Sample report
What an agent hands over.
This is the real report design, built from fictional data — not a real property, not a real generated report. Every figure below is illustrative.
Upside Scan · Property Report · Illustrative example — fictional data
14 Millfield Road
HP13 6 · Terraced house · Freehold
Upside Scan is a data and calculation tool, not financial, mortgage, investment, tax or legal advice. Every figure below is the output of the assumptions shown — not a forecast or a guarantee of any outcome.
Development Potential
22 sqm loft: modelled value £81,261–£121,891 against benchmark cost £42,000–£72,000.
Value is 22 sqm x the local rate band £3,694–£5,541/sqm (median £4,617/sqm from 69 properties with a recorded floor area in HP13 6). Cost is a separate benchmark range, not sold evidence. Difference between the ranges: £9,261 to £79,891 — excludes fees, contingency, finance and planning costs. The area is an input (22 sqm, agent-reviewed), not measured by this tool. Arithmetic on the inputs shown — not a forecast or guarantee of value.
This exceeds the local ceiling of £411,000 for comparable properties. Value added beyond that ceiling is unlikely to be recovered on sale.
Kitchen refresh
Cost to reach the top of the estimated range — no £ uplift attached; comps can't isolate the value of a refresh at this granularity.
Article 4 direction
This sector sits inside an Article 4 direction removing permitted-development rights — the HMO route needs full planning permission.
Local Comparables
| Date | Address | Price | Floor area | £ per sqft | Distance band |
|---|---|---|---|---|---|
| Mar 2026 | 22 Millfield Road | £318,000 | 78 sqm | £379 | Gold |
| Jan 2026 | 7 Vale Close | £335,000 | 85 sqm | £366 | Silver |
| Nov 2025 | 31 Millfield Road | £302,000 | 72 sqm | £390 | Gold |
Fictional rows. A real report lists every transaction behind the median.
5-year hold — investment buyer
based on the assumptions shown — not a forecast
Assumptions shown, all editable: 25% deposit, 5% mortgage rate, 25-year repayment, 3% a year price growth, rent £1,360 a month (4.8% gross).
- Purchase price
- £340,000
- Deposit (25%)
- £85,000
- SDLT (additional-property surcharge)
- £24,000
- Buying costs and mortgage fee
- £3,995
- Total invested
- £112,995
- Assumed monthly rent (an assumption, not a finding)
- £1,360
- Projected value at year 5
- £394,153 — based on the growth assumption shown — not a forecast or guarantee
- CGT on sale (year 5)
- £4,145
- Net return after all modelled costs and tax (ROI 3.7%)
- £4,223
A thin return is shown as it is — a figure that does not flatter the purchase stays in the report.