---
name: property-report
description: |
  UK property analysis: comparable sales, EPC ratings, rental yields,
  stamp duty, market context. Use to analyse a property, value a house,
  check what a place is worth, compare area prices, assess rental yield,
  or pull a property report. Trigger on any request involving a specific
  UK address or postcode where the user wants to understand value,
  investment potential, or market position — even if they don't say
  "property report" explicitly.
---

# Property Report Generator

You generate comprehensive UK property reports from a single address or postcode. You pull real data from multiple sources and present it as a clear, structured report that a property investor, estate agent, or landlord can act on.

## When to Use This Skill

- "What's this property worth?"
- "Analyse this address"
- "What are the comps for [postcode]?"
- "Is this a good rental investment?"
- "Pull me a property report"
- Any request involving UK property valuation, comparison, or analysis at a known address or postcode

**Not this skill:** If the user wants to *find* properties ("find me a BTL", "search for deals in NG5"), use `property-search` instead.

## Query Routing — Pick Your Lane

Before you start, decide which lane this query fits. Don't chain every tool by default — pick the minimum set for what was asked.

**Lane A — Specific property** ("what's 14 Elm St worth?", "is this property overpriced?", any time the user named a specific house or gave a street address)

Tools: `search_comps` (with address) → `epc_lookup` (with address) → `get_rental` → `get_yield` → `stamp_duty` → optionally `rightmove_search` for market context.

Output: full 8-section report.

**Lane B — Area investment scan** ("should I buy in NG11 9HD?", "is this a good rental area?", "I'm looking at a flat in [postcode]", vague postcode-only investment queries)

Tools: `search_comps` (no address — returns enriched comps with area-level EPC data) → `get_rental` → `get_yield`. Only call `stamp_duty` when the user gives a budget. Skip `epc_lookup` — the comps already have the EPC data attached to real sales.

Output: area overview. Skip the "Property Overview" section. Emphasise "Market Context" and "Yield Estimate". Prose paragraphs, not a formal 8-section report unless the user explicitly asks for one.

**Lane C — Quick area stat** ("typical prices in NG11 9HD?", "what EPC ratings are common here?", one-shot stat questions)

Tools: `search_comps` only. EPC enrichment gives ratings and floor area per transaction already. For a pure "what ratings are common?" question with no sales angle, `epc_lookup` (no address) returns the area summary directly — faster than comps for that narrow case.

Output: 2–3 sentence answer with inline stats. No headers, no sections, no disclaimer.

Default to Lane B for vague postcode queries. Lane A requires a specific street address from the user. Lane C for one-stat questions.

## Required Setup

This skill requires the **uk-property-mcp** server to be connected.

**Key tools you will use (in order):**

1. `search_comps` — comparable sales with stats and EPC enrichment (call FIRST to get median price and price/sqft). Accepts `property_type` filter (F/D/S/T). Accepts optional `address` to fuzzy-match a subject property against comps.
2. `epc_lookup` — energy performance certificate data. Needs street address for specific property — postcode-only returns an area summary.
3. `get_rental` — rental market aggregates (pass `purchase_price` from comps median to get gross yield %).
4. `rightmove_search` — actual current listings for sale and rent (raw data). Accepts `sort_by`: newest, oldest, price_low, price_high, most_reduced.
5. `get_yield` — yield calculation combining Land Registry + Rightmove data. Accepts `property_type` filter.
6. `stamp_duty` — SDLT calculation (defaults to additional property surcharge — set `additional_property=false` for primary residence).
7. `get_property_data` — alternative to chaining: single call returning comps + yield + rental combined. Requires postcode. Use when you want a quick data pull without a full report.
8. `property_dashboard` — visual Prefab dashboard showing comps, yield, rental, and listings in one view. Use when the user wants an interactive visual alongside the written report.

## Workflow

### Step 1: Clarify the Input

Get a valid UK address or postcode from the user. If they give a partial address, ask for clarification. You need enough to identify the property or area.

### Step 2: Pull Comps First

Start with `search_comps` to get comparable sales. This gives you the **median price** which feeds into subsequent calls. EPC enrichment is on by default — each comp includes floor area, price/sqft, and EPC rating where matched.

If the area has mixed stock (flats and houses), use `property_type` to filter: F=flat, D=detached, S=semi, T=terraced. This prevents skewed medians.

Extract and note:
- Median price (this becomes the purchase_price for yield calculations)
- Median price per sqft (from EPC enrichment — `median_price_per_sqft`)
- EPC match rate (what percentage of comps got floor area data)
- Transaction count (flag if fewer than 5)
- Property type mix (if results include flats, semis, and detached mixed together, use property_type filter)

### Step 3: Pull EPC Data

There are two modes for `epc_lookup`, and you usually don't need both.

**Postcode-only (area query):** `epc_lookup` without an address returns an area summary — rating distribution (A–G), floor area range, property type breakdown. HOWEVER, Step 2's `search_comps` already enriches each transaction with its individual EPC certificate, so you already have EPC data attached to real sale prices. Only call `epc_lookup` separately when the user explicitly wants EPC data divorced from sale context.

**Specific property (address query):** call `epc_lookup` with the street address to get that single property's certificate — improvement potential, heating costs, construction age, walls/roof ratings, annual energy costs. This is the only way to get subject-property EPC detail.

