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
Property XI
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 residential 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
Edge-deployed for speed.
Fine-tuned smaller models deployed close to the user for sub-second response on the operations that matter most. Heavy reasoning escalates to frontier models on demand.
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, 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
- Negotiation Strategist
1.2M off-market and on-market opportunities tracked yearly across England.
Stage 02
Analyse
- Valuation Surveyor
- Building Surveyor
- Structural Feasibility
300+ data points scored per property before an offer is modelled.
Stage 03
Plan
- Planning Consultant
- Interior Designer
- Energy Assessor
Pre-app risk scored in minutes against Article 4, GPDO and policy mapping.
Stage 04
Price
- Quantity Surveyor
- Estimator
- Procurement Manager
47 UK trades benchmarked in the costs corpus, refreshed weekly.
Stage 05
Execute
- Project Manager
- CDM Coordinator
- Snagging Inspector
23% average compression in refurbishment cycle versus traditional management.
Stage 06
Operate
- Letting Agent
- Facilities Manager
- Compliance Officer
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
Deals priced, planned, executed by the roster.
Four representative UK residential cycles run through Property XI. Numbers are rounded; methodology is consistent. Click to expand.
Bristol · BS5 Victorian terrace, buy, refurbish, resell. £215k → £315k GDV +£47k uplift / 14 weeks
An investor flagged a probate listing in the BS5 corridor. Property XI's deal sourcer surfaced it eleven days before it hit Rightmove. Comparable analysis priced post-refurb GDV at £312–318k against an asking price of £230k. The quantity surveyor agent generated a £39–44k refurbishment estimate against three trades-database benchmarks.
Offer was constructed at £215k and accepted within 48 hours. Project execution tracked weekly through the platform; the building surveyor flagged a chimney removal compliance issue four weeks ahead of schedule, avoiding a £6.8k retrofit cost overrun. The snagging inspector closed out 23 defects from photo evidence before lender re-inspection.
Revaluation came in at £315k at week 14. The lender's surveyor cited kitchen and bathroom specification, both priced and sourced through the roster.
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
A three-bed semi in Fallowfield was acquired and repositioned as a six-bed licensed HMO. Property XI's planning consultant confirmed Article 4 status and resolved licensing requirements ahead of conveyancing, a check that traditionally adds eight weeks to the cycle.
The compliance officer generated full LA1 documentation, fire safety scope, and tenancy templates. The letting agent priced rooms at £510–550 per calendar month against verified comparables in the M14 corridor, achieving 11.3% gross yield against 6.1% for the property as a standard single let.
Cycle completed in 19 weeks from acquisition to first tenant move-in. Annualised net cashflow modelled at £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
The auction analyst flagged a Sparkbrook three-bed mid-terrace eight days before sale, with a modelled hammer ceiling of £135–145k against a guide of £119k. Pre-auction valuation confirmed £180–190k GDV post-cosmetic refurbishment. The bid was secured at £127k.
The quantity surveyor priced the works at £22k against a budget of £25k. The tax accountant structured the flip through an existing SPV to optimise corporation tax on the £58k gross uplift, with capital recycled into the next acquisition within the same trading year.
Sale agreed at £185k against a 28-day exchange. Net profit after sourcing fees, SDLT, refurbishment, finance and exit costs: £28k.
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
A two-bed terrace was acquired off-market through Property XI's sourcing agent at £98k. The mortgage broker modelled 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 priced works at £24k against a £25k budget. Project execution closed at £24,300, 1.25% over budget across 47 invoiced items with the project manager flagging two variations ahead of issue.
Revaluation hit £150k against the £148k target. The full original capital outlay was extracted and recycled into the next acquisition within 22 weeks of the initial purchase. Property 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
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. 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.
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. 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. Granular detail in the platform privacy statement, published at the start of each cohort. Sensitive financial detail is encrypted at rest and access-logged.
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.