The property development
finance marketplace.
Quarter the fees. 20x faster.
Lender-ready credit papers matched to 50+ specialist lenders in minutes. Only 0.5% Assesr Fee on drawdown — a quarter of the traditional placement fee.
Upload your documents and fill out the form
AI builds a standardised institutional-grade credit paper in 60 seconds
AI matches you to the best lenders for your specific deal
Upload your documents and fill out the form
AI builds a standardised institutional-grade credit paper in 60 seconds
AI matches you to the best lenders for your specific deal
How it works
From deal pack to funded,
in three steps.
Upload your documents and fill out the form
10-step guided intake with a 24/7 AI assistant that knows your deal inside out. Stuck on a field? Ask the assistant — it explains jargon, tells you what's missing, and guides you through every step.
Step 01 of 10
The scheme
Basic information about the development
Scheme name
14 Kingsgate Terrace
Address
14 Kingsgate Terrace, London NW1 8XA
Scheme type
Residential conversion
Asset class
Flats
Currency
GBP (£)
Summary
9-unit residential conversion of a former Victorian school building in NW1. Full planning consent granted.
Region
London — NW1
Local authority
Camden
Area intelligence (auto)
Region and local authority auto-detected from postcode via ONS data
Borrower type
SPV (Special Purpose Vehicle)
SPV name
Kingsgate Developments Ltd
Sponsor name
James Patterson
Key principals
James Patterson (Director), Sarah Patterson (Director)
Track record
12 schemes completed, £38M GDV delivered
Credit history
No adverse — clean across both principals
Nationality
United Kingdom
Country of residence
United Kingdom
Documents
Companies House (auto)
Companies House verified: 12 schemes, £38M GDV, no adverse filings
KYC: passport and proof of address verified for both principals
Loan type
Senior development finance
Loan amount
£3,200,000
Months to build
14
Months to sale
4
Term (total)
18 months
Preferred drawdown
Monthly in arrears
LTC (calculated)
65%
LTGDV (calculated)
55%
Validation
LTC and LTGDV auto-calculated from loan amount, build cost, and GDV
Term = build period (14mo) + sales period (4mo)
Site area
0.18 acres
Tenure
Freehold
Purchase price
£1,050,000
Acquisition date
June 2019
Stamp duty
£41,000
Current use
Former Victorian school building
Existing buildings
Yes — single building
Title documents
Uploaded
Documents
Land Registry (auto)
Title parsed: freehold, no restrictive covenants, no easements
Stamp duty auto-calculated based on purchase price and rates
Planning status
Full consent granted
Reference
2024/4821/FUL
Consent date
12 March 2025
Outstanding conditions
0 pre-commencement, 5 post
CIL amount
£142,000
Mayoral CIL
£18,400
S106
None
Party wall status
Notices served — awaiting response
Documents
Agreements & assessments (auto-parsed)
All 8 conditions parsed from 47-page consent PDF
3 pre-commencement conditions — all discharged
CIL calculated at £142k based on floor area and Camden rates
Party wall notices served — flagged for monitoring
GIA (ft²)
8,200
NIA (ft²)
7,380
Unit count
9 residential
Build cost (£/ft²)
£215
Total build cost
£1,763,000
Contingency
10% (£176,300)
Consultant fees
11% (£193,930)
Procurement
Single-stage tender — JCT D&B
Documents
Contractor & programme (auto)
Build cost £215/ft² verified against QS cost plan
Programme: 50 weeks across 6 phases (site setup → external works)
Contractor checked via Companies House: 8yr trading, £12M turnover
Sale price (£/ft²)
£707
GDV
£5,800,000
Valuation status
RICS Red Book — completed
Valuer
Knight Frank
Comparable evidence
14 transactions in NW1 (12mo)
Exit strategy
Individual unit sales
BTL fallback
Viable — 5.2% yield, ICR 142%
Local demand
Strong — 2.4 units/mo absorption
Documents
Comparable transactions (Land Registry)
GDV benchmarks within 4% of Land Registry comps
BTL refinance modelled as fallback: yield 5.2%, ICR 142%
Sales agent
1.5%
Legal (conveyancing)
0.5%
Senior debt legal
0.75%
Insurance
1.0%
Structural warranty
1.5%
Interest rate
9.0% p.a. (rolled up)
Arrangement fee
1.0%
Exit fee
1.0%
Validation
All fees entered as percentages — amounts auto-calculated
Finance costs modelled at 9% rolled up over 18-month term
Cash equity
£1,400,000
Land equity
£1,050,000
Sweat equity type
Planning uplift
Planning costs spent
£85,000
Years owned
7 years (purchased 2019)
Original purchase price
£1,050,000
NAV
£2,400,000
Other properties
2 BTL assets (unencumbered)
Balance sheet summary (auto)
Validation
Equity position confirmed: 26% skin in the game
NAV stress-tested against 30% cost overrun — still 1.4× covered
Balance sheet assets verified across property, cash, and investments
Intake completion
100% — all sections filled
Documents uploaded
8 of 8
Documents extracted
8 of 8
Missing fields
0
Validation warnings
0
KYC status
Complete — both principals verified
Estimated matches
8–12 lenders
Fee agreement
Ready to sign (0.5%)
Validation
All required fields complete. 8 documents extracted. Ready to generate.
