Guide

Example prompts

Ask it like an investor. Copy any of these into ChatGPT.

How to start. Press Copy on a prompt, paste it into ChatGPT, then change the example address and figures to your own. If the prompt starts with [Upload], attach your file too. Always include the full postcode, so the analysis is linked to the right property. One analysis unlocks that property for 7 days, so follow up questions on the same postcode are included.

Start here: the full deal check

Using Property Analyser, analyse this 3 bed terrace at 12 Example Road, LE4 2AF, asking £165,000. Dated kitchen and bathroom, needs a rewire and boiler. Check sold comparables and the EPC, price the refurb from the rate card, then give me the maximum price for a flip at 15% profit on GDV.

Runs comparables, the EPC, refurb pricing and the maximum price in one go.

Using Property Analyser, run 12 Example Road, LE4 2AF as a flip, a BRRR and a buy to let at £150,000, with rent of £850 a month and a value after works of £190,000. Show the key figures for each side by side.

A side by side comparison of strategies on one property.

[Upload a full page screenshot of a Rightmove listing as a PDF] Using Property Analyser, analyse this property as a BTL, BRRR and HMO, and work out the maximum price for an 8% gross yield as a buy to let.

Property Analyser cannot open links, whether to Rightmove, another portal, Google Drive or Dropbox. Take a full page screenshot of the listing (for example with the GoFullPage browser extension), save it as a PDF and upload it to the chat. Off market? Give the address, full postcode, price and rent, and upload any photos or floor plans you have.

@Property Analyser UK Show me example prompts.

Shows these prompts inside ChatGPT, grouped by topic. Add a topic, such as flips or HMO, to see just that section. This does not use an analysis.

Comparables and value

Using Property Analyser, pull sold comparables for terraced houses within 800m of LE4 2AF over the last 24 months, with floor areas and price per m².

Using Property Analyser, get the EPC for 12 Example Road, LE4 2AF: floor area, rating and age band.

Habitable rooms on the EPC are not bedrooms: they include living and dining rooms. Take bedrooms from the listing or floor plan.

Using that EPC floor area, give me a size adjusted GDV from the price per m² of the closest comparables.

Uses the EPC floor area, so a small house is not valued like a big one.

Which of these comparables would a valuer rely on, and which would you ignore? Explain why.

A good follow up after a comparables search.

Using Property Analyser, find sold comparables for 12 Example Road, LE4 2AF, sized to its EPC floor area, and compare price per m².

The most like for like search. It reads your property's floor area from its EPC and keeps sales within 20% of it. If your property's own past sale appears, it is labelled.

Using Property Analyser, find sold comparables with 5 to 6 bedrooms within 800m of LE4 2AF over the last 24 months.

Land Registry does not record bedrooms, so sales are matched on their EPC habitable rooms, which also count living and dining rooms. The match is approximate, so check the listings of the closest few.

Using Property Analyser, find sold comparables between 140 and 180 m² near LE4 2AF, and show each one's previous sale.

Floor area is the most reliable like for like measure. A big rise since the previous sale can mean works or market growth, so check the listing to be sure.

Using Property Analyser, show the Category B sales within 800m of LE4 2AF over the last 5 years, listed separately from standard sales.

Category B sales can include auctions, repossessions and company purchases. Land Registry does not mark auctions, so check each sale. They are left out of the medians. In busy areas the card shows how far the search reached and how many sales are listed.

Flip

Using Property Analyser, analyse this flip at 12 Example Road, LE4 2AF: buy £140,000, refurb £25,000, GDV £215,000. What is my profit, profit on GDV and return on cash?

Same deal but a cash purchase, no bridging, and an 8 month project.

Change any assumption in plain English.

Buy to let

Using Property Analyser, analyse this buy to let at 12 Example Road, LE4 2AF for £120,000 with rent of £850 a month, 75% mortgage at 5.5%. Show yields, monthly cashflow and whether it passes the lender's rental cover test.

BRRR

Using Property Analyser, analyse this BRRR at 12 Example Road, LE4 2AF: buy £100,000, refurb £20,000, value after works £150,000, rent £950 a month. How much money is left in after refinancing at 75%?

Maximum price for your target

Using Property Analyser, what is the maximum price for 12 Example Road, LE4 2AF as a flip at 15% profit on GDV? Refurb £25,000, GDV £215,000, asking £165,000.

Using Property Analyser, what is the most I can pay for 12 Example Road, LE4 2AF to get all my money out on a BRRR? Refurb £20,000, value after works £150,000, rent £950 a month.

Using Property Analyser, what is the maximum price for 12 Example Road, LE4 2AF as a buy to let for an 8% gross yield, rent £850 a month.

Using Property Analyser, compare 12 Example Road, LE4 2AF as a flip at £130,000, £140,000 and £150,000, with refurb £25,000 and GDV £215,000. Show the key figures side by side.

Property Analyser doesn't recommend what to offer, as that decision is yours. Tell it the return you want and it works out the highest price that still hits your target, then compares it with the asking price.

Stress tests

Using Property Analyser, stress test the flip at 12 Example Road, LE4 2AF: buy £140,000, refurb £25,000, GDV £215,000. What happens if rates rise 2 points, value falls 10%, the refurb runs 20% over or it takes 3 months longer?

Using Property Analyser, stress test the buy to let at 12 Example Road, LE4 2AF for £120,000 at £850 a month: what if rent falls 10% or rates rise 2 points?

