Does validation decide whether a deal should proceed?
No. Validation highlights concerns, missing evidence and questions for the people already involved to consider.
Deal validation · live today
Seven checks. Every number sourced independently.
A single headline figure can hide a weak assumption. Each of the seven areas below is evidenced and stress-tested together, so the people already involved can see concerns, evidence gaps and the questions worth resolving.
Check 01
Acquisition costs & ROI
What it actually costs to get in, exact to the penny — SDLT, fees, bridging, refinance — and the return that comes out the other end once the expected-loss engine has priced the downside.
Deterministic finance engine · expected-loss model
Check 02
End value (GDV)
The post-works value, predicted by the machine-learning model on Land Registry evidence and our own refurbishment-outcomes dataset — not the sourcer’s estimate of what it will be worth.
HM Land Registry · UK HPI · refurbishment outcomes
Check 03
Burn rate & cash required
Minimum upfront cash, the cash that survives an overrun, monthly burn through the works, and what is left in the deal at refinance. A clear view of the deal’s cash position under its stated assumptions.
Deterministic cashflow model · finance terms
Check 04
Scope of works
Every line of the refurbishment checked for reasonability against regional labour and material benchmarks. Under-priced is flagged as loudly as over-priced.
ONS / ASHE indices · district labour zoning
Check 05
Rent & running costs
Achievable rent benchmarked against live local evidence — per room where the strategy is HMO — then management, insurance, maintenance, voids and compliance costed properly rather than as a haircut on gross.
Market rental dataset · LHA rates · district benchmarks
Check 06
Contracts
The contractor agreement audited against the scope it claims to deliver: does it reference the actual works, is payment milestone-based, is there a retention clause.
Document audit · scope cross-reference
Check 07
Stress testing
The assumptions are run together through six scenarios, each reporting its own £ impact and the resulting risk signal.
Stress suite · coverage analysis
The stress suite
Six ways this deal could go wrong, priced.
Every scenario is run against the full deal — not the headline number — and each reports its £ impact. The expected-loss engine then probability-weights the scenarios into a risk-adjusted profit signal, with the assumptions visible for review.
This type of downside analysis is unusual in everyday property workflows because it can make the headline number smaller and the reasoning visible. It is a decision aid, not a recommendation to proceed or not proceed.
Rent at the local lower quartile
Not your rent assumption — the rent the bottom quarter of comparable local stock actually achieves.
Extended void
The property sits empty well beyond the modelled letting period, with finance still running.
Mortgage rate +2%
A rate move on the exit product, tested against ICR and DSCR coverage rather than affordability alone.
Timeline overrun
The works run long. Bridging interest, insurance and holding costs keep accruing while nothing is let.
Works overspend
Contingency is consumed and the scope costs more than quoted — a material downside to examine.
Soft exit
The property refinances or sells below the modelled value, and the equity left in the deal is recalculated.
At a glance
How Vetta compares
Totwell Vetta
Manual / consultant
Generic proptech / AVM
Values the property after the works
Yes — refurbishment-outcomes dataset
By judgement
No — current condition only
Published accuracy
7.6% median error, held out
Not measured
Rarely disclosed
Weak segments disclosed
Published
n/a
Not disclosed
Scope-of-works audit
Benchmarked line by line
If the surveyor looks
None
Contract audit
Included
Solicitor, separately
None
Expected loss / risk-adjusted profit
On every deal
Rare
None
Independent of the analysis
Fee never moves with the risk signals reported
Usually
Yes, but limited scope
Turnaround
Under 30 minutes
1–5 days
Instant, surface-level
Cost
£190 per deal
£500–£2,000
Free–£50, data only
Helpful context
What a validation is — and is not
What can a validation flag?
It can surface inconsistent assumptions, missing documents, uncertainty in value, unsupported costs, contract concerns and downside scenarios that materially change the risk-adjusted analysis.
Great deals deserve independent evidence.
Run a real address through the model, see the working, and decide for yourself. Two quick checks are on us.
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