Estimated 8-12 lender matches based on scheme profile
What Assesr does with this — The scheme
You entered an address. Assesr looked up the postcode via ONS, identified the region as NW1 London, matched the local authority to Camden, and pulled area intelligence — average house prices, price growth, transport links, deprivation index. A lender reading your credit paper will see exactly where this scheme sits in the market, verified by data, not described by you.
What Assesr does with this — The borrower
You uploaded a sponsor CV and passport. Assesr cross-referenced the company against Companies House — confirmed active status, no adverse filings, 12 completed schemes. KYC verified both principals: passport matched, proof of address confirmed, credit history clean. The lender gets a verified borrower profile, not a self-declared CV they have to fact-check.
What Assesr does with this — The ask
You entered your loan amount and build timeline. Assesr calculated LTC at 65% and LTGDV at 55% — both within lender thresholds. The term auto-calculated from your 14-month build period plus 4-month sales window. Every ratio a credit committee checks is computed and validated before you submit.
What Assesr does with this — The site
You uploaded title deeds. Assesr parsed the document, confirmed absolute freehold tenure, checked for restrictive covenants and easements (none found), pulled the last sale from Land Registry (2019, £1,050,000), and calculated stamp duty automatically. Flood risk checked via the Environment Agency. The lender sees a clean, verified site profile.
What Assesr does with this — Planning
You uploaded a 47-page planning consent PDF. Assesr read every page — extracted all 8 conditions, separated pre-commencement from post-commencement, calculated CIL at £142k from Camden rates plus Mayoral CIL at £18.4k, and checked the status of every related agreement: party wall, rights of light, access, drainage, contamination, ecology. The lender sees the full planning position in 10 seconds.
What Assesr does with this — The build
You uploaded a QS report and build programme. Assesr extracted the GIA (8,200 ft²), NIA (7,380 ft²), calculated build cost at £215/ft², and broke the programme into 6 phases totalling 50 weeks. Contractor verified via Companies House: 8 years trading, £12M turnover, 2.3× the contract value. QS appointed — confirmed. The lender sees verified numbers, not contractor claims.
What Assesr does with this — GDV & exit
You entered your sale price per ft² and exit strategy. Assesr pulled 14 comparable transactions from Land Registry to validate the GDV — your proposed £707/ft² benchmarks within 4% of the median. BTL refinance modelled as a fallback: yield 5.2%, ICR 142%, comfortably above the 125% threshold. The lender sees a primary exit with evidence and a credible Plan B.
What Assesr does with this — Fees & finance
You entered fee percentages — sales agent, legal, insurance, structural warranty. Assesr converted each percentage to an amount based on your scheme values, modelled interest costs at 9% rolled up over 18 months, and included arrangement and exit fees. Every cost category feeds into the total development cost and appraisal automatically. No spreadsheet required.
What Assesr does with this — Equity & loan security
You entered your equity sources — cash, land, planning uplift. Assesr stacked them against total development cost: 26% skin in the game, above the 15% minimum. NAV of £2.4M provides 2.1× coverage, stress-tested against a 30% cost overrun — still 1.4× covered. Balance sheet verified across property, cash, and investments. The lender sees proof of financial strength, not a declaration.
What Assesr does with this — Review & generate
Every field complete. Every document extracted. Every validation passed. KYC verified for both principals. Assesr estimates 8-12 lender matches based on your scheme profile. One click generates your institutional-grade credit paper and submits it to matched lenders. You pay nothing until the deal draws down.
35 fields. That's all that's required.
147+ optional fields make your credit paper stronger — but you can submit with just the essentials.
AI builds a standardised institutional-grade credit paper in 60 seconds
Click through each section below to see the data sources, key findings, and exactly what appears in your credit paper.
Section 01 of 13
Executive summary
Risk grade
Built from
Key findings
Risk grade
B+
LTGDV
62%
Sponsor
12 schemes
9-unit residential scheme in NW1 by an experienced sponsor (12 schemes, £38m GDV delivered). Full planning consent granted March 2025 with two pre-commencement conditions outstanding. GDV of £8.4m benchmarks within 4% of comparable Land Registry transactions. Senior loan request of £5.2m at 62% LTGDV. JCT Design & Build contract with appointed contractor (8-year track record, £12m annual turnover). Recommend party wall awards be progressed before drawdown.
