Listings lack investment context
Price and photos do not reveal true cash required, after-tax return, planning constraints or downside risk.
THE UK PROPERTY DECISION PLATFORM
Property decisions,
finally connected.
BoaTenure brings fragmented UK property intelligence into one explainable workflow, from finding an opportunity to deciding whether it is genuinely tenable.
Liveworking product
UKmarket focus
Earlycommercial stage
01ProductDeployed and publicly accessible
02Revenue architectureSaaS, usage and API
03Partner surfaceData, distribution and workflow
04Current focusValidation and commercial growth
THE GAP
Property decisions are
fragmented by default.
A listing starts the process, but it does not answer the investment question. The evidence needed to decide is spread across portals, spreadsheets, public datasets, policy updates and legal documents.
Models sit apart from evidence
A spreadsheet can calculate an input, but it rarely verifies the rent, area, EPC, comparables or policy assumptions behind it.
Risk arrives too late
Location restrictions, regulation and auction-pack obligations are often discovered after time and professional fees have already been committed.
Decisions are hard to explain
Scores without sources or visible assumptions are difficult to trust, compare, share or defend to an investor, client or partner.
ONE CONNECTED DEAL RECORD
Listing or manual brief→Financial model→Local + policy evidence→Legal + physical risk→Decision + report
BoaTenure closes the gap by keeping the opportunity, assumptions, evidence and decision together throughout the workflow.
WHY NOW
The decision is becoming harder while the workflow remains fragmented.
Margins are tighterFinancing, tax and operating assumptions matter more when there is less room for error.
Regulation keeps movingEPC requirements, tenancy reform, licensing and planning can change viability.
Useful data is availablePublic and commercial sources can now be joined around a specific property decision.
AI can connect the workApplied carefully, AI can interpret documents and context without replacing deterministic finance.
REAL LISTING CASE STUDY
Wembury Street North, Manchester, M9 4HYA live £140,000 listing with 23 photographs, a floorplan and visible modernisation potential.
LIVE WHEN CAPTURED
CASE STUDY · STEP 1
Start with the property.
Then screen the numbers.
Pasting the live Rightmove link brings the listing evidence into BoaTenure first: asking price, address, tenure, stated condition, 23 photographs, floorplan and 76 m² floor area. A £20,000 works budget and £1,150 rent assumption then produce an 80/100 first-pass rental signal.
LISTING IMPORT
The asset stays visible.
Users can inspect the property and its condition without rebuilding the listing in a spreadsheet.
ORIGINAL FLOORPLAN
Layout evidence travels with the deal.
QUICK ANALYSER
Worth investigating further.
80/100 · 9.86% yield · £374/month pre-tax cash flow
The assumptions remain editable and the BRRR choice carries into full underwriting.
£140,000live asking price
£20,000modelled works budget
£190,000modelled after-works value
£1,150/momodelled rent
23 + planlisting images imported
CASE STUDY · STEP 2
Turn the signal into
a complete BRRR model.
The imported deal opens with bridging finance, refurbishment, a £190,000 modelled after-works value and refinance already connected. BoaTenure recalculates the cash left in, ongoing mortgage payment, after-tax cash flow, ROI and payback period against the real property.
LIVE
Full Deal Analyser
DECISION: What remains invested after refinance, and what does it earn?
This is where a headline yield becomes an inspectable investment case. Purchase costs, refurbishment, bridge costs, refinance and operating assumptions are visible rather than hidden behind the score.
£77,400 cash inTotal capital required before refinance
£39,900 left inCapital remaining after the modelled refinance
£186 monthly after taxBased on the selected assumptions and ownership view
Alternative strategy surfacedServiced accommodation is flagged for comparison, not silently substituted
Open Full Analyser ↗
CASE STUDY · STEPS 3 + 4
Test who owns it
and who funds it.
The model does not stop at property-level profit. It compares money retained under personal and company ownership, then models how capital, bridge costs and annual income are divided between joint-venture partners.
TAX AWARENESS
Personal or limited company?
DECISION: What reaches the investor after tax?
Section 24, income tax, corporation tax and dividend tax are shown side by side, with the running cost of a company called out before a recommendation is made.
JOINT VENTURE
Model the partnership, not just the asset.
DECISION: Is the return fair for each source of capital and work?
Contribution, profit split, investor tax bands, bridge repayment and preferred returns feed a transparent waterfall for each partner.
CASE STUDY · STEP 5
Now test whether
the location supports it.
