This report is for supporting evidence, not a RICS valuation.
Evidence from your scan
Photographs taken during this walkthrough.
Scoped works & estimated costs
Quantities measured from the walkthrough, priced against a sourced, dated UK rate book (rates indexed to August 2026).
| living room | ||
| Full rewire — 3-bed houseElectrics | 1 job@ £6,087 | £6,087 |
| Remove internal wall — LOAD-BEARING (incl RSJ/beam install)StructuralUK typical £1,750 · South Wales all-in £1,716 | 1 wall/opening@ £1,707 | £1,707 |
| Plaster skim over existingPlastering | 43.2 m2@ £23 | £1,007 |
| Painting walls & ceilings (2 coats, trade emulsion)Decorating | 62.96 m2@ £15 | £917 |
| kitchen | ||
| Combi boiler supply + install (like-for-like swap)Heating | 1 each@ £2,960 | £2,960 |
| Plaster skim over existingPlastering | 29.76 m2@ £23 | £694 |
| Painting walls & ceilings (2 coats, trade emulsion)Decorating | 39.28 m2@ £15 | £572 |
| bedroom | ||
| Plaster skim over existingPlastering | 32.16 m2@ £23 | £750 |
| Painting walls & ceilings (2 coats, trade emulsion)Decorating | 43.32 m2@ £15 | £631 |
| bathroom | ||
| Plaster skim over existingPlastering | 19.2 m2@ £23 | £448 |
| Painting walls & ceilings (2 coats, trade emulsion)Decorating | 23.16 m2@ £15 | £337 |
| Works subtotal | £16,110 | |
| Total refurb cost | £16,110 | |
Cost by trade
Which trades carry the cost, largest first.
Risk register
Every check below was run against the walkthrough. A line reading “none flagged” means the check ran and found nothing — not that it was skipped.
Cost confidence
What this estimate does not include
Nothing in the walkthrough points at a space that was missed.
Worth confirming
Ordinary parts of a house that were not filmed. We do not know whether this property has them — if it does, they are not costed.
| Loft or roof space Insulation, water tanks, evidence of leaks and the state of the roof timbers. | not seen |
| Cellar or basement Damp, tanking and the condition of the underfloor structure. | not seen |
| Garage or outbuilding Often the worst-condition part of a property and easy to leave out. | not seen |
| Outside WC Common on older terraces, and usually needs work when it exists. | not seen |
| Garden or yard Boundaries, drainage, outbuildings and access. | not seen |
| Utility room Plumbing, drainage and appliance provision. | not seen |
| Conservatory Rarely mortgage-relevant but frequently in poor condition. | not seen |
Lending & specialist flags
Flagged with the named professional required. These are not in the refurb total, and none of them carries a calculated price — a figure here would imply a quote we are not qualified to give.
Damp treatment / injection DPC
Priced per linear metre of affected wall after a specialist survey.
Possible structural movement
Never given a calculated repair price. Obtain a structural engineer’s report before proceeding.
Roofing and rainwater goods
Priced per m² of roof area, pitch-adjusted. Usually needs scaffolding.
Japanese knotweed treatment
Treatment plan with an insurance-backed guarantee. Lenders require this within 7m of the structure.
Asbestos survey and removal
Survey first. Removal is licensed work and priced on inspection.
Schedule of works
The order these trades should run in. Generated from the costed scope.
| 1. Structural works (beams, lintels, sign-off) Remove internal wall — LOAD-BEARING (incl RSJ/beam install) | Structural |
| 2. First-fix — electrics & plumbing (incl. chasing-in) Full rewire — 3-bed house | Electrics |
| 3. Plastering & making good Plaster skim over existing | Plastering |
| 4. Second-fix — fittings, kitchen, bathroom, joinery Combi boiler supply + install (like-for-like swap) | Heating |
| 5. Decoration Painting walls & ceilings (2 coats, trade emulsion) | Decorating |
| 6. Snagging, clean & handover Snag list, deep clean, certificates & handover | Final checks |
- First-fix (chasing-in cables and pipes) must be finished and inspected BEFORE the plasterer starts — re-chasing ruins fresh plaster.
- Let new plaster dry fully (allow roughly 1–2 weeks) before decorating, or paint can blister and crack.
- Book the decorator AFTER second-fix, or fitters will mark fresh paint. Touch-ups come at the very end.
- Get structural engineer calculations and Building Control sign-off before closing up any load-bearing work.
