Sample report. The property, the documents and every figure below are invented for illustration. It is put together and checked exactly as a real report is, so what you see is what you get.
Salet Decision Pack
Should I buy it, and for how much?
Example: three-bed semi-detached property in need of updating
Scenarios built from the sold evidence, statutory tax bands and our standing cost book. They show what different prices would cost you in total; none of them is a recommended offer. This is not a RICS valuation, not a survey, not financial advice and not legal advice. This report states the evidence available for this address and the ranges it supports. It is not a valuation, not a recommendation to buy or bid, and not financial advice. Sold evidence prices the property as it last sold and cannot see improvements made since.
Summary
5 price scenarios, each costed in full: depending on the price, the works and the fees, everything you would have in this property runs from £272,089 to £361,820. None of them is a recommended offer.
What you told us
Asking £325,000. A probate sale: sound, but the kitchen and bathroom are original and it needs decorating throughout. I would live in it.
Recorded with this report but not used in the figures. Every figure below comes from public records, which cannot see what you have told us here, so weigh the two together.
01
What the figures say
Statements of what the evidence and the costs show. The decision, and the offer, are yours.
Worth knowing
The asking price of £325,000 sits inside the sold evidence range of £268,400 to £341,900.
Worth knowing
The range rests on 23 recent sales nearby.
Worth knowing
The work you ticked comes to £6,625 to £7,625 with contingency, which is 2 to 3 per cent of the low end of the evidence. Sold evidence prices homes as they sold, mostly not in need of this work.
Weigh this
One thing to check: A full strip usually includes electrical work, which is not in this scope, confirm the home genuinely does not need it.
Worth knowing
In 2 of the 5 price scenarios, everything in (price, tax, works and fees) can run past the top of what similar homes sold for. That money is spent, whatever the home is later worth.
02
What each price would cost you
Each row is a price you might pay, with stamp duty as your only home, the works and the usual fees added. These are scenarios, not a recommended offer: no single figure here is the right one.
| If you paid | Stamp duty | Works | Fees | Everything in |
|---|---|---|---|---|
| £260,775 Low end of the evidence, less the top of the works, below the evidence |
£3,039 | £6,625 to £7,625 | £1,650 to £5,200 | £272,089 to £276,639 |
| £268,400 Low end of the sold evidence |
£3,420 | £6,625 to £7,625 | £1,650 to £5,200 | £280,095 to £284,645 |
| £305,150 Middle of the sold evidence |
£5,258 | £6,625 to £7,625 | £1,650 to £5,200 | £318,683 to £323,233 |
| £325,000 The asking price, inside the evidence |
£6,250 | £6,625 to £7,625 | £1,650 to £5,200 | £339,525 to £344,075 |
| £341,900 Top of the sold evidence |
£7,095 | £6,625 to £7,625 | £1,650 to £5,200 | £357,270 to £361,820 |
Tax basis: standard residential rates. Confirm the tax with your solicitor before you exchange.
03
An indicative budget for the works
Costed line by line from the works you told us about, from our standing cost book, with contingency. A guide range, not a quote: a builder who has seen the property will price it properly.
| New kitchen | £2,000 to £2,500 |
| New bathroom | £1,700 to £2,000 |
| Rooms to paint and decorate x 4 | £1,000 |
| Rooms to recarpet or refloor x 3 | £600 |
| Working range, labour and materials | £5,300 to £6,100 |
| Contingency | £1,325 to £1,525 (25 per cent) |
| Total | £6,625 to £7,625 |
One thing to check: A full strip usually includes electrical work, which is not in this scope, confirm the home genuinely does not need it.
04
The usual fees on a purchase
Typical ranges for a residential purchase, not quotes. Ask for written quotes before you commit.
| Conveyancing, searches and registration Solicitor or licensed conveyancer, local searches and Land Registry fees. | £1,200 to £2,500 |
| Survey A RICS Level 2 or Level 3 survey. The larger or older the home, the higher. | £450 to £1,200 |
| Mortgage arrangement and valuation Nothing if you buy with cash or choose a no-fee product. | £0 to £1,500 |
| Total | £1,650 to £5,200 |
05
What the sold evidence supports
£268,400 to £341,900
From 23 recent sales at 104 sqm
- Floor area 104 sqm taken from this address's EPC record (inspected 2024-11)
- 23 recent sales near this postcode averaged £2,861 per square metre; at 104 sqm that puts this home's realistic range at £268,400 to £341,900
- This home itself last sold for £212,000 in 2016-08
A data-driven estimate from recent sold prices, not a valuation. A survey and your own viewing complete the picture.
One honest limit: this range is built from publicly recorded sold prices and the home's last recorded floor area. It cannot see work done since the home last sold, an open plan conversion, a new bathroom, a loft or an extension are all invisible to it, and every one of them moves the number.