M9 4HY unlocks local prices, yield, demand, transport, schools, risk, planning and heat-map views. The postcode evidence stays attached to the imported listing rather than living in a separate research document.
7connected views from postcode to decision
Market PulseTransport & SchoolsMarket IntelArea PricesLocation RiskPlanningHeat Map
M9 MARKET PULSE · LIVE DATA
Price movement, comparables and local yield.
DECISION: Does the £190,000 after-works value have local support?
The same deal displays 58 recent sales, a £166,250 local median, an 8.2% area yield and the evidence window behind the figures. Seven connected views carry the research beyond a single headline.
ACCESS & DEMAND
7/10 transport & schools
9/10 rental demand
EVIDENCE COVERAGE
255 nearby sales
District-level extension context
LOCATION RISK · LIVE
Risk, not guesswork.
DECISION: What could affect compliance, insurance or resale?
EPC, crime and flood evidence are translated into implications for compliance, insurance, mortgageability and resale rather than left as disconnected data points.
PLANNING INTELLIGENCE
Know what the location permits.
DECISION: Is the proposed value-creation strategy feasible here?
Conservation status, Article 4 directions and nearby planning activity help test whether an extension, conversion or HMO strategy is plausible before it enters the forecast.
CASE STUDY · STEP 6
Then ask what
could change the outcome.
BoaTenure monitors relevant government updates, filters them by strategy and property type, and surfaces the practical implication inside the analysis. The aim is not a news feed. It is earlier awareness of costs, compliance work and operating assumptions that may need to change.
DailyGOV.UK sync
Filteredby strategy and property
Appliedto costs, voids and compliance
CASE STUDY · STEP 7
Finally:
does it survive reality?
The base case is not the decision. BoaTenure tests what happens when the assumptions move and whether planned works genuinely improve the investment case.
SCENARIO MODELLING
See what breaks the deal.
DECISION: Does the deal remain acceptable when rates, rents, voids or growth move?
Compare best, base and worst cases, then test sensitivity, Monte Carlo ranges and year-by-year projections.
RENOVATION INTELLIGENCE · LAYOUT IDEAS
Turn a floorplan into options.
DECISION: Does the physical opportunity justify the cost?
The floorplan itself suggests a loft conversion or a more open ground floor, with a redesigned layout drawn to scale. It also flags what it cannot answer: real garden depth and boundaries, which is exactly what Plot & Land Size resolves below.
RENOVATION INTELLIGENCE, IN DETAIL
Two further tools feed the same refurb budget: a photo-based Condition Survey that reads what the property actually needs, and a satellite-measured Plot & Land Size check for whatever a floorplan cannot show.
CONDITION SURVEY · REAL PHOTOS
What the property needs, costed room by room.
DECISION: What does this property actually need before it is lettable or mortgageable?
Photos picked straight from the imported listing are read room by room. Every finding cites its source photo, a Property Reality Check corrects anything a photo cannot show, and each suggested work is costed and ready to apply to the refurb budget.
PLOT & LAND SIZE · SATELLITE-MEASURED
Real title boundaries answer the extension question.
DECISION: Is there room for a driveway or extension, and is it worth it?
HM Land Registry's own title boundaries sit under the map, so a traced extension produces a genuine square-metre figure. UK permitted development limits, a regional cost range and a value-uplift estimate appear together, ready to apply to the refurb budget.
THE OUTPUT
One decision that can be inspected and communicated.
The listing was live when captured; availability and portal details can change. The £20,000 works budget, £190,000 after-works value and £1,150 rent are modelling assumptions, not seller claims or a promise that the property should be purchased. BoaTenure keeps those assumptions separate from imported evidence so they can be challenged, shared and revised.
HOW THE INTELLIGENCE WORKS
Not a black box.
An evidence engine.
BoaTenure separates calculation, evidence and assistance so each can do the job it is best suited to, while showing the user where an answer came from.
The numbers remain reproducible.
Tax, finance, cash flow and strategy engines use visible inputs and consistent rules. AI does not invent the core financial result.
The assumptions meet the real world.
Official, open and commercial data supplies comparables, rent, EPC, planning, transport, schools, demographics, crime, flood and policy context.
Assistance arrives inside the decision.
The AI assistant can use live internal tools, understand the active deal and explain figures, risks and terminology in plain English.
The product teaches as it works.
Optional explanations, benchmarks and guided tours help less-experienced users understand both the output and the investment concept behind it.
