I
Proprietary UK property corpus.
Structured records spanning costs, comparables, compliance and conversion across millions of UK transactions and renovation projects, ingested continuously from platform usage.
Property XI · MMXXVI · London
The LLM master of UK property intelligence.
A vertically-integrated AI layer for residential property. Twenty-four specialised agents, trained on a proprietary UK corpus, replace the work of an entire property team, from sourcing and valuation to refurbishment, compliance and exit.
UK property professional services run on opaque pricing, slow turnarounds and judgment locked inside a few hundred firms. The data that makes property investment work costs, comparables, conversion, compliance, sits fragmented across millions of files no incumbent has ever assembled. Property XI is the intelligence layer. Twenty-four domain-trained agents. A proprietary corpus measured in millions of structured records. A platform that prices a deal in minutes, not months.
A successor to the professional-services modelSection I · The intelligence layer
What makes Property XI the LLM master of UK proptech.
We are building what the major property platforms cannot: a proprietary data corpus spanning the full lifecycle of UK residential investment. How investors score deals. What refurbishment actually costs, by postcode and trade. Which planning applications convert. What rents really achieve. How exits resolve. This is the data the industry runs on informally, and no one has structured at scale.
Each agent in the Property XI roster is trained against this corpus. A general-purpose LLM cannot price a sub-£500k refurbishment in W3 because the training data simply does not exist on the open web. Ours is built deliberately, ingested continuously, and grows more useful every quarter. The moat is not the model. It is what the model has read.
Our agents are not chatbots. They are constraint-aware reasoning systems with structured outputs that integrate with platform tools, costings flow into offer models, planning checks flow into deal scoring, compliance gaps trigger remediation tasks. The output is decisions, not transcripts.
II
Constraint-aware reasoning.
Each agent encodes UK-specific constraints: building regs, planning law, EPC ratings, HMO licensing, Section 24 tax, Renters' Rights, GDPR. Trained, not prompted.
III
Structured outputs, by default.
Schemas, not transcripts. Each output is typed, validated and routed, into pricing models, into offer engines, into compliance task graphs, into downstream agents.
IV
Architected for the edge.
Fine-tuned smaller models sit close to the user for sub-second response on the operations that matter most, with heavy reasoning escalating to frontier models on demand. Built, deployed and restorable.
Section II · The roster
Twenty-four agents.
One property team.
Each agent in the Property XI roster replaces a discrete professional role. Together they cover the full UK residential lifecycle, with commercial coverage in active rollout, from deal sourcing through exit, at a marginal cost approaching zero. Filter by priority tier.
Section III · The platform
One platform.
The full lifecycle.
From sourcing to exit, every operation in a UK residential deal cycles through the Property XI roster. Six stages. Twenty-four agents. One typed data graph connecting every output to the next.
Stage 01
Source
- Deal Sourcer
- Auction Analyst
1.5M+ data points tracking off-market and on-market opportunities annually across England.
Stage 02
Analyse
- Valuation Surveyor
- Building Surveyor
- Energy Assessor
300+ data points scored per property before an offer is modelled.
Stage 03
Plan
- Planning Consultant
- Interior Designer
- Negotiation Strategist
- Structural Feasibility
- Party Wall Surveyor
Pre-app risk scored in minutes against Article 4, GPDO and policy mapping.
Stage 04
Price
- Quantity Surveyor
- Mortgage Broker
- Estimator
47 UK trades benchmarked in the costs corpus, refreshed weekly.
Stage 05
Execute
- Project Manager
- CDM Coordinator
- Snagging Inspector
- Conveyancing Manager
- Procurement Manager
Programme variations, CDM duties and snagging tracked against schedule from first fix to handover.
Stage 06
Operate
- Letting Agent
- Facilities Manager
- Compliance Officer
- Tax Accountant
- Insurance Broker
- Portfolio Strategist
174 legislative obligations tracked across portfolio and tenancy state.
How a deal flows
A single data graph, six stages, twenty-four agents.
A property enters the graph as a postcode and a price. The sourcer scores it. The valuer triangulates comparables. The structural feasibility agent reads the listing photos. The QS prices a refurbishment specification line by line against the trades corpus.
Costings flow into the offer engine. Offer flows into the conveyancing manager. Planning checks flow into the project manager's gantt. Compliance gaps flow into remediation tasks. Every output is a typed input to the next agent. The decision arrives in hours, not weeks.
Section IV · Showcase
How the roster prices, plans and sequences a deal.
Four modelled UK residential cycles, each worked end to end by the agent roster. Numbers are rounded; methodology is consistent. Click to expand.
Property XI Ltd was incorporated 27 May 2026 and has no trading history. These are worked scenarios demonstrating how the roster reasons over a deal, not completed transactions, and no figure below describes a realised outcome.
Bristol · BS5 Victorian terrace, buy, refurbish, resell. £215k → £315k GDV +£47k uplift / 14 weeks
Model a probate listing in the BS5 corridor at a £230k asking price. The deal sourcer scores it against off-market signals; comparable analysis returns a post-refurb GDV band of £312–318k. The quantity surveyor agent returns a £39–44k refurbishment estimate against three trades-database benchmarks.
