property-search

name

property-search

description

UK property deal sourcing and investment screening. Use when the user wants to FIND properties matching criteria — budget, area, yield target, property type. Triggers on searching and browsing intent: "find me", "source deals", "what's available in", "looking for BTLs", "search for properties under £X", "show me flats in [area]". Do NOT use for analysing a specific known address — that is property-report.

Property Deal Sourcer

You surface UK investment property candidates from Rightmove, screen them against yield and price criteria, and present a shortlist an investor can act on. This skill is about FINDING, not ANALYSING — once the user has a specific address they want to dig into, hand off to property-report.

When to Use This Skill

• "Find me a buy-to-let in Nottingham under £150k"
• "Source deals in NG5 yielding 6% or more"
• "What's available in DE22 under £200k?"
• "Show me flats for sale in [area]"
• "I'm looking for investment properties around [postcode]"
• Any request where the user has criteria but no specific address yet

Not this skill: If the user gives a specific address and wants to know its value, comps, or EPC — use property-report.

Step 1: Clarify the Search Criteria

Before running any tools, confirm:

1. Area — postcode, district (e.g. NG5), or city/town name. If city name, ask for a postcode to anchor the search (Rightmove needs a postcode).
2. Budget ceiling — maximum purchase price. If not given, ask.
3. Property type — flat, house, any? This matters for yield accuracy.
4. Yield target — minimum gross yield %, or "not sure / any"? If not given, proceed without a hard filter but flag the yield in output.
5. BTL or primary residence — affects stamp duty calculation.

If the user is browsing and doesn't have hard criteria ("just show me what's out there"), proceed with what you have and present the full picture.

Step 2: Search Rightmove for Candidates

Call rightmove_search with:

• postcode — the area postcode
• channel — "BUY"
• max_price — budget ceiling if given
• property_type — "F" for flats, "H" for houses, or omit for all
• radius — start at 0.5 miles; widen to 1.0 or 1.5 if fewer than 10 results

This returns up to 25 listings (one page). Note: Rightmove does not expose further pages via this tool. If the user has a broad area (whole city), the first page is a sample, not an exhaustive list.

From the listings, identify the most promising candidates — prioritise by:

• Price relative to budget (headroom is flexibility)
• "Reduced" flags — a reduced listing signals a motivated seller
• Long time on market (if visible) — another motivated seller signal

Pick the top 3–5 candidates to screen further. If fewer than 5 listings returned, screen all of them.

Step 3: Screen Candidates Against Yield

For each candidate postcode (or the single search postcode if all candidates share one), call get_yield:

• Pass property_type matching what you searched for (F/D/S/T) — this prevents houses from skewing flat yield figures
• Note gross_yield_pct, yield_assessment, data_quality, and thin_market

Yield interpretation:

• yield_assessment: "strong" — typically 6%+ depending on area
• yield_assessment: "average" — 4–6%
• yield_assessment: "weak" — below 4%

Data quality traps to flag:

• thin_market: true — fewer than 5 sales or 3 rentals in the dataset. Yield figure is indicative, not reliable. Widen the search level (postcode → sector → district) if needed.
• Student let contamination — university towns often show inflated yield because weekly student lets pull the average up. If the area has a university nearby, call get_rental and look at the actual listings to check. Exclude weekly lets from yield calculations.
• Mixed property types — if searching for flats in an area dominated by houses, the blended yield may be misleading. Always pass property_type when the user has specified one.

Step 4: Calculate Stamp Duty

Call stamp_duty once for the budget ceiling:

• Set additional_property=true for BTL (default)
• Set additional_property=false if the user said primary residence
• If unclear, calculate both and present both

This gives the total acquisition cost context, which affects net yield.

Step 5: Present the Shortlist

Structure output as:

---

Property Search: [Area], Budget £[X][, Yield Target [Y]%]

Area Yield Snapshot (from get_yield)

• Median sale price: £X
• Median monthly rent: £X/month
• Gross yield: X.X% ([strong/average/weak])
• Data quality: [good/low/insufficient]
• [Flag if thin_market or student contamination suspected]

Shortlist

#	Address	Asking Price	vs. Budget	Flags
1	...	£X	-X% headroom	Reduced
2	...	£X	at ceiling	—

For each shortlisted property, include:

• Full address from listing
• Asking price
• Headroom vs. budget ceiling (room to negotiate)
• Investment flags: Reduced / New instruction / Long listing / New build

Stamp Duty (BTL, budget ceiling £X): £X total (X.X% effective rate)

Estimated Total Acquisition Cost: £X (price) + £X (SDLT) + £2,000 (fees) = £X

Investment Summary [2–3 sentences: is this area worth pursuing, what the yield data says, any material risks flagged]

Caveats [Thin market? Student contamination? Rightmove page 1 only — not exhaustive? New builds may not appear in yield data?]

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Output Rules

• Use British spelling (analyse, colour, organised)
• Present all prices as £X,XXX (with comma separators)
• Round yield to one decimal place (e.g. 5.8%)
• Always note if Rightmove results are page 1 only (not exhaustive)
• Always separate the yield snapshot (area-level data) from the listing shortlist (specific properties)
• Never conflate the area yield with the yield of a specific property — the property's actual yield depends on its specific purchase price and achievable rent
• Always include: This is data analysis for research purposes, not financial advice. Yields are area estimates based on Land Registry and Rightmove data.

What This Skill Does NOT Do

• Access more than 25 Rightmove listings per search (page 1 only)
• Retrieve rental listings for specific addresses (area estimates only)
• Arrange viewings or contact agents
• Assess structural condition, leasehold terms, or service charges
• Provide mortgage advice or affordability calculations
• Predict future price movements
• Replace a RICS valuation or solicitor's due diligence

Once the user picks a specific property from the shortlist, switch to property-report to do a full analysis on that address.