Evidence includes
View source freshness and status ↗
HM Land Registry · EPC Open Data · ONS · GOV.UK · VOA/HMRC · Police.uk · Environment Agency · Planning Data · Companies House · Postcodes.io · NaPTAN · national schools data
PAGE-AWARE ASSISTANCE
Ask the page.
Not a generic chatbot.
Ask AI opens inside the working product and adapts to the screen in front of the user. The question starts with the current deal, search, calculation or report, so the answer can explain what the user is actually deciding.
REAL PRODUCT · LIVE CONTEXT
The assistant already knows where the conversation begins.
In this live BRRR calculator example, Ask AI identifies the active calculator and offers questions about the figures on screen. It can then explain the result, challenge an assumption or show which input is driving the outcome.
01The page registers its current context
→
02Ask AI receives the relevant inputs and outputs
→
03The answer returns to the decision in front of the user
When more evidence is needed: the assistant can use BoaTenure's internal tools for rent, local data, planning, council tax and related checks, rather than relying on a detached general answer.
Interrogate the active deal
Ask about strategy, cash required, refinance, cash flow, tax treatment and the assumptions behind the result.
Question the search or listing
Use the current buy box, search criteria or selected opportunity as the starting point for the conversation.
Explain what moves the outcome
Read the current inputs, computed results and stress tests, then identify the levers changing the answer.
Navigate the report
Discuss report status, confidence, priority findings and revised financial metrics without replacing legal advice.
Understand the wider pipeline
Work from saved deals, deal counts and pipeline stages to turn a collection of records into a clearer next action.
Keep works tied to the property
Use the linked property, active planning view and selected works totals when discussing scope and budget.
THE DIVISION OF LABOUR
BoaTenure calculates and sources. Ask AI explains and interrogates. The deterministic model remains the source of the financial result, evidence stays attributable, and the assistant remains decision support rather than financial, tax or legal advice.
DISCOVERY + DUE DILIGENCE
Find the right opportunity.
Then decide what it deserves.
Deal Feed turns property discovery into a repeatable acquisition workflow. It finds, filters and ranks potential matches before deeper analysis. ClauseCheck then becomes relevant when an auction opportunity carries a legal pack.
DiscoverDeal Feed
→
UnderwriteDeal Analyser
→
VerifyLocal + policy evidence
→
If auctionClauseCheck the legal pack
→
DecideProceed, renegotiate or reject
LIVE
A ranked watchlist,
01 / BEFORE ANALYSIS · DEAL FEED
A ranked watchlist,
not another property portal.
Set the investment criteria once. BoaTenure scans live opportunities from Rightmove, OnTheMarket and Auction House UK, applies the selected strategy and brings the strongest matches into one working feed.
What changes: the investor starts with opportunities that have already been screened for fit, rather than opening dozens of listings and rebuilding the same spreadsheet each time.
Build the buy box
Choose areas, radius, budget, bedrooms, property types and a BTL, BRRR, flip or HMO strategy.
Yield · cash flow · profit · ROIKeep the search running
Save the criteria as a watch for daily scans and email alerts, with source freshness visible in the feed.
New listings · reductions · availabilitySee why a match matters
Rank by deal score, price, recency, BMV or profit and inspect the signals behind each opportunity.
Yield · cash flow · stress · local compsMove without starting again
Open a Quick Verdict, launch the full analysis, add notes, dismiss noise or promote the listing to the pipeline.
One listing · one connected record
FROM SEARCH RESULT TO INVESTMENT DECISION
Every useful match has a next step.
Open Deal Feed ↗
Screen it quickly, model it fully, save it for follow-up or route an auction listing into ClauseCheck.
LIVE
02 / IF AUCTION · CLAUSECHECK
The financial case passes. Does the legal pack?
Wembury Street is a standard listing, so ClauseCheck is not part of that case study. For an auction opportunity, it is the conditional next gate: upload the legal pack and test whether title, lease, searches, special conditions or missing documents change the decision before bidding.
Cited findingsCost impactDeal fitActions
- Priority, attention and information findings
- Pack checklist and missing-document visibility
- Persistent report with PDF export
13 SPECIALIST CALCULATORS
Different strategy.
Different model.
A generic yield calculator cannot model every property strategy honestly. BoaTenure gives each structure the inputs, rules and decision metrics it actually needs, while keeping shared tax and finance logic consistent.
What will the transaction cost?