Materials list
Derived from the measured quantities. Wastage is stated, not hidden in a rate, so this can be checked against a merchant quote.
| Emulsion (2 coats)living room, kitchen, bedroom, bathroom | 35 litres |
| Multi-finish plasterliving room, kitchen, bedroom, bathroom | 14 25kg bags |
Not listed: 3 item(s) where materials come with the trade price or are specified on quotation.
Estimate
Synthetic sold prices on fictional streets, for the marketing demo.
The cost bridge
How the as-is value becomes the finished value, itemised. Every line is evidenced above: the as-is figure from sold prices, the works from the costed scope.
| As-is value today | £180,000 |
| Cost of the worksfrom the costed scope, not an allowance | + £16,110 |
| Value added by the worksat 0.85× of spend — refurbishment rarely returns pound for pound | + £13,694 |
| End value (est.) | £265,000 |
| Uplift over as-is | £85,000 |
Why this number. Demo fixture, not a live sample of sales.
Data vintage. Synthetic demo figures; most recent sale used 2026-06-01. These sales are invented for the demo. Nothing was read from HM Land Registry.
What would evidence this figure to a lender
Written from what this valuation actually lacks, so it is a checklist rather than a disclaimer. Closing these is how the figure is defended in diligence.
- This is a demo. The figures are not evidence for a lender.
Comparable sales used
Where the valuation sits against the evidence. Excluded sales are shown struck through so the reader can see what was left out.
| 4 Example Street, SampletownZZ99 9ZZ | 2026-03-12 | £172,000 |
| 18 Sample Road, SampletownZZ99 9ZZ | 2026-05-02 | £184,500 |
| 9 Fictional Close, SampletownZZ99 9ZZ | 2026-06-01 | £179,000 |
3 sales, filtered to terraced only · Sampletown (fictional).
- Synthetic demo. These streets and prices are invented. Not a Land Registry lookup.
Energy & heating
How the property is heated and powered. Fuel sets the EPC band it can reach, moves the valuation, and changes what replacing the boiler costs.
| Heating fuel | Heating system not captured in this scan |
What would make this certain
- The heating fuel is not established. You photographed the boiler and that photo has not been read into the findings yet — it is stored with this scan, so nothing needs re-filming; the fuel simply is not confirmed here.
- The consumer unit was not captured — it dates the electrical installation.
Photographed, and not yet read
You captured this during the walk. It is stored with this scan and appear in the evidence below, but has not been read into the findings above — so nothing here rests on it, and nothing needs re-filming.
| Boiler | filed as boiler |
Read from the walkthrough. Appliance condition and safety are not assessed — a gas or oil appliance needs a registered engineer, and this is an estimate, not a survey.
Planning constraints
Designations recorded against this location in the national planning dataset. These change what may be done to the property and what a lender will accept.
| Designation | What it means | Severity |
| Flood zone (rivers and sea)Sampletown fictional flood zone | Invented for the demo so the flood row is visible. This is not an Environment Agency result. | High |
Source: Synthetic demo. Not planning.data.gov.uk., checked 2026-10-26. Designations only — this is not a planning history search, and a local authority search remains the definitive check.
Deal maths
Every figure below derives from the two valuations and the costed scope. Nothing is asserted.
Has work already been done here? No spend to date was entered, so capital employed below is purchase plus the remaining scope only. If work has already been done on this property, add what it cost - the scan can only measure what is left to do.
Letting it? No expected monthly rent was entered, so gross yield is not shown. Add the rent you expect to let it for and the yield appears here.
Before transaction costs. Stamp duty, legal fees, finance costs and selling fees are not deducted.
Area intelligence
Everything below is UK open government data for ZZ99 9ZZ and Sampletown. None of it is our opinion and none of it comes from the scan — each card names its source and the day it was retrieved.
Recorded crime
18 crimes were recorded within about a mile of this fictional property in the 3 months to 2026-06, an average of 6.0 a month. The most common category was burglary (8). These figures are invented for the demo.
Crimes recorded per month, Apr 26 to Jun 26.
Invented counts for the demo, within about one mile of a fictional address. These are crimes recorded by the police, not convictions, and the count for an area reflects how much gets reported as well as how much happens. Figures are shown as published, without interpretation.
Local market
Checked, not available
Listed rather than left out. A missing card reads as "nothing to report here", which is a different and stronger claim than "we could not get this".
HMO and short let
Only 1 room here meets the minimum size to let, so this is not a realistic HMO.
As an HMO
Change of use — unresolved Whether change of use is needed turns on whether an Article 4 direction applies, and that could not be established here. not checked
| bedroom11.2 m² · King | sleeps 2 |
| Total | 1 rooms · sleeps 2 |
Room sizes are judged against the Licensing of HMOs (Mandatory Conditions of Licences) (England) Regulations 2018 (6.51 m² for one person aged 10 or over, 10.22 m² for two). A room is counted only where a bed physically fits with access around it. Measured from the scan, so a room that was not filmed is not counted.
