See how a deal stacks up before you offer.

Yes. Property Analyser UK is live as a plugin in ChatGPT. Install it, sign in with your email and your first 3 analyses are free.

5 free analyses in total, instead of the usual 3, as a thank you for joining early. They are on the account with the email you joined with, so sign in to Property Analyser UK in ChatGPT with that same email. Signed in with a different email? Email hello@propertyanalyser.uk and we will move them for you.

No. You pay £4.99 for a single analysis, £19 for 5 or £49 for 20, with no monthly plan. One analysis unlocks one property for 7 days.

They are added to the email you entered at checkout. Sign in to Property Analyser UK in ChatGPT with that same email and they will be there. Used a different email? Email hello@propertyanalyser.uk and we will move them for you.

Analyses you buy do not expire while the service runs. When you use one, it unlocks that property for 7 days, so you can keep asking questions about it during that time.

Yes, for analyses you have not used. Email hello@propertyanalyser.uk from the email you bought with, within 14 days of purchase, and we will refund every unused analysis in that order. If an analysis failed because of a fault on our side, tell us and we will restore or refund it.

Coverage depends on location, permitted sources and data quality. Where evidence is missing or unsupported, it will tell you rather than guess.

The EPC floor area is the heated living space, measured inside the external walls. It leaves out unheated conservatories, garages, porches, outbuildings and lofts that are not proper rooms. Listing figures usually come from the agent's floor plan, which often includes some of these and is approximate. An EPC also keeps the size from the day it was done, so a later extension will not show. Property Analyser uses the EPC figure because every property is measured the same way, and flags any comparable whose EPC is more than 3 years from its sale. If your property is bigger than its EPC says, tell it the real size and ask it to use that.

No. Land Registry does not record bedrooms. Each sale is matched to its EPC, and the card shows its habitable rooms: bedrooms plus living and dining rooms, so a 3 bed house with a lounge and a dining room shows as 5. A dash means no EPC could be matched. Ask for comparables of a similar size, such as only 3 bed houses or 80 to 100 m², then check the bedrooms and condition in the listings you rely on most.

No. Property Analyser cannot open links, whether to Rightmove, another portal, Google Drive or Dropbox. Take a full page screenshot of the listing, save it as a PDF and upload it to the chat. Off market? Give the address, full postcode, price and rent.

Not for a specific property, so give it the rent you expect. Figures you give it are labelled as assumptions. For a buy to let or BRRR it also shows Local rents: the Office for National Statistics average rent for the council area, by bedrooms and property type, so you can sense check your figure. These are averages across new and existing tenancies, usually below what a new let achieves today, and they are not HMO room rents. No rent yet? Ask “How much rent could I charge?” with the address and full postcode, and it shows the local averages first, then asks which rent to use.

Strengths

• Official data from the Office for National Statistics, built from rents tenants actually pay, collected by government rent officers.
• Every council area in England and Wales, updated monthly.
• Split by 1, 2, 3 and 4+ bedrooms and by detached, semi, terraced and flat, with the change over the year.
• Built in and free: it appears on every buy to let and BRRR and never replaces your own rent.

Limits

• It is an average for the whole council area, so one street can be well above or below it.
• It includes long running tenancies at older rents, so a new let often achieves more.
• Whole home lets only: it does not cover HMO room rents.
• Scotland and Northern Ireland get a country wide figure only.
• The ONS labels these official statistics in development, so the method is still being refined.

Use it as a sense check, not a valuation. If your rent looks high against it, check live listings or ask a local letting agent.

Use them as a strong starting point, not the final word. Ask for your property's bedrooms or floor area so the search only keeps sales of a similar size, and check the Size search line on the card. Land Registry sales often include ones you would not find on Rightmove. Then check the bedrooms and condition of the few you rely on most in their listings.

800m by default, with the closest sales listed first. ChatGPT can widen the search, which pulls in streets further away and can shift the average price per m². In a built up area, ask it to start at 500m and only widen if too few sales match, for example: “find sold comparables within 500m of 12 Example Road, LE4 2AF, only widen the search if fewer than 5 match.” A smaller search uses fewer sales, so check how many the average is based on.

Partly. Land Registry does not label auction sales, but most fall under Category B, along with repossessions and company purchases. Ask: “show Category B sales near LE4 2AF in the last 5 years.” Category B sales are marked on the card and left out of the average, as their prices may be below full market value. It cannot confirm a sale was an auction, or show guide prices or lots that did not sell. For those, check the auction houses' own results pages.

Check the Size search line on the comparables card. If it says Not filtered by size, it searched every size, so reply with the bedrooms you want, for example “only 5 to 6 bed houses”, or “search once per flat type” for a block. Putting the bedrooms and the full postcode in your first message helps. If a chat keeps repeating an old answer, open a new chat: your saved results stay in your account.

Yes, start a new chat to see new features. An old chat keeps the results it already showed, and ChatGPT can keep its earlier copy of the card for a while. Your saved results are not affected.

Sold prices and EPC data cover England and Wales. Planning constraints cover England only, and depend on councils publishing their data, so no result does not prove there is no constraint. Stamp duty is calculated for England and Northern Ireland; Wales and Scotland have their own taxes, which are not included.

Sold prices from HM Land Registry, floor areas and habitable rooms from the EPC register, planning constraints from planning.data.gov.uk, local average rents from the Office for National Statistics, and refurbishment figures from the Property Analyser regional rate card. Each figure shows its source and whether it is a fact, an estimate, an assumption or calculated.

Yes. Upload your own floor plan (an image or PDF) and the HMO layout check reads it. It uses one analysis per property and gives preliminary decision support, not certified architectural or compliance advice. It checks HMO layouts only, not conversions to flats.

Upload a floor plan of a property you would run as an HMO, whether it already is one or you would convert it. It reads each room and checks bedroom sizes against the national HMO minimums (6.51 m² for one adult, 10.22 m² for a couple), kitchen size for the number of people sharing, how far each bedroom is from a kitchen, how many people it could house and whether a mandatory HMO licence is likely. It is a first check, not a sign off: councils set their own standards, so always check with the local council.

Yes. Give the building's number or name without a flat number and it lists every flat's EPC and adds up their floor areas. That gives a fair floor area for the price per m² of the whole block. Communal halls and stairs are not included. You only need the HMO layout check if you plan to run the building as an HMO.

Search once for each type of flat, because one search can only take one bedroom range. For example: “Using Property Analyser, find sold comparables for flats near [postcode], 1 bed only. Then do the same for 2 bed only. Value each unit type separately, then add them up for the block.” If the card says Not filtered by size, it has searched every size: ask again by unit type. Whole block sales show as type other, so use them as a separate check.

Yes. Every result is saved to your account automatically, filed by the property's postcode. It is kept separately from ChatGPT's memory, so a new chat will not bring it up by itself. Just ask, for example, “Show my saved analyses for L15 0EW”. Your ChatGPT chat still keeps everything as normal: the saved copy holds the cards and figures, not ChatGPT's written comments. Opening a saved result does not use an analysis. Saved results are kept until you delete them, or for 24 months.

Yes. Sign in to the same ChatGPT account and Property Analyser should already be connected, because the connection belongs to your ChatGPT account, not the device. If it asks you to connect again, sign in with the same email you used before, so you see the same analyses and saved results.

No. It supports early research and scenario modelling. Verify important details independently and take qualified professional advice before committing.

We use your email to run your account and add the analyses you buy. We never sell it. You can ask us to delete your account at any time. The privacy notice has the full detail.