Built from
Key findings
LTC
78%
Peak debt
£5.2M
NAV
1.8×
LTGDV
62%
LTC
78%
Profit / cost
21.4%
Peak debt
£5.2m
Loan ask
£5.2m
Term
18 months
Build period
14 months
NAV cover
1.8x
Built from
Key findings
Schemes
12 completed
GDV delivered
£38M
Adverse
None
12
Schemes delivered
£38m
Total GDV
100%
On-time delivery
Experienced sponsor with 15 years in residential development. NAV of £2.4m provides 1.8x coverage of minimum equity. Clean credit across both principals. Contractor turnover £12m — 2.3x the contract value.
Built from
Key findings
Planning
Granted
Conditions
8 (3 pre)
CIL
£42k
Planning
Full consent
Conditions
2 outstanding
CIL
£142,000
Party wall
Notices served
Full planning consent granted 12 March 2025. Construction management plan submitted, awaiting approval. Party wall notices served to No. 3 — awaiting response. Rights of light assessment complete — no infringement.
Built from
Key findings
Avg £/ft²
£845
12mo trend
+3.2%
Absorption
2.4/mo
Median £/ft²
£845
12-month trend
+3.2%
New-build absorption
2.4 units/mo
Rental yield (fallback)
5.2%
NW1 residential market remains liquid with 14 transactions in the last 12 months within 0.5 miles. Median £/ft² of £845 supports the proposed £842/ft² (within 0.4%). New-build absorption rate of 2.4 units per month suggests a 3–4 month sales period for 9 units. Rental fallback yield of 5.2% provides viable BTL refinance route if sales market softens.
Built from
Key findings
Comps found
14
Median £/ft²
£845
GDV variance
+0.4%
| Address | Price | £/ft² | Date |
|---|---|---|---|
| 12 Kingsgate Terrace, NW1 | £925,000 | £856 | Jan 2026 |
| 8 Belmont Street, NW1 | £1,050,000 | £872 | Nov 2025 |
| The Wharf, Mill Lane, NW1 | £780,000 | £831 | Feb 2026 |
| 34 Oval Road, NW1 | £695,000 | £818 | Dec 2025 |
| 2 Gloucester Ave, NW1 | £1,120,000 | £849 | Mar 2026 |
Average £/ft²: £845 · Proposed: £842/ft² · Variance: +0.4%
Built from
Key findings
Build £/ft²
£215
Programme
14 months
Contractor
8yr track
Total: 50 weeks · Build cost £215/ft² — upper end of local range, supported by QS cost plan and fixed-price JCT D&B contract.
Built from
Key findings
Equity
£1.8M (26%)
Senior debt
£5.2M
Day-one LTV
71%
Built from
Key findings
Sales period
3–4 months
Rental yield
5.2%
ICR
142%
Primary exit
Individual sales
Sales period
3–4 months
Fallback
BTL refinance
ICR (fallback)
142%
Primary: Individual unit sales
9 units at average £933k. NW1 absorption rate supports 2–3 sales/month. Full exit within 4 months of practical completion.
Fallback: BTL refinance
Gross rental yield 5.2% · ICR 142% (above 125% threshold) · Refinance at 75% LTV covers senior debt. Viable if sales market softens.
Built from
Key findings
GDV −10%
Survives
Costs +10%
Survives
Combined
Marginal
GDV falls 10%
Profit drops to 11.2%
Deal remains viable — LTV rises to 69%
Build cost rises 10%
Profit drops to 14.8%
Covered by 10% contingency. Equity gap of £83k if exceeded
6-month delay
+£48k rolled-up interest
NAV absorbs. Sale period provides buffer
Combined: GDV -5% + cost +5%
Profit drops to 12.1%
Stressed but viable. No equity shortfall
Built from
Key findings
Key risk
Party wall
Risks flagged
4
Mitigants
4 of 4
Party wall awards outstanding
Mitigant: Surveyor appointed. Recommend completion as CP to first drawdown. 2-month contingency.
Build cost above local median
Mitigant: Supported by QS cost plan. Fixed-price JCT D&B. 10% contingency in place.
Single exit route
Mitigant: BTL refinance viable as fallback — rental yield 5.2%, ICR 142%.
CIL payment of £142k
Mitigant: Payable in instalments. Cash flow modelled. No drawdown impact.
Built from
Key findings
Conditions
8 terms
CPs
3 pre-draw
Monitoring
QS certified
Party wall awards to be completed as a condition precedent to first drawdown
QS-certified interim valuations required at each drawdown stage
10% retention on final two units until practical completion certificate issued
Building control sign-off required before release of final tranche
Professional team (architect, QS, contractor) to remain appointed throughout — any change requires lender consent
CIL payments to be made from borrower equity, not loan proceeds
Monthly progress reports with photographic evidence submitted to monitoring surveyor
Insurance cover to be maintained at full reinstatement value throughout build period
Built from
Key findings
Questions
4 flagged
Priority
2 high
Status
For discussion
Sweat equity of £350k (planning uplift) — is the valuation basis supportable given current market conditions?
