Guide

How to get the best from Property Analyser

A step by step guide to checking a UK property deal in ChatGPT.

Before you start

• Install Property Analyser UK in ChatGPT and sign in with your email. Your first 3 analyses are free.
• One analysis unlocks one property for 7 days. Follow up questions about that property are included, so keep asking.
• Use the same email every time, on every device, so your analyses and saved results stay together.

Step 1: Bring the property

• Always give the house number and full postcode. That links everything to one property.
• It cannot open links. For a Rightmove listing, take a full page screenshot, save it as a PDF and upload it to the chat.
• Give it the price and the rent you expect. It cannot find the rent for a specific property, but it shows local average rents to check yours against (step 3). 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.
• Valuing a whole block of flats? Give the building number or name without a flat number. It lists every flat's EPC and adds up their floor areas, so you can work out the price per m² for the whole block. Communal halls and stairs are not included.
• Say which figures are quotes and which are guesses. A builder's quote beats an estimate.

Step 2: Check the comparables

• Ask for comparables for your property by house number, for example:

• On the card, look for the Size search line. It shows how many sales matched the size you asked for. If it says Not filtered by size, ask again with a number of bedrooms or a floor area range.
• Habitable rooms are not bedrooms. Sold prices come from Land Registry, which does not record bedrooms. Each sale is matched to its EPC, which shows habitable rooms: bedrooms plus living and dining rooms. A 3 bed house with a lounge and dining room shows as 5.
• EPC floor areas are often smaller than listings. The EPC measures heated living space only, without conservatories, garages or outbuildings, and keeps the size from the day it was done.
• A block with mixed flats? Search once for each type, for example 1 beds only, then 2 beds only, and value each type separately before adding them up. One search can only take one bedroom range, so a single search of the whole block brings back every size.
• Keep the search close. It searches 800m by default, closest sales first, but ChatGPT can widen it. In a built up area, ask it to start at 500m and only widen if fewer than 5 sales match. A wider search pulls in streets further away and shifts the average, and a smaller one uses fewer sales, so check how many the average is based on.
• Watch for Category B sales. These include repossessions, company purchases and most auction sales, so the price may be below full market value. They are marked on the card and left out of the average. To see them, ask “show Category B sales near [postcode] in the last 5 years”. It cannot confirm a sale was an auction or show guide prices, so check auction houses' results pages for those.
• If it ignores the size you asked for, 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 full postcode in your first message helps.
• Ask "Which of these would a valuer rely on?" Then check the bedrooms and condition of the closest few in their listings. That part still needs a quick look by eye.

Step 3: Run the numbers

• Ask for a flip, BRRR or buy to let, or all three side by side.
• Ask for the maximum price that still hits your target return. This is your ceiling before you offer.
• Price the refurb from the regional rate card, or give it your builder's quote.
• Run a stress test to see what happens if rates or costs rise.
• Check your rent against Local rents. Buy to let and BRRR results show the Office for National Statistics average rent for the council area, by bedrooms and property type. If your rent is well above the average for your bedroom count, check it against live listings or a local letting agent. These are averages across new and existing tenancies, so a new let often achieves more, and they are not HMO room rents.

Local rents: 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.

Local rents: 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.

Step 4: Check the risks

• Planning constraints: Article 4, conservation areas, listed buildings, flood risk and more (England only).
• Stamp duty: England and Northern Ireland.
• Thinking of an HMO? Upload the floor plan. It reads each room and checks bedroom sizes, kitchen size, distance to a kitchen, how many people it could house and whether a licence is likely.
• Got a block of flats? You only need the HMO check if you plan to run it, or convert it, as an HMO. To value the block, use the steps above.

Step 5: Read the labels

Every figure is marked:

• Fact: from an official record, like a sold price or EPC.
• Estimate: worked out from the evidence, like a median price per m².
• Assumption: a figure you gave it or a default you can change.
• Calculated: worked out from the figures above.

Check the assumptions most before you offer. Ask: "Which assumptions matter most?"

Step 6: Come back to it

• Your ChatGPT chat keeps everything, as normal. You can file chats in a project folder.
• Property Analyser also saves the cards and figures to your account, filed by postcode. In any new chat, ask "Show my saved analyses for LE4 2AF". Opening one does not use an analysis.
• For a fresh start on the same property, open a new chat. In the same chat, ChatGPT can repeat its earlier choices.

What it does not do

• It does not open links, find the rent for a specific property or count bedrooms.
• Sold prices and EPCs cover England and Wales. Planning covers England only.
• It supports your research. It is not a valuation, survey or advice, so check the details that matter before you commit.

Example addresses are illustrative. Results are estimates to help you decide what to check next, not investment, valuation, legal or tax advice. See our terms.