Flip properties — below market + room to add value
UK properties where the purchase + refurb is well below Gross Development Value. Projected profit after holding costs, SDLT, finance, and sales fees — shown before you offer.
Flip maths that still works in 2026
Flipping is maths, not hope. Your GDV minus purchase, refurb, stamp duty, finance, selling fees, and a 10% contingency needs to leave you a profit worth the risk. We do that maths on every UK listing where refurb is flagged and rank by projected net margin. Tight margins get filtered out. You only see deals where the numbers leave room to be wrong. Perfect for first-time flippers and seasoned developers alike.
Projected GDV per deal
After Repair Value from local refurbished comparables, not gut feel.
Refurb cost estimated
Light, medium, heavy refurb scenarios. Override with your builder's quote.
Holding costs baked in
Bridging, council tax, utilities, insurance for 6-9 months. Not a back-of-envelope calc.
Why investors use PropAI Deals
How it works
- 1Sign up and tell us your buying box in 60 seconds.
- 2We match you with every UK property that fits, scored by our AI.
- 3Run the numbers in our calculator and push strong deals to your pipeline.
- 4Make faster, better offers. Close more deals.
Frequently asked questions
What net margin should I target on a flip?
Aim for 20%+ net margin on GDV after all costs. 15% leaves too little room for the market to move. Under 10% and you are effectively working for free if anything goes wrong. Our calculator flags margins below 15%.
How do you calculate GDV?
Gross Development Value is based on recent sold prices for refurbished comparables in the same postcode, property type, and floor area. We weight by recency and distance. If there are not enough comparables, we flag the estimate as low-confidence.
Should I flip through a Ltd company?
Usually yes for repeat flippers. Profits are taxed at corporation tax (25%) versus up to 47% personally. SDLT is higher for limited companies (3% surcharge applies), so factor this in. One-off flippers sometimes use their personal CGT allowance + Private Residence Relief (if they lived there), but HMRC scrutinises this.
What are the biggest risks on a flip?
Over-paying for the purchase (fixed by our BMV scoring), under-budgeting the refurb (add 15-20% contingency), and market softening during your holding period (stress-test your GDV at minus 5%). Our calculator lets you model all three.
Only look at flips where the maths actually works
Projected net margin on every deal. 15%+ or we do not show it.
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