Party wall resolution timeline — should first drawdown be conditional on full award completion, or is notice-served sufficient?
Single exit route (individual sales) — should the facility require a BTL refinance covenant as a backstop?
Build cost at £215/ft² sits at the upper end of the local range — is the 10% contingency adequate given current material cost inflation?
How Assesr built this — Executive summary
You uploaded 6 documents and filled in your intake. Assesr read every datapoint — your sponsor's track record from Companies House, your GDV from Land Registry comps, your build cost from the QS report, your planning conditions from the consent PDF. Then it wrote the 60-second committee pitch a senior underwriter would write, assigned a risk grade with reasoning, and flagged the one thing that needs resolving before drawdown. In 3 minutes.
How Assesr built this — Deal at a glance
You entered your loan amount, build cost, and GDV. Assesr calculated every ratio a lender checks — LTGDV, LTC, profit on cost, peak debt, NAV coverage, IRR — and laid them out in the format credit committees expect. No spreadsheet. No manual appraisal. Change a number in your intake and every ratio updates instantly.
How Assesr built this — Sponsor assessment
You uploaded a sponsor CV. Assesr cross-referenced it against Companies House filings — confirmed 12 completed schemes, £38M GDV delivered, 100% on-time. Ran credit checks on both directors: clean. Stress-tested the sponsor's net worth against a 30% cost overrun: still 1.8× covered. The lender sees verified numbers, not a CV they have to fact-check themselves.
How Assesr built this — Site & planning
You uploaded a 47-page planning consent PDF. Assesr read every page, extracted all 8 conditions, separated pre-commencement from post-commencement (lenders need this — you can't draw down until pre-commencement conditions are cleared), calculated your CIL at £142,000, and flagged that party wall notices have been served but not yet resolved. The lender sees the planning position in 10 seconds instead of reading 47 pages.
How Assesr built this — Market analysis
Your valuation says £8.4M GDV. Is that realistic? Assesr analysed the NW1 residential market — transaction volumes, price trends over the last 12 months, absorption rates for new-build flats, and rental yields as a fallback benchmark. The lender sees a data-driven market view, not a paragraph copied from an estate agent's brochure.
How Assesr built this — Comparable sales evidence
Assesr pulled 14 transactions from Land Registry within 0.5 miles of your site, filtered to the last 12 months, and ranked the 5 most comparable by property type, size, and proximity. Each comp shows the verified sale price, £/ft², and date — not asking prices, not Rightmove estimates, not your agent's opinion. Your proposed £842/ft² sits within 0.4% of the median. That's the kind of evidence that makes a credit committee comfortable.
How Assesr built this — Construction analysis
Your QS report says £215/ft² build cost. Your contractor says 14 months. Assesr verified both — £215/ft² is at the upper end of the local range but supported by the fixed-price JCT D&B contract. The programme is broken down phase by phase so the lender can see exactly where the time goes. Contractor checked via Companies House: 8 years trading, £12M turnover, no defaults.
How Assesr built this — Capital stack
You told Assesr your equity is a mix of cash (£1.4M), land value (£1.05M), and planning uplift (£350k). Assesr stacked it against the senior debt, calculated day-one LTV at 71%, and confirmed the borrower has 26% skin in the game. The lender sees exactly where every pound comes from — no ambiguity about the equity position.
How Assesr built this — Exit strategy
You said you plan to sell the 9 units individually. Assesr checked: at £842/ft² and current absorption rates in NW1, 9 units should sell in 3–4 months. But what if the market slows? Assesr modelled a BTL refinance fallback — rental yield of 5.2%, ICR of 142%, comfortably above the 125% threshold. The lender sees a primary exit with evidence and a credible Plan B. That's what separates an approval from a 'come back when you've sold two.'
How Assesr built this — Sensitivities
Your QS report said £215/ft². Your valuation said £8.4M GDV. Assesr asked: what if GDV drops 10%? Profit falls to 11.2% but the deal survives. What if costs rise 10%? Covered by contingency. 6-month delay? NAV absorbs it. Even the worst-case combined stress keeps profit above 12%. The lender sees proof that the deal doesn't break under pressure — that's what gets it approved.
How Assesr built this — Risks & mitigants
Assesr read every section it just wrote and identified the 4 things most likely to stop this deal. Party wall outstanding? Flagged as high risk with a specific fix: complete as a condition precedent to first drawdown. Build cost above median? Mitigated by the fixed-price contract and 10% contingency. Each risk has an actionable solution a credit committee would actually accept — not generic boilerplate.
How Assesr built this — Recommended terms
Assesr read every risk it flagged, every condition in the planning consent, every gap in the documentation — and turned them into specific, actionable loan conditions a credit committee can approve as-is. Party wall resolution before first drawdown. QS-certified valuations at each draw stage. Retention on final units. These aren't generic terms copied from a template — they're tailored to this deal's specific risk profile.