On those inputs the offer engine constructs at £215k. The building surveyor raises a chimney-removal compliance issue at survey stage rather than at first fix, which the model prices as a £6.8k retrofit avoided; the snagging inspector carries 23 defects to close-out from photo evidence before lender re-inspection.
The model returns a £315k revaluation at week 14, driven by the kitchen and bathroom specification the roster priced and sourced.
Deal numbers
| Purchase | £215,000 |
| Refurb budget | £42,000 |
| GDV | £315,000 |
| Net uplift | £47,000 |
| Cycle | 14 weeks |
| Strategy | BRR |
Agents engaged
- Deal Sourcer
- Valuation Surveyor
- Quantity Surveyor
- Building Surveyor
- Project Manager
- Snagging Inspector
Manchester · M14 Three-bed semi to six-bed licensed HMO. £285k + £68k works 11.3% gross yield
Model a three-bed semi in Fallowfield repositioned as a six-bed licensed HMO. The planning consultant resolves Article 4 status and licensing requirements ahead of conveyancing rather than after it, moving a check that conventionally adds eight weeks to the front of the sequence.
The compliance officer assembles LA1 documentation, fire safety scope and tenancy templates. The letting agent prices rooms at £510–550 per calendar month against comparables in the M14 corridor, which models to 11.3% gross yield against 6.1% for the same property as a standard single let.
The modelled cycle runs 19 weeks from acquisition to first tenant move-in, with annualised net cashflow of £24,600 after voids, management and compliance.
Deal numbers
| Purchase | £285,000 |
| Refurb + licensing | £68,000 |
| Monthly rent | £3,070 |
| Gross yield | 11.3% |
| Cycle | 19 weeks |
| Strategy | HMO |
Agents engaged
- Deal Sourcer
- Planning Consultant
- Compliance Officer
- Letting Agent
- Facilities Manager
- Quantity Surveyor
Birmingham · B12 Auction acquisition, light refurbishment, flip. £127k → £185k sale +£28k net / 11 weeks
Model a Sparkbrook three-bed mid-terrace listed at a £119k guide. The auction analyst returns a hammer ceiling of £135–145k eight days before sale; pre-auction valuation returns £180–190k GDV post-cosmetic refurbishment. The model bids to £127k.
The quantity surveyor prices the works at £22k against a £25k budget. The tax accountant structures the flip through an existing SPV to optimise corporation tax on the £58k gross uplift, recycling capital into the next acquisition inside the same trading year.
The model returns a £185k sale against a 28-day exchange, and £28k net after sourcing fees, SDLT, refurbishment, finance and exit costs.
Deal numbers
| Hammer price | £127,000 |
| Refurb | £22,000 |
| Sale price | £185,000 |
| Net profit | £28,000 |
| Cycle | 11 weeks |
| Strategy | Auction flip |
Agents engaged
- Auction Analyst
- Valuation Surveyor
- Quantity Surveyor
- Tax Accountant
- Conveyancing Manager
Sheffield · S2 Buy-refurbish-refinance, full capital out. £98k → £148k revaluation 100% capital recycled
Model a two-bed terrace sourced off-market by the sourcing agent at £98k. The mortgage broker returns a £73,500 buy-to-let remortgage at 75% LTV on a projected £148k revaluation, leaving an £18.5k residual position to be recovered through refurbishment uplift.
The quantity surveyor prices works at £24k against a £25k budget. The model tracks execution to £24,300 across 47 invoiced items, with the project manager surfacing two variations ahead of issue.
The model returns a £150k revaluation against the £148k target, extracting the original capital outlay for recycling into the next acquisition at week 22, with the letting agent pricing the re-let at £825 pcm.
Deal numbers
| Purchase | £98,000 |
| Refurb | £24,000 |
| Revaluation | £150,000 |
| Remortgage | £112,500 |
| Rental | £825 pcm |
| Strategy | BRR (capital out) |
Agents engaged
- Deal Sourcer
- Valuation Surveyor
- Mortgage Broker
- Quantity Surveyor
- Project Manager
- Letting Agent
Section V · The market
UK residential, at scale.
The numbers behind the thesis. Why a vertically-integrated AI intelligence layer belongs in this market, now.
0M
UK landlords across England, Wales and Scotland.
Buy-to-let owners
0M
Renovation projects annually in England alone.
Renovation volume / yr
£0k
Sub-£500k residential, the market the incumbents underserve.
Market focus
0
Specialised AI agents replacing professional roles.
Roster size
0
Legislative obligations tracked across portfolio and tenancy state.
Compliance surface
0
UK trades benchmarked in the proprietary costs corpus.
Trades benchmarked
Landlord and renovation-volume figures are published UK market statistics, not Property XI performance. Roster size, compliance surface and trades benchmarked describe the scope of the product as built.
Section VI · The wire
Why now.