SDLT and Welsh LTT, including additional-property, company, first-time buyer and non-resident treatment.
Will the asset produce the required return?
BRRR, HMO, serviced accommodation, supported living and social housing models.
Where is the value being unlocked?
Short lease, title split, block of flats and commercial-to-residential structures.
Can the opportunity work without a standard purchase?
Rent-to-Rent, lease options and assisted-sale decision modelling.
COMMERCIAL ARCHITECTURE
Multiple routes
from use to revenue.
The model combines low-friction product discovery with recurring subscription value, transaction revenue and future integration opportunities.
Free product access
Unlimited Quick Analyser checks, three full analyses and three Ask AI questions each day let users experience repeat value before committing.
Build trust and product habitPro subscription
£19/monthor £180/year · 2 months free
The seven-day trial requires a card. Cancel before it ends to avoid a charge, or continue into unlimited full analyses, Ask AI, renovation and condition-survey usage, plus unlimited saved deals.
Introductory price, expected to rise as capability growsClauseCheck credits
One free account check, followed by £39 reports or £29 for Pro users.
Monetise high-value due diligenceAPI and partnerships
Tiered API access and embedded workflows create routes into professional and partner ecosystems.
Extend distribution and utility
EARLY-ADOPTER LOGIC
Charge for repeat value now. Learn before fixing the mature price.
The current Pro rate is deliberately labelled as introductory rather than permanent. Early paid use can validate which connected workflows create the strongest habit and willingness to pay, while leaving room for pricing to evolve as the product adds capability.
01Free proves the product
→
02Trial proves repeated use
→
03Early Pro tests paid demand
PARTNERSHIP MODELS
What a partner brings.
What a partner gains.
BoaTenure sits between finding a property and committing money. A partner can strengthen that journey with data, distribution or specialist services. BoaTenure makes that contribution useful at the moment the investor needs it.
The partnership case: combine a partner's reach or capability with BoaTenure's qualification, analysis and decision context.
PARTNER CONTRIBUTESData, audience or expertise
→
BOATENURE ADDSScreening and decision context
→
USER RECEIVESA clearer next action
→
PARTNER GAINSQualified, attributable demand
Make proprietary data actionable.
Valuation, lending, risk, planning or market data can appear inside the relevant property decision instead of sitting in a separate portal.
PARTNER BRINGSA trusted specialist dataset
VALUE CREATEDVisible use, attribution and a route to new customers
Add analysis to an existing audience.
Auction houses, sourcing businesses and investor communities can connect opportunities to a structured analysis and due-diligence journey.
PARTNER BRINGSListings, members or customer reach
VALUE CREATEDA stronger customer proposition and potential shared revenue
Arrive when the need is evidenced.
Brokers, solicitors, surveyors and refurbishment specialists can be introduced when the deal reveals a specific finance, legal or delivery requirement.
PARTNER BRINGSAdvice, capacity and fulfilment
VALUE CREATEDA higher-intent enquiry with useful deal context
Embed the intelligence layer.
Property, finance and workflow platforms can explore API integrations around enriched market data, analysis and evidence-backed reporting.
PARTNER BRINGSAn established product workflow
VALUE CREATEDMore capability without rebuilding the analysis stack
WHAT THIS COULD LOOK LIKE
PARTNERSHIP OPPORTUNITY
Open for the right strategic fit.
Book a product and partnership conversation ↗
These are partnership routes BoaTenure is open to exploring, not claims of existing integrations or commercial agreements.
WHO IT HELPS
One evidence base.
Different decisions.
Move beyond the spreadsheet
Understand the real cash, tax, location and downside position before committing capital.
Qualify and communicate consistently
Move from discovery to a structured, evidence-backed opportunity that a client can inspect.
Bring evidence into the conversation
Use visible assumptions, local intelligence and reports to support professional judgement, not replace it.
Connect to the decision journey
Integrate data, services or distribution into a platform spanning acquisition through due diligence.
IN DEVELOPMENT
Visible direction.
Honest status.
Live product · early commercial stage
The core platform is deployed. The immediate focus is commercial validation, distribution, strategic partnerships and disciplined product growth.
My Portfolio
Portfolio-level performance, mortgages, capital and investor records.
Commercial Analysis
A fuller commercial workflow building on existing rates and conversion intelligence.
Could BoaTenure fit
your investment or platform strategy?
Open the live web application directly or scan the code from a presentation, printed document or another screen.