How Assesr built this — Questions for committee
Every credit paper has loose ends — things a senior underwriter would want discussed before signing off. Assesr flags them explicitly so the committee doesn't have to hunt. Is the borrower's £350k planning uplift supportable? Should the party wall risk trigger a higher retention? Does the single-exit reliance on individual sales warrant a BTL refinance covenant? These are the questions that get deals approved faster — because the committee sees you've already thought about them.
AI matches you to the best lenders for your specific deal
Click through each view below — pipeline, deal review, terms comparison, AI reasoning, and deal acceptance.
Deal timeline
3
Shortlisted
1
Info requested
2
Declined
Lender notes
Strong sponsor track record. Happy with planning position. Requesting party wall update before terms.
Good scheme in a liquid market. Build cost at upper end but supported by QS. Will issue terms this week.
Outside our current appetite for NW London conversions. No issue with the deal quality.
Ranked by mandate fit
96%
Fit
1.8h
Avg speed
6%
Rejection
42
Completions
18 similar
Similar deals
92%
Fit
3.1h
Avg speed
12%
Rejection
31
Completions
9 similar
Similar deals
88%
Fit
6h
Avg speed
18%
Rejection
14
Completions
5 similar
Similar deals
81%
Fit
12h
Avg speed
24%
Rejection
8
Completions
2 similar
Similar deals
Lender questions about your deal
Can you confirm the party wall surveyor has been appointed? We'd like this resolved before first drawdown.
Your response
Surveyor appointed last week. Award expected within 4-6 weeks. Added as CP to first drawdown.
Please upload the latest QS cost plan reflecting the revised programme. The version on file is dated November 2025.
Can you provide bank statements showing the £1.4M cash equity position? Last 3 months preferred.
Your response
Bank statements uploaded — see documents tab. Shows £1.6M available across two accounts.
Compare offers side by side
Specialist Fund A
Elite · 42 deals
Development Bank B
Preferred · 31 deals
Why each lender matches your deal
Funded 18 residential conversions in NW London in the last 24 months, all between £2–5M. Your 9-unit scheme at £3.2M is squarely in their sweet spot. Typically responds within 2 hours. Grade A deals: 94% shortlist rate.
Completed 31 residential schemes via this platform. Offers the lowest rates for experienced sponsors with full planning. Your 15-year track record and discharged pre-commencement conditions are exactly what they look for.
We're happy to proceed to formal terms. Just need the updated QS cost plan and party wall appointment letter before we can finalise.
2h ago
QS cost plan uploaded. Party wall appointment letter attached — surveyor started last Monday.
1h ago
Both received. Formal terms will be issued by end of day Friday. Anything else you need from our side?
45m ago
Contact details automatically redacted. Communication stays on-platform until deal completion.
How this works — Deal timeline
You submitted your deal. Within hours, 8 lenders saw your credit paper. Three shortlisted it, one asked for more info, two passed — and you know exactly why, because every lender leaves anonymous feedback. No chasing. No wondering. You see every response as it happens, with the reason behind it.
How this works — Matched lenders
Every lender on the platform is scored by how well they fit your deal — geography, loan size, scheme type, track record preference. You see their response speed, rejection rate, and how many similar schemes they've funded. No guesswork about who to approach. The best-fit lenders see your deal first.
How this works — Info requests
Lenders ask questions through structured info requests — not email chains you lose track of. Each request has a category, a subject line, and a status you can track: pending, responded, or resolved. You answer once, on-platform, and the lender gets notified instantly. No duplicated effort, no lost context.
How this works — Terms received
When a lender is ready, they submit terms directly on-platform — indicative or formal. You see every offer side by side: interest rate, arrangement fee, exit fee, LTC, term, PG requirements. Each card shows the lender's track record so you can judge reliability alongside price. Accept or decline with one click.
How this works — AI match reasoning
For every matched lender, Assesr writes a plain-English explanation of why they fit your deal. Not a score in a black box — a paragraph you can read and verify. Loan size, region, scheme type, track record preference, historical shortlist rate. You see exactly why Specialist Fund A is ranked #1 and Bridge Fund D is ranked #4.
How this works — Messages
Once a lender shortlists your deal, you can message them directly on-platform. Contact details are automatically redacted so communication stays structured until the deal completes. No lost email threads, no confusion about which lender said what. Everything in one place, fully auditable.
Deal not ready? Assesr tells you exactly how to fix it
Most platforms just reject your deal. Assesr generates a comprehensive AI remediation report — a full roadmap with specific field changes, documents to obtain, and the exact questions a credit committee would ask. No other platform does this.
