: Two-storey terrace; stairs required | Broadband up to 900 Mbps
Asking
£168,000
Offer scenario: Conservative | £160,000
This curated demo case is fully packaged so the workflow can be inspected end to end.
Decision spine
Verdict
Evidence-ready
Pack note
Lead strategy
BRR
This is the current best-fit lane from the live pack, not a generic strategy guess.
Next move
Price the full scope before tightening terms
Kitchen, bath, damp treatment, electrics, flooring, and certification should be quoted before moving beyond the 160k packaged offer.
Recommended offer
£160,000
Max pay £163,000 | Ask £168,000
BRR upsideExecution-gatedRefinance-sensitiveValue-add
Post-works value
£228,000
Post-works value from the live pack.
UP
Works budget
£34,000
Current works allowance behind the active plan.
FLAT
Gross uplift
£68,000
Exit / post-works value minus entry basis before works are deducted.
UP
After-works uplift
£34,000
Post-works value minus entry and refurb. Refinance friction still sits outside this headline.
UP
Listing photos (5)1 / 5
Evidence
Floorplan captured
EPC
EPC image captured
Pack note
This curated demo case is fully packaged so the workflow can be inspected end to end.
5 photos captured
Deal Pack checklist
Work through the pack in this order.
Start with the verdict, then check the numbers, comps & value, and the next move.
Use Comps & Value to compare sold prices, local comps, market value support, and rent evidence.
Fast scan
Decision-first. No fluff.
Investor brief
Evidence readiness
Decision-ready(95/100 evidence score)
Evidence complete enough for a real underwriting decision.
Offer (packaged)
Decision-readyOffer (packaged)Model 78.0/100
High-upside BRR if the refurb lands at valuation-grade spec and the refinance case is kept evidence-led.
The pack is decision-ready. Now pressure-test the remaining assumptions.
Best play
BRR
The pack is decision-ready. Now pressure-test the remaining assumptions.
Next move
Price the full scope before tightening terms
Kitchen, bath, damp treatment, electrics, flooring, and certification should be quoted before moving beyond the 160k packaged offer.
Main risk
No critical flags detected
Evidence set looks complete enough to move fast.
Recommended offer
£160,000
Max pay £163,000
Evidence readiness
Decision-ready95/100 evidence score
Evidence complete enough for a real underwriting decision.
Rent
£1,050
Headline rent is backed by direct evidence.
UP
Gross Yield
7.9%
Scenario: Offer (packaged) | Evidence-backed rent | certainty 76%
UP
Net Yield
2.3%
After mortgage + costs
UP
Cashflow
£306
Net income (monthly)
UP
Market Proof
Sold evidence: proxy-backed
Local sold median ~£189,000
UP
Supporting scoresReadiness model, opportunity pressure, and offer-read score.Show detailHide detail
Supporting scores
Readiness model, opportunity pressure, and offer-read score.
Evidence
92/100
Data completenessStrong
Deal Quality
78/100
Numbers and evidenceUsable
Opportunity
78/100
Worth chasing nowUsable
Seller Pressure
Pending
Pressure to transactPending
Offer Ready
88/100
No critical contradictionsReady
Opportunity profile
Separate the quality of the deal from the quality of the acquisition setup.
Signals building
Opportunity signals are still forming on this pack.
Opportunity score
78/100
Worth chasing overall
Motivation
Pending
Signals pending
Competition risk
Pending
Pending
Outreach priority
Pending
Pending
Estate-sale signals lowEvidence thin
Observed / sourced
- No direct probate confirmation is established from the listing alone.
Motivation lowCompetition medium
Drivers
- No stronger motivation signal has been evidenced yet.
Negotiation posture
Negotiation posture is still forming.
What to confirm before offering
- Vendor timeline, occupancy status, and competing interest still need confirming.
Decision readiness
One honest view of what is observed, estimated, and still blocking a confident next move.
Decision-ready
Evidence complete enough for a real underwriting decision.
Observed
—
Estimated
—
Missing
0
Risk & compliance posture
Provenance-aware signals. High trust when observed, honest manual checks when coverage is thin.
Signals building
Coverage
partial
Manual checks
0
Signal count
0
Supporting material
Investment memo
A forwardable memo spine built from the current live pack.
DRAFT
Executive investment summary is still being assembled from the live pack.
Memo workflow
Keep the Deal Pack revisioned like a real investment memo, not a one-off export.
Rev 0
Revision note
Evidence & confidence
Canonical inputs used across ROI, offer guidance, and summary.
88 / 100
Rent support
Evidence-backed rent
Headline rent is backed by direct evidence.
Rent source
curated demo case
Verified for sales-ready use
Rent used (net)
£1,050
Gross and net match (bills excluded)
Sold evidence
proxy
Sample size 29 | Basis street_sector
Condition confidence
75%
Condition evidence supports a proper value-add scope. The upside is credible, but only if damp, electrics, and finish quality are treated as first-order budget items.