06
Stamp duty on this range
Statutory bands applied to each end of the evidenced range. Which column applies to you depends on whether this will be your only home.
| Purchase price | If it is your only home | If it is an additional dwelling |
|---|---|---|
| £268,400 | £3,420 | £16,840 |
| £341,900 | £7,095 | £24,190 |
Basis: additional-dwelling rates. Source: Statutory SDLT bands (England). Confirm the figure with your solicitor before you exchange.
07
Energy certificate
From the official register, not an estimate. The certificate measures the home as it was on the inspection date, so work done since is invisible to it.
| Address on the certificate | 18 Flitcroft Road, EXAMPLETOWN |
| Inspected | 2024-11 |
| Floor area | 104 sqm |
| Current rating | D (62) |
| Potential rating | B (84) |
Source: EPC register (official).
08
Comparable sales
Price per square metre: £2,418 to £3,287 (solid evidence)
| Address | Sold | Per sqm |
|---|---|---|
| 24, Flitcroft Road | 2026-05 | £3,287 |
| 9, Flitcroft Road | 2026-03 | £3,104 |
| 41, Flitcroft Road | 2026-01 | £2,946 |
| 2, Bellhouse Court | 2025-11 | £2,702 |
| 55, Flitcroft Road | 2025-09 | £2,418 |
09
Like-for-like sales
11 sales of the same property type and a similar size, within 24 months. A cross-check on the range above, priced on whole sale prices rather than per square metre.
£249,000 to £336,000
| Address | Sold | Price |
|---|---|---|
| 24, Flitcroft Road | 2026-05-14 | £336,000 |
| 9, Flitcroft Road | 2026-03-02 | £318,000 |
| 41, Flitcroft Road | 2026-01-19 | £302,500 |
| 2, Bellhouse Court | 2025-11-28 | £281,000 |
| 17, Bellhouse Court | 2025-10-06 | £274,500 |
| 55, Flitcroft Road | 2025-09-11 | £249,000 |
10
What the register says has sold here
Registered sales from HM Land Registry directly, not from the data supplier behind the comparables above. The two can be read against each other.
This address
| Sold | Price | Recorded as |
|---|---|---|
| 2018-09-21 | £232,000 | semi-detached, Freehold |
| 2004-06-11 | £141,500 | semi-detached, Freehold |
A registered sale is what the property changed hands for on that date. It carries no floor area and no record of work done since, so it dates a price rather than valuing the home today.
This postcode, last 5 years
£268,000 to £312,000
| Address | Sold | Price | Type |
|---|---|---|---|
| 22, EXAMPLE ROAD | 2025-11-04 | £312,000 | semi-detached |
| 9, EXAMPLE ROAD | 2025-03-19 | £289,500 | terraced |
| 31, EXAMPLE ROAD | 2024-07-30 | £305,000 | semi-detached |
| 5, EXAMPLE ROAD | 2022-05-12 | £268,000 | terraced |
4 registered sales in the last 5 years, from 29 since 1996.
HM Land Registry Price Paid Data
11
What it rents for
Led by actual lettings near this address. The wider figures below are cross-checks, not the answer.
From 24 lettings within 0.71 miles.
Wider figures, for comparison
| Whole-authority average, for comparison | £1,185 pcm ONS official average rent, Exampletown local authority, 3-bed (bed-matched), as of 2026-06. An average across the entire local authority, so it says nothing about this street. |
| Local Housing Allowance floor | £431 pcm per room (shared rate) Exampletown broad rental market area, effective 2026-04-01. A floor that housing benefit will support, never a market rate. |
12
Who lives around here
The type of neighbourhood this postcode sits in, from the 2021 census. The words are the classification's own, written relative to the UK average, and they describe the area of about 125 households around the postcode, not this property or anyone in it.
Area type 2a2
Settled Owner-Occupied Suburbs
Suburbanites and Peri-Urbanites · Inner Suburbs and Small Town Living
Supergroup 2 of 8 Suburbanites and Peri-Urbanites
21% of the UK population lives in a supergroup 2 neighbourhood
Pervasive throughout the UK, members of this Supergroup typically own (or are buying) their detached, semi-detached or terraced homes. They are also typically educated to A Level/Highers or degree level and work in skilled or professional or management occupations. Typically born in the UK, some families have children, although the median adult age is above 45. This Supergroup is pervasive not only in suburban locations, but also in neighbourhoods at or beyond the edge of cities that adjoin rural parts of the country.
Group 2a of 21 Inner Suburbs and Small Town Living
6.4% of the UK population lives in a group 2a neighbourhood
Families with resident dependent children (but not students) are common relative to the Supergroup average. Established family groups and White ethnicity predominate, as do individuals born in the UK. They are more likely than the Supergroup average to have been resident in their terraced, semi-detached for more than one year. Levels of multiple car ownership are high. Properties are owned and associate professionals and administrative occupations are prevalent, and parents are more likely to be in middle age or approaching retirement. Educational attainment is above the Supergroup average. Scattered developments and concentrations are found in many small towns.