Grade E — Unfundable as structured
Why this deal cannot be submitted
GDV of £400/ft² is 28% above Land Registry comparables averaging £312/ft². Exit strategy relies on open-market sales with no BTL refinance fallback. Sponsor has 2 completed schemes but none above £2M GDV — significant step-up in scale. Interest roll over 18 months would consume the entire profit margin.
4 blocking issues identified
GDV inflated by 28% against market evidence
E → D — removes primary rejection trigger
No BTL refinance fallback exit analysed
D → C — provides fallback exit strategy, critical for credit committee
Sponsor scale step-up (2 schemes, max £2M → now £4.8M)
C → B — mitigates execution risk to committee satisfaction
Interest roll risk consumes entire profit margin
B → B+ — protects lender downside and demonstrates financial rigour
Priority fix roadmap
Step-by-step instructions to make this deal fundable
GDV inflated by 28% against market evidence
Reduce GDV from £4.8M to £3.75M (£312/ft² matching Land Registry comparables), or commission a RICS valuation to evidence premium pricing. If new-build premium is justified, provide spec sheet and marketing comparables for 3+ similar developments sold at £400+/ft².
No BTL refinance fallback exit analysed
Model a buy-to-let exit for all 12 units: demonstrate rental demand with comparable lettings within 0.5 miles, calculate ICR at 125%+ coverage, confirm each unit exceeds 50m² for BTL mortgage eligibility, and identify 2-3 BTL lenders active in M14.
Sponsor scale step-up (2 schemes, max £2M → now £4.8M)
Provide reference letters from lenders on previous 2 schemes. Consider appointing an employer's agent or independent project monitor to oversight the build. Alternatively, bring in a JV partner with proven £4M+ scheme experience.
Interest roll risk consumes entire profit margin
Extend equity contribution to cover 6 months of rolled interest (≈£128K at 10% p.a.), or restructure into 2 phases to reduce peak exposure. Show the lender a revised cash flow model with monthly drawdown schedule.
Specific changes to make
Exact intake fields to update
| Field | Current | Target | |
|---|---|---|---|
| gdv.total_gdv | £4,800,000 | £3,750,000 | |
| loan.loan_amount | £3,200,000 | £2,500,000 | |
| gdv.comparable_evidence | 2 comparables | 5+ new-build sales within 0.5mi | |
| borrower.exit_strategy | Open-market sales only | Sales + BTL refinance fallback | |
| loan.build_months | 12 | 16 |
Documents to obtain
4 documents needed — with procurement instructions
RICS Red Book valuation
Evidence GDV is achievable at £400/ft² despite Land Registry data showing £312/ft². Without this, GDV will be reduced to comparables.
How to obtain: Instruct a RICS-registered valuer with local market expertise. Cost: £3,000-5,000. Timeframe: 2-3 weeks.
Lender reference letters (×2)
Confirm track record on previous schemes — lenders need third-party verification of the 2 completed projects.
How to obtain: Contact previous lenders directly. Request a brief letter confirming: scheme type, loan size, programme adherence, and completion status.
BTL rental demand evidence
Support the fallback exit strategy. Show there are tenants at the right rent levels to achieve 125%+ ICR.
How to obtain: Compile Rightmove/Zoopla rental listings for similar units within 0.5 miles. Include asking rents, let dates, and void periods.
Revised cash flow model
Demonstrate interest roll is covered by equity, not by profit margin erosion.
How to obtain: Update your development appraisal with monthly drawdown schedule, interest at 10% p.a., and equity injection covering 6 months rolled interest.
Committee questions
Answer these before resubmitting
The AI predicts the exact questions a credit committee would ask about this deal.
The GDV implies £400/ft² — 28% above local comparables. What specific evidence supports this premium?
With only 2 completed schemes at sub-£2M, how will you manage a £4.8M development? What oversight is in place?
If sales take 12+ months (current M14 average), can all units be refinanced onto BTL mortgages? Show the ICR.
The profit margin is £400K on a £4.8M GDV (8.3%). How does this withstand a 10% cost overrun?
Party wall agreements with 2 adjoining owners are listed as 'not started'. What is the timeline and fallback?
Ready to resubmit? Fix the issues, upload the documents, update your intake — then regenerate the credit paper. Your grade will be reassessed automatically.
What Assesr does — Why it failed
The AI identified 4 specific blocking issues that earned this deal a Grade E. Not vague feedback — concrete problems ranked by financial impact, each with a direct path to resolution. The borrower sees exactly what a credit committee would flag, before ever reaching one.
What Assesr does — Fix roadmap
Each blocking issue comes with a numbered action plan: what's wrong, what specifically to do, and how fixing it moves the grade. The borrower doesn't need a finance broker to interpret this — it reads like advice from a senior debt advisor, because the AI is trained to think like one.
What Assesr does — Intake changes
No guesswork. The AI tells the borrower the exact fields to change, with current values struck through and target values shown. Reduce GDV from £4.8M to £3.75M. Cut the loan from £3.2M to £2.5M. Add BTL fallback exit. Every change is grounded in market data.