Three conditions are converging. First, capable LLMs now handle structured reasoning over long, technical documents, the kind that planning law, valuation methodology and tax structuring actually require. Second, the regulatory burden on UK landlords has expanded faster than the small-developer toolkit has kept up: the Renters' Rights regime, EPC C-targets, MEES, the building safety regime, the Section 24 reset on financing. The compliance surface is now beyond reasonable manual management for a portfolio of even ten units.
Third, professional-services costs have outrun residential yields. A £215k Bristol terrace cannot economically support a £600 valuation, a £450 EPC, a £350 conveyance, a £1,200 surveyor and a 12% letting fee, all separately commissioned, all slowly delivered. The model was built when capital was cheap and yields were generous. Neither condition holds.
What replaces it is a single intelligence layer that prices and executes all of those functions in hours, at a marginal cost approaching zero. We are building it.
Section VII · The company
Built in London.
For UK residential.
Property XI Ltd is a UK-headquartered AI proptech company building a proprietary intelligence layer for residential property, with commercial coverage rolling out alongside. The platform is operated from London and serves UK investors, landlords and small developers, the segment the professional-services market has priced out.
We are a private company. We do not give regulated financial or legal advice. We structure, price and execute the operational work that surrounds an investment decision, and we leave the decision with the principal.
For partnership, capital introductions and press enquiries, write to hello@propertyxi.com.
Registered office
167–169 Great Portland Street
5th Floor, London
W1W 5PF
Section VIII · Early access
Request early access.
Property XI is rolling out to a controlled cohort of UK investors, landlords and developers through 2026. Tell us who you are and we'll route you to the right intake.
Received. We'll be in touch from hello@propertyxi.com within 5 working days.
Your name, email and role are stored by Property XI Ltd solely to assess and respond to this request. They are not sold, not shared with third parties, and not used to train any model. We contact you about early access only. Ask us to delete your record at any time and we will, by return. Property XI Ltd is the data controller under UK GDPR.
Or write directly to hello@propertyxi.com.
Section IX · FAQ
The questions we get most.
01 What is Property XI, exactly?
Property XI is a vertically-integrated AI intelligence layer for UK residential property, with commercial coverage rolling out alongside. It is twenty-four specialised agents, each trained against a proprietary corpus of UK property data, that together perform the operational work of an entire property team: sourcing, valuation, surveying, planning, quantity surveying, refurbishment management, lettings, compliance, tax structuring, and exit. It is delivered as a platform, not a service. The principal decides; the platform prices, structures and executes.
02 How do the AI agents actually work?
Each agent is a constraint-aware reasoning system: a domain-tuned model paired with structured tool access (cost databases, planning APIs, comparable evidence, financial models) and a typed output schema. Outputs are not free-text transcripts, they are validated objects (a costed schedule, a planning risk score, a tenancy compliance state) that route automatically into downstream agents. The agents compose. The platform orchestrates. The user receives a decision-ready output.
03 Where does the training data come from?
Three sources. First, public UK datasets we have ingested, structured and cross-referenced, Land Registry, EPC register, planning portals, Companies House, English Housing Survey, Bank of England rate series, ONS, HMRC. Second, proprietary partnerships that supply rebuilt comparables and trades benchmarks. Third, anonymised platform usage: every deal flowing through Property XI produces structured training signal for the next quarter's models. The platform is the acquisition channel; the data is the asset.
04 Are the agents giving regulated advice?
No. The agents do not give regulated financial, legal, tax or planning advice. Property XI is an operational intelligence platform. Where a decision crosses a regulated boundary, a Red Book valuation for lending, a planning submission, a tax return, conveyancing, the platform structures the work and connects to regulated practitioners who sign it off. Our agents reduce the cost and time of getting to that sign-off; they do not replace it.
05 What is the pricing model?
A monthly platform subscription, scaled to portfolio size and active deal count, with a small per-execution charge on agents that perform commissionable work (sourcing, valuation, costings). The total cost is targeted at 10–20% of the equivalent professional-services spend, with a substantial step-down at the portfolio level. Early-access pricing for the founding cohort is held flat for the first twelve months. Full schedule published at general availability.
06 When can I get access?
We are running a controlled rollout through 2026, in cohorts grouped by use case. The first wave is single-let investors and BRR strategies. Second wave: HMO conversions and small developers (3–10 units). Third: portfolio landlords and family offices. Request early access through the form above and we'll route you to the right intake. Cohort allocation is by use-case fit, not date of sign-up.
07 How is my data handled?
Property XI is a UK-incorporated data controller under UK GDPR. Personal data is processed only for the purpose you submit it for, early-access intake, then platform operation if you onboard. Aggregated and anonymised deal data may be used to improve our models; you can opt out without losing platform access. Sensitive financial detail is encrypted at rest and access-logged. A full written privacy statement is published before the first cohort onboards; until then, write to us and we will answer any specific question in writing.
08 Who is behind the company?
Property XI Ltd is a private UK company, registered office at 167–169 Great Portland Street, 5th Floor, London W1W 5PF, Companies House #17246258, incorporated 27 May 2026. The founding team draws from property development, quantitative finance and applied machine learning. We are operator-led, we have done the deals, paid the professional-services bills and watched the cycle times. Investor and partnership conversations: hello@propertyxi.com.