Find UK properties with stacked flip signals — buy, refurb, sell
The Flip engine scores every active sale listing on 5 signal sources: refurb keywords (needs modernisation, project, fixer-upper), distress keywords (motivated seller, repossessed, vacant possession), EPC D-G (energy upgrade adds to refurb spec + insurance value), 2+ price reductions (meaningful vendor pressure), and auction route (typically below-OMV acquisition). The more signals stack, the deeper the flip margin. Gold tier = 5+ signals, Silver 3-4, Bronze 1-2.
What separates a good flip from a bad one
A flip = buy + refurb + sell. You acquire at a discount, add value via works (kitchen, bathroom, decoration, sometimes layout + EPC), then sell at the higher After-Repair Value within 6-12 months. Different from BRRR — flips exit via sale, not refinance. The margin lives in two places: (1) the acquisition discount (how far below OMV you bought it), and (2) the value uplift from the works (how much more it's worth post-refurb). Our engine doesn't pretend to project ARV per-flip (that's the BRRR engine's job) — it stacks the leading indicators of a profitable flip so you can skip straight to the listings where the margin is most likely to be there: stacked distress + refurb intent + EPC upgrade + vendor pressure + auction route.
Signal stack scoring (5 sources)
Refurb keywords (needs modernisation, requires modernization, project, doer-upper, run-down, fixer-upper). Distress keywords (investment only, motivated seller, repossessed, vacant possession, quick sale). EPC D-G (energy upgrade adds to refurb spec). 2+ price reductions (vendor pressure). Auction route (is_auction OR switched_to_auction). Each contributes +1 to the score.
Tier matrix
Gold: ≥5 signals stacked — deep value-add play, multiple distress markers + energy upgrade + vendor pressure. Silver: 3-4 signals — solid flip, clear refurb scope + supporting signal. Bronze: 1-2 signals — marginal, verify ARV before commitment. Excluded: 0 signals, rental listing, or commercial / land.
Refurb + ARV maths in companion BRRR engine
Flip signals identify the opportunity; the BRRR engine (which uses the same refurb cost model) does the actual £-per-sqm refurb stack + ARV projection. Cross-reference any Gold flip on /properties/brrr-candidates for the full refurb maths — most Gold flips also tier well as BRRR candidates, the difference is exit strategy (sell vs refinance + hold).
Clear disqualifier reasons
Every excluded property carries a specific reason: "Rental listing — cannot be acquired for flip", "Not a residential flip candidate (Commercial)", "No flip signals — no refurb intent, no vendor distress, no EPC upgrade, no price reductions". No mystery exclusions.
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's the difference between Flip and BRRR?
BRRR = buy + refurb + refinance + rent (hold long-term, recycle most of your capital via the refi). Flip = buy + refurb + sell (exit within 6-12 months, take the profit as a cash lump). Different exit, similar acquisition profile. Both engines score the same signal sources, but BRRR adds an ARV projection + 75% LTV refinance maths. If you see a property scoring Gold on Flip AND Gold on BRRR, the question is: do you want the rental income (BRRR) or the lump-sum profit (Flip)? Tax treatment differs too — BRRR rental income is taxed annually; Flip profit is CGT (or trading income via Ltd).
How accurate is the signal-stacking?
The signals are direct extractions from the listing data + property metadata — no AI interpretation, no guesswork. Refurb / distress keywords are matched against the listing description + property_keywords satellite table. EPC band comes from the EPC certificate satellite. Price reductions come from the price_history table. Auction status is the source's own flag. Stack-count is exact; tier thresholds (5/3/1) are calibrated against historical sold-prices analysis where stacked-signal flips outperformed single-signal by 4-7x on margin.
Does EPC C contribute a signal?
No — only D-G. EPC C is the MEES floor for rental properties from 2028 onwards, so properties already at C don't benefit from an energy-upgrade flip play. The signal is specifically about properties where the upgrade adds resale value (insulation, double glazing, heat pump grant eligibility for F/G). C+ properties can still flip on the other signal sources — they just don't get the EPC bonus +1.
Do you exclude SDLT additional-property surcharge from the calc?
The engine doesn't compute net flip profit per-listing — that needs your specific deal structure (SPV vs personal, replacement of main residence, etc). It identifies the OPPORTUNITY (which listings have stacked margin signals). For the full flip P&L including SDLT surcharge (3% on the whole price for additional residential properties in England + 7% in Wales LBTT/LTT), CGT on personal vs trading income on Ltd, and 6-month bridging interest, run the property through the strategy calculator on the property detail page.
Get signal-stacked flip deals delivered daily
Save your flip buying box (location, max price, refurb budget) and get instant alerts when Gold or Silver flip listings hit the market — already pre-scored against 5 signal sources so you skip straight to the deals with the deepest value-add margin.
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