The Mayfair Pro Report tells you in 24 hours. For auction buyers, off-market dealmakers, Rightmove finds, redevelopment sites and side plots. Verdict, build cost, sensitivity grid, CIL math, SDLT calculation, VAT position and reliefs analysis, plus a 7-day action panel. Every UK local authority. Stripe-hosted secure checkout, 14-day quality guarantee.
Powered by Claude · 9 million+ UK planning decisions analysed
Two guarantees, on every report.
If we deliver and any promised section is missing - verdict, action panel, indicative figures, sources or financial position - reply within 14 days and we refund. 24-hour turnaround or half back. Stripe-hosted secure checkout.
Every UK property is in scope.
Every UK Local Planning Authority (333+) is in scope. 278 have been deep-tested to decision-notice level with full conditions extraction. The rest are covered by our verification pipeline. If we cannot confirm a property’s planning position to the standard the report needs, we tell you before we charge.
Auction lot
Strong4-bed semi · 3 granted consents, two-flat exit
South Oxhey, Watford WD19
Brownfield site
Moderate22-flat scheme · part-retrospective consent
Lichfield WS13
Strategic site
ModerateOutline · 42 dwellings · BNG required
Aylesbury HP19
Vacant land
ConstrainedSide plot · 4-bed semi build potential
Southall UB2
Auction lot
StrongWithdrawn pre-sale · withdrawal route verification
Walthamstow E17
Five real Pro Reports we produced for five real UK auction lots from recent 2026 catalogues. Watermarked sample documents. Click any to read the verdict, the biggest risk and download the full PDF.
“Sold £800,000. Guide was £2m+. The 60% discount is what 35% affordable housing does to land value. The catalogue didn't surface it.”
Outline permission (ref 20/03343/AOP, GPS Estates Ltd) requires 35% affordable housing - 15 of 42 dwellings handed to a Registered Provider at sub-market value. On central case GDV and build cost assumptions, the indicative residual land value sits below the £2m+ guide, which is why the lot cleared at £800,000 (60% below guide). The £800k buyer is pricing the optimistic case (high GDV, low build cost) or has structural cost advantages from scale or in-house construction. Aylesbury Vale has no adopted CIL, so all contributions flow through s.106 - which the buyer must obtain from Buckinghamshire Council before any further commitment.
Three consents all verified live on the Three Rivers register: 24/1748/FUL (single-storey rear extension, approved 23 Dec 2024), 24/1749/CLPD (Certificate of Lawfulness - loft conversion with rear dormer, garage conversion, front porch, internal alterations, approved 20 Dec 2024), and 24/1992/FUL (subdivision to 2 self-contained flats with part two-storey rear extension, front extension, loft conversion, cycle and refuse, landscaping - approved 22 Dec 2025). The planning route is clear. Remaining work is condition discharge plus Building Regulations - structural design for the two-flat split, sound separation between units, fire compartmentation, and metering. Indicative residual after build and finance suggests the £576,000 hammer sits comfortably within range for a two-flat exit at South Oxhey rents, less comfortable as a single-dwelling refurb.
The 2-bed detached house with basement is granted (ref 250873FUL, January 2026, LB Ealing) and corroborated across five independent listings. The risk is not planning, it is build: basement excavation on a tight infill plot carries cost-overrun risk from pre-commencement conditions (Basement Construction Method Statement, structural impact assessment, ground conditions report) and the residual land value is sensitive to a £100-150/sqm swing in build cost.
The headline permitted-development route (Class MA, Class E to C3) is not available because the ground-floor laundrette is Sui Generis, not Class E. The Class M fallback is constrained by a 150 sqm cap and a 20 March 2013 use-date requirement the catalogue does not evidence. The realistic route is a full planning application against a 2003 refusal at the exact address (Ref 030181). A buyer pricing in a fast prior-approval play is mispricing the deal.
Works commenced September 2020 and stopped March 2021 when the contractor went into administration. Roughly five years of weathering on uncovered foundations, ground beams, blockwork and slabs. The 22/01149/FULM "part retrospective" consent regularised the planning departure but warrants nothing about structural integrity, materials or Building Regs compliance. Demolition and re-validation could swing the build cost by £100k-£300k+. Separately, the time-limit clock under TCPA 1990 s91 expires 30 November 2026, six months from this report - if the 2019 implementation cannot be relied on, that is the immediate priority.
Drawn from the local planning authority register, planning.data.gov.uk, the Environment Agency flood map, HM Land Registry Price Paid Data and the permitted development rules. Reviewed and signed off before sending.
£395 flat, no VAT, 24-hour turnaround
Same Pro Report depth, on the address you send. Stripe-hosted secure checkout. Running multiple deals? Multi-pack from £308 per report.
Click any to read what it contains.
All twelve sections, on your property, in 24 hours
£395 flat, no VAT. Stripe-hosted checkout. Every section above delivered on your specific property within 24 hours of payment.
The twelve sections above are every Pro Report. These extras are added on the rare deals that need them: backland infills with covenant risk, brownfield with contamination history, basement schemes facing rights-of-light objections. Pick at order. No tier upgrades, no upsells later.
Six bolt-ons that catch the deal-killers the headline twelve sections do not always need.
Everything in Pro+ Extras, plus the two items that turn the report into a defendable position before exchange.
The PDF is the report you read. The data file (a JSON file) holds the same information in a format your team or your software can use, so the report becomes searchable and reusable, not stuck in a document. If you do not have a tech team, ignore the data file - the PDF is everything you need.
Need CSV instead of JSON? Reply to your delivery email and we will send the comparables and sensitivity grid as separate sheets within a working day.
{
"ref": "SPR-2026-0004-V3",
"verdict": {
"rating": "Strong",
"confidence_existence": "Moderate",
"confidence_conditions": "None"
},
"cil": {
"mcil2": {
"indicative_liability_low": 5400,
"indicative_liability_high": 7200
},
"borough_cil": {
"engaged_on_subject_grant": "likely_not"
}
},
"action_panel": [
{
"risk": "Conditions unread",
"status": "red",
"action": "Pull decision notice",
"cost": "£0",
"when": "Before bid"
}
]
}If you run multiple Pro Reports a month and want the data piped into your team's existing tools - Airtable, Notion, Excel, your CRM, or a purpose-built dashboard - Pro Build is a done-for-you setup. We connect the reports to your stack, train your team, and document the workflow. From £4,950 one-off, no ongoing subscription required.
Typical clients: small developers running 10+ sites a year, regional brokers building deal pipelines, bridging lenders scoring incoming loan packs.
£395 flat, no VAT, 24-hour turnaround
Send the property on the next page. We confirm we can do your report before we charge. If we deliver and any promised section is missing, reply within 14 days for a refund.
Set against a purchase worth hundreds of thousands of pounds, £395 to know the planning reality first is the cheapest line on the deal. Running multiple deals? See 3-pack and 10-pack pricing.
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We confirm we can do your report before we charge. If we cannot deliver to the standard the brief promises, we tell you and you pay nothing.