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Deep research pack
One address. One downloadable PDF. Official register data — Land Registry sales, EPC, flood and coal indicators, council tax where available — woven together with AI-grounded local research on schools, crime, planning, and rents. Your calculator numbers sit beside the evidence, with a GREEN / AMBER / RED verdict: a written second opinion on the deal you're about to chase. From £7.50 per property.
Scoped to your unit · Calculator-linked deal metrics · Register + AI research · Not financial or legal advice
Start with the calculator → add a research pack when you're serious
A serious buy-to-let viewing shouldn't end with "I'll check Rightmove later." By the time you've pulled Land Registry sales, scanned local rents, found the EPC, checked police.uk, the flood map, school ratings, and the council planning portal, you've lost the evening — and you still might miss the one issue that kills the deal: an EPC E with MEES exposure, an Article 4 HMO block, or a purchase price that doesn't stack against the street.
Deedty's Deep Research Pack does that desktop review for you — scoped to the property you're actually underwriting, with your yield and cash invested in the same document.
Before the viewing
Street-level Land Registry sales, typical rents, school ratings, crime trend, and the EPC — read on the train. You'll know which questions to ask the agent and what to look for on site, instead of nodding along.
Before you commit fees
Severity-rated red flags surface the deal-killers that hide between tabs: EPC E with MEES exposure, an Article 4 direction that blocks your HMO plan, a flood zone or coal reporting area, a price 20% above the street's recent sales. The pack also tells you what it couldn't verify — so nothing gets silently skipped.
Before you convince yourself
Deal excitement is real — every landlord has talked themselves into a marginal deal at least once. A GREEN / AMBER / RED verdict with a risk score and evidence-led reasoning is a disciplined counterweight: share the PDF with your broker, partner, or accountant and argue about the evidence, not the vibes.
Each pack is tied to a single UK address. Link it to a saved calculator opportunity so your purchase price, rent, yield, and cash invested appear in the Investment Snapshot and break-even view.
Sample report — illustrative data only
Deedty AI property management
15, Clifton Street, Treorchy
CF42 6UP
Generated 27 June 2026
Bedrooms (confirmed): 3 · Floor area (confirmed): 89 m²
This terraced property in Treorchy offers a compelling 8.3% gross yield, significantly above the local average, supported by strong rental demand for 3-bedroom family homes. The £115,000 purchase price is substantially higher than the 2012 sale price of £25,000, indicating a 13.5% CAGR, and also exceeds recent comparable sales on the street. The property's energy efficiency is poor (EPC E), signalling capex/resale exposure under MEES policy evolution (2030 EPC C is consultation context, not current law). While transport links to Cardiff are functional and local amenities are adequate for families, the area's economic profile is tied to lower-than-average household incomes. The investment hinges on the high yield offsetting the capital value premium and necessary EPC improvement costs.
Property location
Centre: geocoded postcode CF42 6UP. Illustrative map for sample pack.
Deal financials use your in-app calculator as the source of truth.
Upfront & acquisition
| Item | Amount |
|---|---|
| Purchase price | £115,000 |
| Deposit (equity) | £28,750 |
| Stamp duty | £5,750 |
| Total cash to complete (est.) | £36,999 |
Key metrics
| Metric | Value |
|---|---|
| Gross yield | 8.3% |
| Net yield | 6.8% |
| Annual net profit (est.) | £3,116 |
| Monthly rent | £800 |
Break-even (illustrative)
[MEDIUM] EPC E — resell and capex exposure
The property holds an EPC E rating. E is lettable under current MEES in England & Wales; it signals resale/capex exposure rather than today's compliance breach. A 2030 EPC C target for PRS is policy context only — budget £7,500–£12,500+ for upgrades if targeting C.
[MEDIUM] Purchase Price Premium
The £115,000 purchase price is 59% above the postcode median Land Registry transaction. Recent street sales are higher, but the investment relies on exceptional yield to justify a capital value outpacing local wage growth.
High Rental Yield
Gross yield of 8.3% (net 6.8%) is significantly above typical UK returns. Target rent of £800 pcm is ambitious but achievable for a well-presented 3-bed, providing a buffer against voids and maintenance.
Strong Capital Growth Potential
Rhondda Cynon Taf demonstrated robust house price growth at 7.8% in the year to April 2026. Clifton Street properties have shown strong appreciation; EPC upgrades could add further capital value.
Mid-terrace Victorian-era property, freehold, approximately 89 m² per EPC. Three bedrooms, solid-wall construction typical of the Rhondda valleys stock. Condition indicators suggest a refurb opportunity alongside mandatory EPC upgrades.
Recent Clifton Street transactions range from £89,950 (2021) to £162,500 (2023). The subject at £115,000 sits mid-range on a £/sqm basis (£1,292/m²).
| Address | Price | Date | Type | Tenure |
|---|---|---|---|---|
| 32, Clifton Street | £135,000 | 2024-07-26 | Terraced | Freehold |
| 18, Clifton Street | £162,500 | 2023-08-14 | Terraced | Freehold |
| 22, Clifton Street | £120,000 | 2022-11-04 | Terraced | Freehold |
| 26, Clifton Street | £89,950 | 2021-05-14 | Terraced | Freehold |
Subject property sold for £25,000 in August 2012 — a 13.5% CAGR to the current £115,000 purchase price. Number 22 Clifton Street sold twice in 14 months (£52k → £120k), suggesting rapid post-refurb appreciation.
