What Goes in a Property Deal Pack? A Section-by-Section Checklist

A property deal pack is the document a sourcer or deal packager sends to investors to present an opportunity: the property, the numbers, the evidence, and the terms. A good one answers every question an experienced investor would ask before they ask it. A weak one gets a polite "send me more details" and then silence.

This guide is the checklist: every section an investor-ready pack needs, in order, and what belongs in each. For the same nine sections on one page, with which ones Dealist builds from your analysis and a fictional example PDF, see the property deal pack template.

The checklist, section by section

1. Executive summary

One page, and genuinely one page. This is the only section some investors will read before deciding whether to continue.

• Property address and type (e.g. 3-bed mid-terrace)
• Strategy: flip, buy-to-let, BRR, HMO, or serviced accommodation
• Purchase price and estimated end value or achievable rent
• Headline returns: ROI, net yield or profit, and cash required
• Your sourcing fee, stated plainly
• Two or three sentences on why this deal works

2. Property details, photos, floorplan and EPC

• Full address, tenure (freehold or leasehold, with lease length, ground rent and service charge if leasehold)
• Bedrooms, bathrooms, floor area in square metres or square feet
• Current condition, honestly described, including known defects
• Recent photographs of every main room and the exterior, not just the flattering angles
• Floorplan, and proposed floorplan if the layout changes
• EPC rating, current and potential
• Council tax band and local authority

This section is a legal duty as well as good salesmanship. Under the Digital Markets, Competition and Consumers Act 2024, whose consumer rules have applied since 6 April 2025, leaving out information the average consumer needs to make an informed decision is a misleading omission (opens in a new tab), and a pack that sets out a property and its price must include, among other things, its main characteristics, the total price, who you are and anyone you act for, your business address and any business email address, unless it is already apparent from the context (section 230 (opens in a new tab)). The total price includes any fees the consumer will necessarily incur; whether your sourcing fee forms part of it is a question for a solicitor. The rules protect consumers, meaning individuals acting wholly or mainly outside their business; the CMA's guidance on unfair commercial practices (opens in a new tab) explains them. Our deal sourcing compliance checklist covers what that means for sourcers.

3. Financial analysis, including every cost

Missing costs undermine a deal pack. Investors can recalculate the numbers, and a pack whose numbers fall apart under scrutiny takes your credibility with it. Include:

• Purchase price and deposit or cash required
• Stamp duty, calculated with the additional-dwelling surcharge and the correct tax for the nation: SDLT (opens in a new tab) in England and Northern Ireland, LBTT (opens in a new tab) in Scotland, LTT (opens in a new tab) in Wales (check it with a stamp duty calculator)
• Legal fees, survey, and broker fees
• Refurbishment budget with contingency
• Financing costs: mortgage or bridging interest, arrangement fees
• Holding costs while the property is not producing income
• Your sourcing fee
• For rental strategies: expected rent, management, maintenance, insurance, voids, and the resulting net cashflow and yield
• ROI on the actual cash the investor puts in

4. Comparables: 3 sold and 3 rental as a suggested floor

Evidence beats adjectives. This checklist suggests at least three sold comparables for a claimed end value and at least three rental comparables for a claimed rent. That floor is our suggestion, not an official or legal requirement. For each comparable include:

• Address or street, and distance from the subject property
• Sold price and date (in England and Wales, from HM Land Registry price paid data (opens in a new tab)), or advertised rent
• Property type, bedrooms and condition relative to your deal
• A one-line note on why it supports your figure, especially where you have adjusted up or down

Comparables that are honest about differences ("sold £5k higher but has a larger garden") are more persuasive than a list of perfect-looking matches.

5. Refurbishment schedule

• Room-by-room or trade-by-trade breakdown of works
• Cost per line item, with the total matching the financial analysis
• Contingency, as a stated share of the works budget (our BRR walkthrough uses 10%)
• Who provided the estimate: builder quote, schedule of rates, or your own assessment
• Expected duration of the works

6. Risk assessment

Naming risks does not weaken a deal, it signals competence. Cover:

• Valuation risk: what happens if the end value comes in low
• Refurb risk: cost overruns, hidden defects, contractor delay
• Market risk: rate rises, local demand, void periods
• Deal-specific risks: lease issues, planning, licensing (e.g. HMO licensing)
• The mitigation for each, in one line

7. Exit strategy

• The primary exit: sell on completion of works, refinance and hold, or hold as-is
• The numbers for that exit, consistent with section 3
• One fallback: for example, if a flip does not sell at target price, does it work as a rental?

8. Project timeline

• Key dates: offer, exchange, completion
• Refurbishment start and finish
• Refinance or sale window
• When the investor sees money back, and in what form

9. Fees, terms and disclaimers

• Your sourcing fee, when it is payable, and what is refundable in which circumstances (see our guide to sourcing fees)
• What your service includes and excludes
• Your company details, redress scheme membership and ICO registration
• A disclaimer that figures are projections based on stated assumptions, not guarantees, and that investors should do their own due diligence

Quick reference: the nine sections

Common deal pack mistakes

• Missing stamp duty or using the wrong rate. In England and Northern Ireland the higher rates for additional dwellings (opens in a new tab) add 5% to every band. Scotland charges LBTT with an 8% Additional Dwelling Supplement (opens in a new tab), and Wales charges LTT at its own higher rates (opens in a new tab). Getting this wrong can move a deal's ROI by several points.
• One comparable, or none. A single Rightmove screenshot is not evidence. This checklist suggests three sold and three rental comparables as a floor, not a ceiling.
• No risks section. Experienced investors read its absence as either inexperience or concealment.
• Fee ambiguity. If the investor discovers the fee terms late, the trust you built in the first eight sections evaporates.
• Stale packs. Prices and rates move. Date the pack and refresh it if the deal is still circulating weeks later.

Build it once, or generate it every time

You can build these sections in Word, Canva or PowerPoint. The cost is time: every stamp duty figure and ROI calculated by hand, for every deal.

Dealist is deal packaging software for the UK, and it generates part of this from your analysis. Add the property, run the analysis, and it produces a PDF with the headline figures, the financial breakdown with jurisdiction-correct stamp duty and the exit routes, plus comparable sales, a risk assessment and an area report where that data has been fetched, laid out with your photos and, on paid plans, your branding. The pack names the area, never the street address. The condition, tenure, floorplan, refurbishment schedule, timeline and fee terms come from you. You also get a shareable link that shows you whether and how often it was opened. If you are comparing tools for the job, see our honest comparison of UK deal packaging software.