Subgroup 2a2 of 52 Settled Owner-Occupied Suburbs
2.5% of the UK population lives in a subgroup 2a2 neighbourhood
Adults of this Subgroup are typically more likely than elsewhere in the Group to be married, born in the UK, identify with Christian religion and speak English at home. Residents tend to be slightly older than the Group average, with those aged 65 to 84 particularly in evidence. Housing is predominantly detached, semi detached or bungalows. Members of this Subgroup are marginally more likely than members of other Supergroups and Groups to provide unpaid social care.
ONS and Geographic Data Service, 2021/22 Output Area Classification (Open Government Licence v3.0), 2021/22 OAC, version 3.2 (January 2025). Census area E00000000. Published at https://data.geods.ac.uk/dataset/output-area-classification-2021.
13
Is this area getting busier?
How fast homes here are coming to market compared with a year ago, measured by new energy certificates and ranked against the rest of the postcode area. It is about activity, not prices.
Strength: moderate
Busier than most of XX: homes are coming to market faster here than in 72% of XX postcode sectors (EPC certificates lodged: 9% up on a year ago).
Tested on Coventry (CV) and Birmingham (B) postcode sectors, May 2011 to Feb 2025: this call picked the busier sectors 55 times in 100 over the next six months, against 49 for assuming last year's trend carries on. A useful lean, not a certainty.
EPC register (Department for Energy Security and Net Zero / MHCLG), Open Government Licence v3.0; Salet analysis 2026-09. EPC data to Sep 2026. Postcode sector XX1 1.
14
The surrounding area
Ten sources, each stating what it is and when it was pulled.
What it lets for
From 24 lettings within 0.71 miles.
PropertyData /rents · pulled 2026-07-30
Yield
Gross, before costs. Net yield depends on your own finance, management and maintenance.
PropertyData /yields · pulled 2026-07-30
Room rates, shared housing
| double ensuite | £659 pcm 17 rooms within 2.10 miles |
| double shared bathroom | £555 pcm 22 rooms within 2.10 miles |
Per room, for shared houses in this area.
PropertyData /rents-hmo · pulled 2026-07-30
Asking prices against sold prices
Asking prices are what sellers want. Sold prices are what buyers paid.
PropertyData /prices-per-sqf · pulled 2026-07-30
Planning applications nearby
| 24 Flitcroft Road, Exampletown, XX1 2YZ | Single storey rear extension and loft conversion P/2025/1184 · home improvement · Exampletown Borough |
| 41 Flitcroft Road, Exampletown, XX1 2YZ | Two storey side extension P/2025/0733 · home improvement · Exampletown Borough |
| 9 Bellhouse Court, Exampletown, XX1 2YW | Change of use from dwellinghouse (C3) to small HMO (C4) — REFUSED P/2024/2210 · change of use · Exampletown Borough |
3 applications found near this address. What the neighbours are building tells you what you will be allowed to build, and what you will be living beside.
PropertyData /planning-applications · pulled 2026-07-30
Flood risk
Lenders and insurers price flood risk. A high rating changes both.
PropertyData /flood-risk · pulled 2026-07-30
Crime
| Violence and sexual offences | 96 |
| Anti-social behaviour | 41 |
| Criminal damage and arson | 28 |
| Vehicle crime | 22 |
| Burglary | 17 |
| Public order | 14 |
| Other theft | 11 |
| Shoplifting | 7 |
Recorded offences within the stated radius over the last twelve months.
PropertyData /crime · pulled 2026-07-30
Schools
| Flitcroft Primary School | Primary, Academy Converter 412 pupils · last inspected 2025-03 · XX1 2YD |
| Bellhouse Church of England Junior School | Primary, Voluntary Aided 238 pupils · last inspected 2024-06 · XX1 3AB |
| Exampletown Academy | Secondary, Academy Sponsor Led 1147 pupils · last inspected 2025-01 · XX1 4CD |
Nearest state schools. Catchment is set by the local authority and changes; this is proximity, not entitlement.
PropertyData /schools · pulled 2026-07-30
Licensed shared housing nearby
| 72 Flitcroft Road, Exampletown, XX1 2YZ | 5 bedrooms HMO · licence to 14th March 2029 · 0.12 miles |
| 3 Bellhouse Court, Exampletown, XX1 2YW | 4 bedrooms HMO · licence to 2nd September 2027 · 0.21 miles |
2 licensed house in multiple occupation nearby. Useful two ways: it shows the council grants licences here, and it shows how much shared housing is already on the street.
PropertyData /national-hmo-register · pulled 2026-07-30
Who lives here
| 0-4 | 5.1% |
| 5-9 | 6.0% |
| 10-14 | 6.4% |
| 15-19 | 5.2% |
| 20-24 | 4.6% |
| 25-29 | 5.9% |
| 30-34 | 6.8% |
| 35-39 | 7.1% |
| 40-44 | 6.9% |
| 45-49 | 6.3% |
Census data for the surrounding area, not this address.
PropertyData /demographics · pulled 2026-07-30
Run this on your own property
Your address, your asking price and the works it needs, and this comes back for your property. The preview is free; the full Decision Pack is paid only if you unlock it.
Run a Decision PackSee the others: sample property report · sample paperwork review