£115,000 equates to £1,292/m² (89 m² EPC floor area). Price sits within recent street range but above the 2022 RCT median of £123,604. High yield is the primary justification for the capital premium.
| Metric | Value | Source |
|---|---|---|
| Purchase price | £115,000 | Calculator |
| Price per m² | £1,292 | EPC floor area |
| Street high (2023) | £162,500 | Land Registry |
Deterministic resell/liquidity screen from structured registers and buyer qualifiers. FLAG = evidenced threshold met; CLEAR = successful check found none; UNKNOWN = diligence required.
| Criterion | Status | Evidence | Resell implication |
|---|---|---|---|
| Railway / major road within 100 m | CLEAR | Overpass around:100 found no surface rail or major road ways. | No mapped surface rail or major road within 100 m (OSM best-effort). |
| Flight path / aircraft noise | UNKNOWN | Not automated in v1 — check CAA strategic noise maps. | Confirm aircraft noise before relying on clearance. |
| EPC below D | FLAG | Subject EPC band E. | EPC E is lettable today; signals capex/resale exposure. |
| Short lease under 100 years | CLEAR | Buyer qualifier: freehold. | Freehold — no short-lease resell flag. |
| Flood plain / material mapped risk | CLEAR | Long-term EA layers returned Low/Very Low. | Not a substitute for insurance quote or building survey. |
Typical 3-bed rents in Rhondda Cynon Taf around £748 pcm. Calculator assumption of £800 pcm is above average but within reach for a well-presented property. Void periods estimated at 2–4 weeks.
RCT house prices grew 7.8% year-on-year to April 2026, exceeding the Welsh national average. Relative affordability vs Cardiff drives investor interest; average days on market approximately 45–60 for terraced stock.
Treorchy station ~0.4 miles. Cardiff Central approximately 45 minutes by rail. A470 provides road access to Cardiff and the M4 corridor.
| Station | Walking | Key destinations |
|---|---|---|
| Treorchy | ~8 min | Cardiff Central ~45 min |
FTTP available on parts of Clifton Street. Typical download speeds 100–300 Mbps where fibre is live. 4G coverage good; 5G patchy in valley locations.
Treorchy Primary and Treorchy Comprehensive within walking distance. Estyn ratings available for catchment schools — relevant for family tenant demand.
| School | Type | Distance | Rating |
|---|---|---|---|
| Treorchy Primary | Primary | 0.3 mi | Adequate |
| Treorchy Comprehensive | Secondary | 0.5 mi | Adequate |
Treorchy Health Centre (GP) ~0.4 miles. Prince Charles Hospital, Merthyr Tydfil ~6 miles (nearest A&E). NHS dental access limited — typical for valley towns.
Area crime rates broadly in line with South Wales valleys norms. Anti-social behaviour and burglary categories warrant monitoring; 12-month trend stable to slightly declining per police.uk data.
Environment Agency: Flood Zone 1 (low probability). Surface water risk: low. Not in a coal mining reporting area — formal CMRA unlikely required, but confirm with conveyancer.
Band A property — annual charge approximately £1,400 for Rhondda Cynon Taf (2025/26). Below regional average.
No major applications within 500 m. No Article 4 direction affecting HMO conversions in this immediate area at time of research. Selective licensing not active in this ward.
EPC E (current), potential C. Solid walls, no cavity insulation. E is lettable under current MEES; 2030 EPC C for PRS is policy consultation context in Wales/England — not current law. Estimated upgrade cost £7,500–£15,000 if targeting C.
Valleys community with high owner-occupier tenure (~65%). Median household income below Welsh average. Strong community ties; family rental demand stable.
Treorchy town centre shops, Tesco Express, and leisure centre within 0.5 miles. Brecon Beacons access ~20 minutes by car. Limited restaurant choice; Cardiff amenities 45 min by rail.
Income-led play: 8.3% gross yield supports the £115k price if EPC upgrade costs are budgeted and voids remain low. Capital growth tailwind from RCT affordability premium. AMBER verdict reflects MEES exposure and price premium vs historical baseline. Pass if refurb + EPC budget exceeds £15k without rent uplift; proceed if yield holds post-upgrade.
This sample report is for illustration only. Research packs are not financial, tax, or legal advice and do not replace your own professional advisers or lender requirements.
Sample: 15 Clifton Street, Treorchy (CF42 6UP) — AMBER verdict, 8.3% gross yield, MEDIUM EPC E resell/capex exposure, purchase price benchmarked against Clifton Street Land Registry sales. Eleven pages, downloadable and shareable.
Most investors don't lose money because they can't calculate yield. They lose it because they discover the wrong things after they've instructed a solicitor, booked a survey, or rushed an offer.
A Deep Research Pack is designed for that gap — between "this looks interesting" and "I'm committing fees."
From £15 per address — less than an hour of your time, and a fraction of a commissioned desktop review. Heavy subscribers include one pack per billing period; Lite+ get 20% off add-on packs.
Model the deal
Run the free calculator (price, rent, mortgage, refurb). Stamp duty, deposit, and yields auto-calculate.
Order your pack
Checkout for the address you're considering. Link it to your saved opportunity (or enter the address at qualification).
Download your PDF
We email you when it's ready. Read it before your viewing or before you instruct legals.
Run the numbers free. When a deal deserves proper diligence, order a Deep Research Pack for that address — walk into the viewing knowing the street, see the risks you'd have missed, and get a second opinion before you commit fees.
Research packs are for information only. They are not financial, tax, or legal advice and do not replace your own professional advisers or lender requirements.