What Assesr does — Documents needed
The AI lists every document that would strengthen the deal — with what it is, why the committee needs it, how to get it, how much it costs, and how long it takes. A RICS valuation: £3-5K, 2-3 weeks. Lender references: free, 1 week. This is a complete procurement checklist.
What Assesr does — Committee questions
These are the exact questions a credit committee would ask. If the borrower can answer all 5 before resubmitting, the deal is dramatically stronger. This turns the rejection into a coaching session — the borrower comes back with a better deal, not a complaint.
The problem
Development finance still moves
at the speed of a fax machine.
Traditional broker
Week 1–2
Find a broker, explain your deal over email and phone calls
Week 3–4
Broker manually writes up your deal, chases missing documents
Week 5–6
Sent to 2–3 lenders from the broker's limited panel
Week 7–8
Lenders re-key your data into their own systems
Week 9–12
Back and forth on terms. You never see other offers.
With Assesr
Hour 1
Upload deal documents — Assesr extracts every datapoint automatically
Hour 2
AI builds a lender-ready credit paper with appraisal and sensitivities
Hour 3
Matched with every lender whose mandate fits — across the whole market
Day 2–3
Lenders respond with decisions in principle via the platform
Day 3–5
Compare all offers side by side. Accept the best. Done.
Limited panel
3 contacted · 47 never see your deal
Your broker sends your deal to the 2–3 lenders they have relationships with. If none bite, you start over with a new broker.
Whole market
50+ lenders · 8 mandate-matched to your deal
Assesr matches your deal to every lender whose mandate fits — by geography, asset class, ticket size and leverage appetite. No gatekeepers.
Manual write-up
Deal Summary
The borrower is seeking £3.2m for a residential conversion in NW1. The site is approx 8,200 sqft. [NEED TO CHECK GDV]
Financial summary
Note: still waiting on valuation from borrower. Chased 3x. — JB
Broker re-types your data into a Word template
No sensitivity analysis or stress testing
Numbers unverified — figures copy-pasted without sources
Generic format that varies by broker
Errors discovered weeks later by the lender
AI credit paper
Executive summary
9-unit residential conversion in NW1. GDV £5.8M benchmarks within 4% of comparable transactions. Profit on cost 24%. Strong sponsor with 3 similar completions.
LTC
65%
LTGDV
55%
Profit
24%
NAV
2.1×
AI extracts every datapoint from your uploaded documents
GDV, build cost and loan term sensitivity-tested automatically
Every figure sourced and traceable to documents or registries
Institutional-grade format — structured for credit committees
Risk graded A–E with detailed reasoning and flags
Black box
You wait. You hope. You don't know.
You don't know which lenders saw your deal
No visibility on why a lender declined
Broker controls the conversation — you wait for updates
You see one offer, never the alternatives you missed
Full visibility
Matched lender leaderboard
Ranked by speed · completions · reviews · mandate fit
Ranked leaderboard with AI-powered match reasoning per lender
Response speed, verified deals, similar deals, rejection rate — all visible
Everyone earns tiers — borrowers AND lenders, Panel to Market Leader
Mandatory verified reviews after every completed deal — both sides
No accountability
No deadlines. No consequences. You wait.
Lenders respond when they feel like it — if at all
No way to know if a lender is slow or just ignoring you
Broker chases with phone calls — one lender at a time
No reputation system — bad lenders get the same access as good ones
Built-in accountability
4-hour SLA · velocity scored · auto-escalation
Every lender has 4 hours to respond — or the lead is reassigned
Velocity score (0–100) ranks lenders by speed, completions, and reviews
Slow lenders are automatically deprioritised, then suspended
Both sides earn reputation — mandatory reviews after every deal
Typical analysis
Unverified. Untested. Lender does the work.
Figures copy-pasted from borrower without verification
No sensitivity analysis — one scenario only
Generic template regardless of deal type
Lender re-keys everything into their own models
Errors found weeks later during due diligence
Assesr analysis
Every figure sourced · sensitivity tested · risk graded
Every datapoint traced to documents, registries, or comparables
GDV, build cost, and term stress-tested with A/B/C grading
Tailored to the scheme — no two credit papers are the same
Lender-ready format: exec summary first, key ratios up top
Structured for credit committees — not reformatted by the lender
Traditional broker
Left voicemail — what does LTGDV mean?
Emailed about planning conditions
Need help with equity section
Voicemails · Emails · Days waiting · Office hours only
Question
You're filling in the form at 9pm and don't know what LTC means
Wait
Leave a voicemail. Broker calls back tomorrow — maybe
Stuck
You're blocked on the equity section. No one to ask until Monday.
Delay
A week passes before you get the help you need to finish
With Assesr
What does LTGDV mean?