Rent evidence
£1,050/mo • scenario range
Leeds LS4 three-bed hold evidence band
Evidence-backed condition findings
- dated kitchen and joinery (medium)
- bathroom and service upgrades (medium)
Due diligence checks
- Inspect rear-return damp risk and confirm whether historical treatment has been carried out.
- Request any electrical certification or rewiring history before committing to the budget.
- Pressure-test the post-refurb valuation case against nearby sold evidence before assuming capital recycling.
Costs that kill deals
UK-specific costs and unknowns that must be confirmed.
Sales-ready checks passed
Tenure
Freehold
Lease years remaining
Not applicable
Not required for freehold
Service charge
Not applicable
Ground rent
Not applicable
Council tax
A
Insurance
£40/mo
Maintenance reserve
7.0%
Tenant-paid utilities assumed once the asset returns to service.
Time on market and reductions
Negotiation leverage based on listing age and price movement.
55 days
Listed date
2026-02-24
Reduced date
2026-03-30
Reductions
1
Leverage note
At 55 days live with one late-March reduction, the 160k packaged entry reads as a credible speed-and-certainty offer only if the vendor is now prioritising execution over another test of the market.
Stress test snapshot
How the base scenario behaves under common downside shocks.
Stress-tested
Rate +1.0%
Cashflow: £206/moROI: 2.80%Delta cashflow: -£100/moDelta ROI: -1.40%
Rent -5% after works
Cashflow: £262/moROI: 3.60%Delta cashflow: -£44/moDelta ROI: -0.60%
Refurb slip +6 weeks
Cashflow: £123/moROI: 1.70%Delta cashflow: -£183/moDelta ROI: -2.50%
Condition AI
Image-led condition view translated into investor impact.
Cosmetic
Condition read
CosmeticCertainty 75%
Medium-scope refurb with clear upside, but the margin only holds if the bathroom, kitchen, damp treatment, and certification line items are properly controlled.
Commercial impact
Condition evidence supports a proper value-add scope. The upside is credible, but only if damp, electrics, and finish quality are treated as first-order budget items.
Likely works / burden
Burden currently reads as cosmetic to light remedial works, but still pressure-test moisture, electrics, roof, and boiler risk.
Potential damp around rear return.Electrical consumer unit age should be verified.Refinance value depends on a valuation-grade finish rather than a cheap cosmetic turn.Refurb budget can drift if damp and electrical scope is not pinned down before exchange.
Strategy impact
This can still fit a disciplined hold or light value-add if the scope stays contained once you are on site.
Confidence
Evidence panel confidence 75% from captured listing support.
- Inspect rear-return damp risk and confirm whether historical treatment has been carried out.
- Request any electrical certification or rewiring history before committing to the budget.
- Pressure-test the post-refurb valuation case against nearby sold evidence before assuming capital recycling.
Red flags
- Potential damp around rear return.
- Electrical consumer unit age should be verified.
- Refinance value depends on a valuation-grade finish rather than a cheap cosmetic turn.
- Refurb budget can drift if damp and electrical scope is not pinned down before exchange.
- Refinance value depends on nearby comp support and finish quality at valuation.
- Exact-unit sold evidence is not available, so the valuation story must be built from nearby evidence and spec quality.
Kitchen finish supports the bulk of the value-add scope.
Bathroom and service upgrades need to be priced before the entry is tightened.
Floorplan AI
Layout leverage translated into commercial upside and checks.
74% confidence
Layout opportunity
No reliable room-count upside yet
The uplift case is finish-led rather than room-count-led. Forcing another room would add complexity without improving lender confidence.
Commercial implication
Treat the floorplan as a confirmation tool rather than the main source of upside.
Confidence
Layout parse 74% confident from the available floorplan evidence.
Check before relying on it
- Value comes from spec, not densification
Detailed layout read
No - layout does not support it
The uplift case is finish-led rather than room-count-led. Forcing another room would add complexity without improving lender confidence.
Detected bedrooms / bathrooms
3 / 1
Room detection
6 rooms parsed
Value comes from spec, not densification
Front reception
14.9 m2 | 76%
Rear reception
11.4 m2 | 74%
Kitchen
8.6 m2 | 72%
Bedroom 1
12.1 m2 | 80%
Bedroom 2
9.8 m2 | 77%
Bedroom 3
7.1 m2 | 73%
Synthetic demo floorplan used to explain why the BRR story is spec-led rather than layout-led.
Compliance checklist
BRRhigh priorityThis case is only attractive if the buy-refurb-refinance chain is controlled like a project, not treated like a soft hold.
Refinance-sensitiveSpec-led upliftExecution risk first
- Confirm damp, electrics, and any hidden capex before finalising the works budget.
- Price the full spec with contingency so the refinance case survives real-world drift.
- Validate nearby post-refurb sold evidence before relying on the uplift story.
- Keep a credible fallback hold case if the refinance market softens.
Renovation scope breakdown
Total £34,000Kitchen and joinery
£9,000
Bathroom and plumbing
£6,500
Damp treatment and making good
£5,000
Decoration and flooring
£7,500
Electrical upgrades and contingency
£6,000
BRR upsideExecution-gatedRefinance-sensitiveValue-add
Underwriting snapshot
Known vs. missing - so the investor trusts you.