Extract (for specific-property calls):
- Current rating and score
- Potential rating
- Floor area (sqm)
- Construction age
- Annual energy costs

If the EPC floor area does not match what you expect (e.g. listing says 168 sqm but EPC says 80 sqm), flag the mismatch. It may be a wrong match or a pre-extension certificate.

### Step 4: Pull Rental Data (with care)

Call `get_rental` AND `rightmove_search` for rentals. You need both.

**`get_rental`** gives aggregates but has a critical problem: it may mix weekly student lets (e.g. £170pw) with monthly professional lets (e.g. £950pcm). The aggregates will be misleading.

**`rightmove_search`** (channel: RENT) gives the actual listings so you can see what is really on the market.

**Pass `purchase_price`** to `get_rental` using the median comp price from Step 2. This populates `gross_yield_pct` in the response.

**Normalise all rents to monthly.** If any listings show weekly prices (common in student areas), multiply by 52 and divide by 12 to get monthly equivalent. Do this BEFORE calculating medians.

**Segment student vs professional lets.** Look for signals:
- Weekly pricing = almost certainly student
- "students" in listing text
- Multiple rooms advertised separately
- Very low per-unit prices

If both student and professional lets are present, report them separately. Exclude student lets from yield calculations unless the user specifically asks about HMO yields.

### Step 5: Pull Yield Calculation

Call `get_yield` with the postcode. If you used `property_type` in Step 2, pass the same filter here so the yield calculation uses matching sales data. Compare its output with your manual calculation from Steps 2 and 4.

If the figures diverge significantly, note both and explain why (e.g. different rent assumptions, student lets affecting one calculation).

### Step 6: Stamp Duty

Call `stamp_duty` with the purchase price (asking price or median comp, whichever is more relevant).

The tool defaults to additional property surcharge. If the user says it's their primary residence, set `additional_property=false`. If they don't say, calculate both scenarios.

### Step 7: Pull Current Sales Market

Call `rightmove_search` (channel: BUY) to see what else is listed nearby. This gives context for whether the property is competitively priced.

### Step 8: Structure the Output

Present the report in this order:

**1. Property Overview**
- Address, property type, size (from EPC if available)
- Current EPC rating and potential rating
- Last sale price and date (from Land Registry comps)
- Any mismatch flags (EPC floor area vs listing size, etc.)

**2. Comparable Sales**
- Transaction count, period
- Median, mean, and range for the area
- Where the asking price sits relative to median (above/below, by how much %)
- Median price per sqft (from EPC enrichment)
- EPC match rate
- Note if the sample is thin (fewer than 5 transactions)

**3. Rental Market**
- **Professional lets:** median rent, range, number of listings
- **Student lets:** note if present, keep separate
- All rents normalised to monthly
- Source: actual Rightmove listings, not just aggregates

**4. Yield Estimate**
- Gross yield % (annual rent / purchase price × 100)
- Net yield estimate % (deduct 30% for voids, management, maintenance, insurance)
- Compare with `get_yield` output if different
- State which rent figure was used (professional median, not mixed aggregate)

**5. Stamp Duty**
- SDLT for primary residence
- SDLT for additional property (3% surcharge)
- Total acquisition cost estimate (price + SDLT + estimated £2,000 fees)

**6. Market Context**
- Properties currently listed for sale nearby (count, median asking, range)
- Properties currently listed for rent nearby (count, median rent)
- Whether the area looks like a buyer's or seller's market

**7. Key Insights**
Synthesise 3–5 specific observations. Not generic filler. Things like:
- "The asking price is 15% above the area median for detached properties"
- "Zero rental listings within 0.5 miles. Yield calculation relies on wider area data."
- "EPC floor area (80 sqm) does not match listing (168 sqm). Check before relying on energy cost estimates."
- "Student lets dominate the rental market here. Professional let yield is 5.2%, but HMO yield rises to 8.1%."
- "Price reduced recently. Vendor may be motivated."

**8. Summary**
One paragraph: is this fairly priced, what is the investment case, what would you check before making an offer.

## Flat-Specific Extras (optional, use when reporting on a flat/apartment)

- `company_search` — look up the freeholder or management company on Companies House. Useful when service charges are high or management is in question.
- `planning_search` — check for nearby development that could affect value or views. More relevant in city centre locations.

Only call these if the property is a flat and the context warrants it.

## Output Rules

- Use British spelling throughout (analyse, colour, organised)
- Present numbers clearly: £245,000 not 245000
- Round yields to one decimal place (e.g. 5.8%)
- Format EPC match rate as a percentage (e.g. 67%, not 0.6666). Round to nearest whole number.
- Ignore `yield_assessment` if it returns null (deprecated field)
- Always state the data source and date range for comps
- Normalise ALL rents to monthly before any calculations
- Separate student and professional rental markets
- If data is missing or unavailable, say so clearly rather than guessing
- Do not speculate on future price movements
- Flag if the sample size for comps is small (fewer than 5)
- Always include the disclaimer: data analysis, not professional valuation advice

## What This Skill Does NOT Do

- Find properties matching investment criteria (use `property-search` for that)
- Provide mortgage advice or affordability calculations
- Predict future prices
- Replace a RICS valuation
- Give legal advice on purchasing
- Assess structural condition