Each scenario changes one thing at a time from your base case.

Refurbishment

Using Property Analyser, what is on the refurb rate card? Show me the kitchen, bathroom and electrics items.

Using Property Analyser, price a full rewire, a new combi boiler and a mid range kitchen for 12 Example Road, LE4 2AF from the rate card, with 10% contingency.

[Upload listing photos] Using Property Analyser, look at these photos for 12 Example Road, LE4 2AF, list the works you can see are needed with a reason for each, and price them from the rate card.

ChatGPT reads the photos. Our rate card prices the works, with regional labour rates.

Using Property Analyser, give me a quick medium refurb budget for a 90 m² house in M14 5RQ.

A ballpark range when you have no photos yet.

Planning constraints

Using Property Analyser, check planning constraints for LS6 1AA. Is there an Article 4 direction that would stop an HMO conversion?

Using Property Analyser, is 12 Example Road, LE4 2AF in a conservation area or a flood risk zone? Any listed buildings or green belt?

Checks Article 4 directions, conservation areas, listed buildings, tree protection, flood risk and green belt from published government data, for England only. No result does not prove there is no constraint: coverage depends on councils publishing their data.

Stamp duty

Using Property Analyser, what is the stamp duty on £250,000 for an additional property in England?

Using Property Analyser, what would a first time buyer pay in stamp duty on £400,000 in England?

Using Property Analyser, what is the stamp duty on £600,000 for a limited company buying a rental property in England?

Shows every band and the 5% higher rate for additional properties on its own line. Planning checks cover England only and stamp duty covers England and Northern Ireland; Scotland and Wales are not covered.

Floor plans and HMO layouts

[Upload floor plan] @Property Analyser UK Read the room sizes from this plan for 12 Example Road, LE4 2AF and check sizes and facilities.

[Upload floor plan] @Property Analyser UK Check this plan for LE4 2AF as a 5 bed HMO against HMO standards.

[Upload a plan for each floor] @Property Analyser UK Check these plans for LE4 2AF as a 6 bed HMO, using every floor. Keep all the kitchens.

[Upload a plan for each floor] @Property Analyser UK Check these plans for LE4 2AF as a 6 bed HMO, using every floor. Keep one shared kitchen on the ground floor and show the others as other space.

Upload a plan for each floor, up to 6, or one PDF with a floor on each page. Rooms stay as drawn unless you ask to change them or a change is needed to reach your bedroom count, so say what you want to keep.

[Upload floor plan] @Property Analyser UK Suggest two or three layout options for this plan for LE4 2AF as a 5 bed HMO, then check the option with the most bedrooms that meet the minimum size against HMO standards.

[Upload floor plan] @Property Analyser UK Check this plan for LE4 2AF as a 4 bed HMO for couples, with a double room for each couple, against HMO standards.

For couples it uses double rooms of at least 10.22 m², and tells you when 7 or more occupants would take the property out of use class C4.

[Upload floor plan] @Property Analyser UK For a 6 bed HMO on this plan for LE4 2AF, check the kitchen size and the number of bathrooms against HMO standards.

[Upload floor plan] @Property Analyser UK Check this plan for LE4 2AF as a 5 bed HMO and tell me whether it is likely to need a mandatory HMO licence.

[Upload floor plan] @Property Analyser UK Check this plan for LE4 2AF as a 6 bed HMO with the wall between the kitchen and dining room removed, and list the sign offs the works need.

[Upload floor plan] @Property Analyser UK Check this plan for LE4 2AF as a 5 bed HMO against HMO standards. Then, in a follow up: Now check the same plan as a 6 bed HMO so I can compare the two.

Ask for one option per message, so each gets its own result.

@Property Analyser UK Check these rooms at LE4 2AF against HMO standards, with no plan: ground floor kitchen 10 m², lounge 14 m², bedroom 1 11 m²; first floor bedroom 2 10.5 m², bedroom 3 8 m², bathroom 4 m².

No plan to hand? List each room with its size and floor instead.

You get your own plan marked up, with a numbered marker on each room and an outline on every room whose use changes, and every bedroom checked against national minimum sizes. If a room on your plan has no marker, tell ChatGPT which one and it will recheck.

Read any amber Check this box. It can flag bedrooms far from a kitchen, or a plan that looks like separate flats. If it is separate flats, converting it to one HMO may need planning permission and building regulations approval.

This is a preliminary check, not planning, licensing or building control approval.

Saving and your account

Every result is saved automatically, so you can leave a chat and pick up from any other. Opening a saved result never uses an analysis.

Using Property Analyser, show everything saved for LE4 2AF.

Using Property Analyser, show everything saved for LE4 2AF, then open the flip.

Using Property Analyser, show my saved analyses.

Using Property Analyser, analyse this flip at 12 Example Road, LE4 2AF: buy £140,000, refurb £25,000, GDV £215,000. Save it as "Example Road flip".

Using Property Analyser, show my saved analyses, then delete "Example Road flip".

Using Property Analyser, delete everything saved for LE4 2AF.

ChatGPT asks you to confirm before anything is deleted.

Using Property Analyser, how many analyses do I have left?

Using Property Analyser, what email am I signed in with?

Using Property Analyser, which properties have I unlocked, and until when?

Using Property Analyser, show my account: analyses left and unlocked properties.

Follow ups on an unlocked property are free until it expires.

Tips for better answers

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.