Sample — example data only
This is a demonstration Investment Pack built on a fictional property. It is not a real deal, contains no customer data and none of the figures are market data. It shows the structure and standard of the report a paid ICON PROPIQ user receives.
Sample Investment Pack
Every figure is labelled with how it was established — verified, estimated, assumed or missing — so you always know what the verdict is standing on.
Investment Pack
Full branded PDF — the same evidence-led figures, assumptions and verdict you see here.
Icon's Verdict
PROCEED WITH CAUTION
Sample data only. In a real analysis, confidence tracks how much of the underlying evidence was actually verified.
SAMPLE — 3-bed mid-terrace, Example Street, Sampletown (fictional example property used for demonstration only)
Would Icon buy this?
POTENTIALLY
On these example figures the deal is worth pursuing, but not offerable until the refurbishment cost and valuation are evidenced.
Fit for you — Suited to an investor comfortable managing a full refurbishment and able to leave cash in the deal if the valuation disappoints.
Analysis and education only — not regulated financial, legal, planning or valuation advice.
What I still need to know
- 1.Actual refurbishment cost
- 2.Lender's post-works valuation approach
- 3.Evidenced local rent
Investment DNA
BRisk profile: MEDIUM — Unquoted refurbishment; Unconfirmed post-works valuation; Unevidenced rental figure
Positive on example rent.
Meaningful uplift if the example valuation holds.
Two key inputs remain unconfirmed in this sample.
Core figures
Target / agreed purchase price
£165,000
SDLT estimate
£8,250
Legal fees
£1,800
Refurbishment
£32,000
GDV
£235,000
Rental income (annual)
£13,800
Gross yield
8.4%
Monthly cashflow
£312
ROI
11.4%
Assumptions: Figures are illustrative only. Rent, refurbishment and post-works value are example inputs, not market data for a real property.
Cash required
Every component is shown with its basis. Missing components are flagged, never invented — where anything is missing the total below is a partial figure.
Example LTV.
Example calculation.
Typical example range.
Base estimate, unquoted.
10% of the base refurbishment estimate.
Total cash required
£86,500
Cash available
£90,000
Funding surplus
£3,500
Covered once your maximum additional cash is included.
Illustrative only. Where a component cannot be evidenced, a real report shows it as MISSING and marks the total as partial.
Refurbishment range
Low
£26,000
Base
£32,000
High
£41,000
Example range — a real report widens or narrows this with the evidence supplied.
BRRR / refinance position
Post-refurbishment value
£235,000
Refinance LTV
75.0%
Refinance loan
£176,250
Cash released
£52,500
Cash left in
£34,000
Return on cash left in
11.0%
Valuation basis: Example figure, not a lender valuation.
- • Post-works value must be confirmed by a lender.
- • Refurbishment must complete at or below the base estimate.
Article 4 & planning
Article 4 is not relevant to this strategy.
Local authority: Not applicable to this sample
No HMO conversion is proposed in this example.
Source: Sample data
Deal viability vs your funding position
Property / deal viability
The property stacks on the example numbers, subject to refurbishment and valuation being confirmed.
Your funding position
The example cash position covers the required cash with a small buffer remaining.
Viable but conditional — the funding position is fine, the property evidence is not yet strong enough to commit.
Consistency checks
✓ Cash required total
Components sum to the stated total.
✓ Gross yield
Annual rent divided by the price used matches the stated yield.
✓ Unsupported claims
No claim in this sample is presented as verified market evidence.
Evidence
Every important figure is marked VERIFIED, ESTIMATED, ASSUMED or MISSING. Nothing marked missing has been invented.
How could I make this deal work?
Agree a lower purchase price to protect the refinance position.
Depends on: Vendor flexibility and evidence of works required.
Icon's take
What makes this attractive — Clear value-add through refurbishment on the example numbers.
What concerns me — Two of the three figures that drive the outcome are unconfirmed estimates.
What would need to be true — Refurbishment completes at or below the base estimate.; The property values at or near the example post-works figure.; The illustrative rent is achievable in the local market.
Evidence still missing — Written refurbishment quotes; Lettings comparables supporting the illustrative rent; EPC and condition survey; Floorplan
What I'd do next — Get written quotes.; Confirm rent with local agents.; Confirm refinance appetite with a broker.