Licensing. A licence is mandatory for any HMO occupied by 5 or more people forming 2 or more households, whatever the number of storeys. Many councils also run additional licensing for smaller HMOs, and selective licensing covering all rentals in a designated area. Both are local and neither is in national data. At 2 sharers a mandatory licence would not be triggered — but additional or selective licensing schemes are local and are not in national data, so confirm with the council.
Fire doors for an HMO
3 more needed 0 of 3 rooms on the escape route have a fire door — 3 more would be needed.
| Rooms opening onto the escape route | 3 |
| Fire doors identified | 0 |
| Still to fit living room, kitchen, bedroom | 3 £390–£1,425 |
Fire doors are one item of a fire-safety package: interlinked mains-wired alarms to BS 5839-6, protected escape routes, and emergency lighting in larger HMOs.
An indicative count, not a fire risk assessment. Fire doors are identified from intumescent strips visible in the footage, which does not confirm an FD30 rating, the frame, the hinges or a self-closer. The requirement varies with the number of storeys and between councils, and a written fire risk assessment is separately required under the Regulatory Reform (Fire Safety) Order 2005.
As a short let
1 bedrooms sleeping 2. Licensing depends on the council. Nightly rates are not published anywhere free, so the income side has to come from you.
Licensing. England has no national short-let licence outside London, where the 90-night rule applies. A registration scheme has been legislated for but is not yet in force everywhere, and some councils require planning permission for a change of use. Greater London Council (General Powers) Act 1973 s.25; Levelling-up and Regeneration Act 2023
Architecture planner
What could be done to this property, costed against the same rate book as the works above and valued against the same local sold prices. Suggestions, not instructions.
Loft conversion
A conversion would typically add somewhere between 10 and 14 m² of habitable space. Usually the cheapest way to add a bedroom, because the structure already exists.
| Cost | Needs a quote Loft conversions vary too much to price from a walkthrough — the roof structure, head height, stair position and whether dormers are needed all move the figure by tens of thousands. This needs a specialist quote and a look in the loft. |
| Value added | A loft conversion adds no floor area, and Land Registry sold prices record neither bathroom nor bedroom counts. There is no honest way to put a pound figure on it from the data we hold, so we have not invented one. Agents will have a view. |
| Commercial check | The work is too variable to price from a walkthrough. Get a specialist feasibility and cost quote before treating it as an improvement case. |
| Planning | Often permitted development, but NOT always — and never in a conservation area, on a listed building, or where permitted development rights have been removed by an Article 4 direction. |
| Building regs | Yes, always. Fire escape, floor loading, insulation and stair pitch. |
| Confirm with Sampletown before committing to anything. | |
- Head height is the deciding factor. Under about 2.2 m at the ridge and it is usually not viable.
- A conversion that does not meet building regs cannot be marketed as a bedroom.
Confidence: low. Estimated from the floor area below. Nobody has been in the loft.
Kitchen/living/dining opening needs a survey
No verified direct shared-wall or doorway connection was captured between the candidate rooms. A costed knock-through is withheld until the captured room graph records the direct connection.
Not presented as a recommendation. needs_verified_shared_wall_or_opening_evidence
Room sizes are judged against the Licensing of HMOs (Mandatory Conditions of Licences) (England) Regulations 2018 (6.51 m² for one person aged 10 or over, 10.22 m² for two).
What the rate book cannot price yet: Loft conversion. These are named rather than guessed at, and they are why some totals above are marked incomplete.
Suggestions are generated from the measured rooms and the local sold-price data. They are indicative only: nobody has surveyed this property, opened a wall or been in the loft. Everything here is subject to planning permission and building regulations — confirm with Sampletown before committing to any of it. This is not a structural survey and it is not investment advice.
Where every figure came from
| Room sizes and worksAI analysis of your walkthrough, with works matched to each room and priced at our cost rates | 4 rooms |
| CostsOur UK rate book, version 2.6 (reviewed 2026-07-11) (rates indexed to August 2026) | 11 items |
| EstimateSynthetic figures stored with this demo scan. No live lookup was made. | 3 comps |
| Deal mathsDeal calculation: profit = GDV − (purchase + works to date + remaining scope); ROI on capital employed | derived |
| MaterialsDerived from measured quantities per line item; coverage at the conservative end of manufacturer guidance | 2 lines |