Loan-to-Gross-Development-Value — your loan as a % of the finished value. Yours is 62%.
What's missing from my deal?
Site section incomplete — add land tenure and purchase price. Planning section is done.
How do I improve my risk grade?
Upload a QS report and RICS valuation. That would likely move you from C to B.
Instant · 24/7 · Knows your deal · Explains everything
Ask
Ask anything — jargon, form help, what documents you need, what's missing
Instant
Get context-aware answers referencing your specific deal and progress
Guided
The assistant knows which steps are complete and what to focus on next
Always on
Available 24/7 — no waiting, no callbacks, no office hours
~60s
Credit paper generated
8+
Lenders matched per deal
50%
Fee saving vs traditional
4h
Lender response SLA
0.5% on drawdown. A quarter of the traditional fee.
Why this matters
We're here to solve the UK housing crisis.
Faster funding
Credit papers in 60 seconds. 50+ lenders matched instantly.
More homes built
Developers break ground sooner. SME builders can compete again.
Lower prices
More supply means less pressure. Prices stabilise for everyone.
Homeownership for all
First-time buyers stop saving for a decade. Families find homes.
Annual housing target vs delivery
1.5M promised
~20% delivered
The government committed to 300k homes/year. Delivery has never come close. The pipeline between willing developers and willing lenders is the bottleneck.
SME housebuilders in the UK
Down 80%
in a single generation
Small and medium developers once built most of Britain's homes. Red tape, slow funding, and broker bottlenecks have decimated them. The homes they'd have built were never started.
Years to save a deposit
10+ years
for the average first-time buyer
House prices have grown 5x faster than wages since 1997. Every home that doesn't get built makes the next one more expensive — for everyone, not just first-time buyers.
The funding pipeline is broken. Homes aren't getting built. Prices keep climbing.
We're fixing it — so more homes get built and everyone benefits, not just the industry.
How you pay
0.5% on drawdown. Nothing until then.
A simple, success-based fee. You only pay when your deal crosses the finish line.
Agree at submission
Accept the 0.5% fee agreement when you submit. Nothing is charged.
Deal completes
Lenders review, shortlist, due diligence, approval. Fee only payable on drawdown.
Pay automatically via Stripe
Stripe invoice sent automatically. Pay by card, Apple Pay, or Google Pay. 14-day terms.
On a £3M development loan
Better lender access. Institutional-grade credit papers. At a fraction of the cost.
No upfront fees
Nothing to pay at sign-up
No subscription
Use the platform for free
No credit paper charges
AI reports included free
No deal? No fee
Pay nothing if it doesn't complete
Frequently asked questions
Everything you need to know.
The Assesr fee is 0.5% of the loan amount on drawdown — a quarter of the typical 2% broker fee. You agree to the fee when you submit your deal. When it draws down, you receive a Stripe invoice and pay by card, Apple Pay, or Google Pay. If the deal doesn't fund, nobody pays.
The credit paper is generated in under 60 seconds from your intake data. Lender matching happens immediately. Most borrowers receive their first lender response within 2–3 days.
Only lenders whose mandate matches your deal. Your documents are encrypted, access-controlled per user, and automatically deleted 6 months after loan completion. Full GDPR compliance.
You deal with the lender directly. Assesr presents your deal — the lender makes the credit decision. You compare offers, negotiate terms, and accept the best. Full control, full transparency.
Your scheme data is protected at every step
Assesr handles sensitive financial data the way institutional platforms do — encrypted, audited, and locked down by design.
AES-256 encryption
Every document and data point encrypted at rest and in transit with bank-grade standards
Passwordless login
Magic links and OAuth — no passwords stored means nothing to breach
SOC 2 infrastructure
Hosted on certified cloud providers with automatic DDoS protection
Role-based access
Lenders never see other lenders. Borrowers never see other deals. Enforced server-side
Get your scheme in front of the right lenders.
Submit a deal for free in minutes. We'll come back with a credit paper and a shortlist of lenders matched to your scheme.
Why developers choose Assesr
The only platform where you submit directly — for free.
Other platforms make you go through a broker. Other brokers charge 1–2%. Assesr gives you institutional-grade analysis and 50+ lenders at a quarter of the cost.
| Feature | Assesr | Brickflow | Broka | DealLocker | Propp | Knowledge Bank | Traditional broker |
|---|---|---|---|---|---|---|---|
| AI credit paper generation | |||||||
| Direct borrower access | List deals | Via enquiry | |||||
| Automated lender matching | Rate comparison | ||||||
| Document extraction (AI) | |||||||
| No upfront cost | |||||||
| Pay only on success | Varies | Varies |
Know someone who needs development finance?
Get paid thousands for introductions you already make for free. Earn £1,000+ per referral. Free to join.
Built for every side of the deal
One platform. Three ways to win.
Whether you're raising, advising, or lending — Assesr gives you the edge.