What Goes in a Property Deal Pack? (Free Template)

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 full template. Every section an investor-ready pack needs, in order, with a checklist of exactly what belongs in each. Copy the structure into your own documents, or scroll to the end to see how to generate the whole thing automatically.

The deal pack template

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

Since the DMCC Act 2024, omitting material information from property marketing is automatically an unfair commercial practice, so this section is a legal duty as well as good salesmanship. Our deal sourcing compliance checklist covers what that means for sourcers.

3. Financial analysis, including every cost

The single most common deal pack failure is missing costs. Investors recalculate everything, 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 in England and Northern Ireland, LBTT in Scotland, LTT 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: minimum 3 sold and 3 rental

Evidence beats adjectives. Every claimed end value needs at least three sold comparables, and every claimed rent needs at least three rental comparables. For each comparable include:

• Address or street, and distance from the subject property
• Sold price and date (from Land Registry data), 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, typically around 10% of the works budget
• 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.The additional-dwelling surcharge is 5% in England and Northern Ireland, and Scotland and Wales have entirely different taxes. Getting this wrong can move a deal's ROI by several points.
• One comparable, or none. A single Rightmove screenshot is not evidence. Three sold and three rental comparables is the floor, not the 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 absolutely build this template in Word, Canva or PowerPoint, and plenty of sourcers do. The cost is time: an hour or three per pack, every stamp duty figure and ROI calculated by hand, for every deal.

Dealist generates all of this automatically. Add the property, run the analysis, and it produces an investor-ready, white-label PDF with the financials, jurisdiction-correct stamp duty, photos and your branding, plus 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.