Decision-ready
Asking price
£168,000
Rent input
£1,050
Used in: Offer (packaged) | Verified
Tenure
Freehold
Title details pending confirmation.
EPC
Band E
Band E
Market proof
Attached
Area-backed sold evidence (exact unit still pending)
Agent contact
Agent: West Leeds Projects
Council tax
Band A
Listed / Reduced
Listed 2026-02-24 | Reduced 2026-03-30
Parking / Garden
Permit parking nearby / Rear yard
Accessibility
Two-storey terrace; stairs required
Broadband
Up to 900 Mbps
EPC evidence
EPC image captured
Market reality check
What sold data says - and what it doesn't.
Vs median 11.1% below
Context
Local sold median ~£189,000
Last sold: No last-sold record
Vs local median
11.1% below
Sold-evidence-backed signal
Sample strength
29 area | 0 exact
More comparable sales improves pricing certainty.
Discounts can be opportunity or hidden pain. Premiums need a reason (plot, refurb, scarcity). Confirm the "why".
Investor read
Short, decisive read from the current live pack.
Deal read
High-upside BRR if the refurb lands at valuation-grade spec and the refinance case is kept evidence-led.
This is a genuine BRR operations case, not a passive hold. Buy it correctly, keep the scope tight, and only lean into the refinance story if the post-works evidence stays defendable.
Why it still has a case
- Discount to local sold median with adequate sample depth
- Family-sized three-bed layout supports resilient tenant demand
- Cosmetic refurb scope rather than structural repositioning
- Offer ceiling and walk-away line are already modelled
What still needs proving
- Inspect rear-return damp risk and confirm whether historical treatment has been carried out.
- Request any electrical certification or rewiring history before committing to the budget.
- Pressure-test the post-refurb valuation case against nearby sold evidence before assuming capital recycling.
- Value comes from spec, not densification
Current posture
The pack is decision-ready. Now pressure-test the remaining assumptions.
This is a genuine BRR operations case, not a passive hold. Buy it correctly, keep the scope tight, and only lean into the refinance story if the post-works evidence stays defendable.
Discount to local sold median with adequate sample depth • Family-sized three-bed layout supports resilient tenant demand • Cosmetic refurb scope rather than structural repositioning • Offer ceiling and walk-away line are already modelled
Condition: cosmeticCondition certainty 75%
Medium-scope refurb with clear upside, but the margin only holds if the bathroom, kitchen, damp treatment, and certification line items are properly controlled.
Red flags
- Potential damp around rear return.
- Electrical consumer unit age should be verified.
- Refinance value depends on a valuation-grade finish rather than a cheap cosmetic turn.
- Refurb budget can drift if damp and electrical scope is not pinned down before exchange.
- Refinance value depends on nearby comp support and finish quality at valuation.
- Exact-unit sold evidence is not available, so the valuation story must be built from nearby evidence and spec quality.
Copy/paste agent questions
Flush out deal-killers fast.
Due diligence
- Has the vendor done any damp treatment, rewiring, or plumbing work, and can the branch evidence it?
- Was the property previously let, and if so at what rent and under what condition?
- Any known issues that could force structural, drainage, or roof spend beyond the cosmetic budget?
- Why has the property been reduced and what kind of buyer feedback has come back since the cut?
- Any history that could affect refinance timing after works?
Use this as the default outreach set. Strategy and Market only add the follow-ups that are specific to their lane.
Recommended next actions
These are the case-specific moves that tighten the decision.
- 1) Price the full scope before tightening termsKitchen, bath, damp treatment, electrics, flooring, and certification should be quoted before moving beyond the 160k packaged offer.
- 2) Prove the refinance story earlyDo not rely on spreadsheet uplift alone. Build the post-works value case from nearby sold evidence and finish standard.
- 3) Control the timelineA six-week slip materially weakens cash recycling, so contractor availability and sequencing matter as much as headline spread.
- 4) Keep the hold fallback viableIf the refinance case softens, the property still needs to work as a straightforward hold at the packaged entry.
What the pack proves
The sample separates evidence from assumption.
The point is not to make every deal look exciting. It is to show what is observed, estimated, missing, and still needs checking.
Decision posture
Commercial upside is real, but this is an execution trade, not a passive hold disguised as one.
Proof view
Refinance upside exists, but the case only holds if budget control, delivery quality, and refinance evidence stay believable.
Next move
Treat entry price, works scope, and refinance comps as hard gates before pricing in BRR upside.
Switch sample
Use the same pack standard across hold, BRR, flip, HMO, and walk-away cases.
Run free preview scanCheck 1
Spec the works properly
This stays visible in the pack so the buyer knows what still needs proving before action.
Check 2
Validate end-value comps
This stays visible in the pack so the buyer knows what still needs proving before action.
Check 3
Stress refinance timing
This stays visible in the pack so the buyer knows what still needs proving before action.
Next step
Run this standard on your own area.
The preview scan shows the ranked queue first. Full Deal Packs open after the trial starts.
Run free preview scan