HMES — Acquisition Intelligence

Public Beta

Welcome

Invest with clarity.

Screen, compare and structure property opportunities with institutional-grade analysis.

Recent opportunities

Quick screen

Headline numbers

Get an indicative BRRRR, BTL, flip and trade result in under a minute, with optional serviced-accommodation overlay.

Provisional estimateRefurbishment is entered as one total allowance. Complete a Full Analysis before making a final investment decision.

Property address Postcode

Purchase price

£

Total refurbishment allowance

£

Acquisition funding method

Bridge LTV (%)Percentage of purchase price funded by the bridge. Bridge arrangement fee (%)Applied to the gross bridge facility. Bridge monthly interest (%)Monthly rate while bridge finance is outstanding.

Retain / roll up bridge interest?The lender deducts an interest reserve from the initial advance. Unused retained interest is released when the bridge is repaid.

Will external investor funding be used for the equity contribution?HMES will calculate the total equity requirement first. You can then configure the investor/own-cash split from the Results page.

Additional Dwelling SupplementApply the current admin-set rate

Purchase legal fees

£

LBTT / Stamp Duty

£

Sourcing fee

£

Other acquisition costs

£

Does the transaction involve redeeming an existing mortgage with an ERC?Only use this where an existing mortgage is being repaid early as part of the transaction or exit.

Auction purchaseAdd the auction buyer's premium or administration fee

Refinance value

£

Refurbished sale value

£

Straight-trade sale value

£

Expected monthly rent

£

Finance assumptions

Editable

Mortgage rate (%) Refinance LTV (%)

BTL mortgage arrangement fee (%)Applied to the BTL advance for a direct purchase or refinance.BTL arrangement fee treatmentCapitalised fees increase the mortgage balance and ongoing interest instead of using cash at completion.

Management fee (%) Void allowance (%) Insurance / month

£

Recurring maintenance / month

£

Compliance allowance

Recurring statutory checks

Annual gas safety & legionella

£

EICR cost

£

EICR interval (years)

HMES converts these into an annualised operating allowance; it does not assume every item is renewed yearly.

Project timing

BRRRR bridge duration

Enter the expected works period and any additional refinance or completion delay.

Project duration (months)Typical range: 3–12 months. Expected refinance delay (months)Optional allowance for valuation, legal or lender delays.

Total bridge period3 months used for bridge interest, retained-interest reserve and default investor-funding duration.

Straight-trade assumptions

Works before resale

Applies only to the low-work trade analysis.

Works required before straight trade

£

Assess serviced-accommodation potential?Optional income-enhancement analysis. HMES still assesses the core acquisition routes first.

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Property basics

Only the details needed to assess the opportunity.

Property address Postcode

Property type Bedrooms

Notes

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Purchase and acquisition

Capture the price and one-off costs needed to acquire the property.

Purchase price

£

Additional Dwelling SupplementApply the current admin-set rate

Purchase legal fees

£

LBTT / Stamp Duty

£

Sourcing fee

£

Other acquisition costs

£

Acquisition funding method

Bridge LTV (%)Percentage of purchase price funded by the bridge. Bridge arrangement fee (%)Applied to the gross bridge facility. Bridge monthly interest (%)Monthly interest while bridge finance is outstanding.

Retain / roll up bridge interest?The lender deducts an interest reserve from the initial advance. Any unused reserve is released when the bridge is repaid.

BTL mortgage arrangement fee (%)Applied to the relevant BTL loan advance.BTL arrangement fee treatmentCapitalised fees are added to the mortgage balance; cash-paid fees reduce refinance liquidity.

Does the transaction involve redeeming an existing mortgage with an ERC?Only use this where an existing mortgage is being repaid early as part of the transaction or exit.

Will external investor funding be used for the equity contribution?HMES will calculate total equity required first. Configure the investor/own-cash split after analysis.

Auction purchaseAdd the buyer's premium or auction administration fee

Bridge assumptionsLTV, arrangement fee, monthly interest and retained-interest treatment can all be changed for this opportunity.

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Refurbishment

Tap only the work this property needs.

Detailed refurb estimate£0

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Value, rent and confidence

Use realistic values and record how certain the estimates are.

Expected refinance value

£

Refurbished sale value

£

Straight-trade sale value

£

Expected resale value without the full refurbishment. Expected monthly rent

£

Project and bridge assumptions

BRRRR project duration (months)Enter any whole number from 3 to 12. Typical guidance: 3 cosmetic, 6 standard, 9 major works, 12 complex projects. Expected refinance / completion delay (months)Optional allowance for valuation, lender, legal or sale-completion delays.

Total bridge period3 months used for bridge interest, retained-interest reserve, holding costs and the default investor-funding duration.

Works required before resale Trade strategy only

Strategy timingRefurbishment flip assumes 6 months. Straight trade assumes 3 months. These are displayed as cost assumptions, not pass/fail tests.

Rental finance & operating assumptions

Defaults come from Admin, but these can be changed for this opportunity.

Mortgage interest rate (%) Refinance LTV (%)

Management fee (%) Void allowance (%)

Insurance per month

£

Recurring maintenance allowance per month

£

Compliance allowance

Recurring statutory checks

Annual gas safety & legionella

£

EICR cost

£

EICR interval (years)

Annualised allowance = annual checks + EICR cost spread over its selected interval.

Enhanced Income Potential

Serviced Accommodation

Optional income overlay. HMES first assesses the core residential routes, then measures whether serviced accommodation improves the economics.

Optional analysis

Run serviced-accommodation assessmentTurn this on to enter ADR, occupancy, setup and operating assumptions.

Evidence Quality Assessment

How reliable are the estimates?

This is a user assessment — a health warning on the evidence, not a financial calculation. It affects recommendation confidence and risk commentary only.

User input

End-value evidence qualityComparable sales, surveyor opinion or lender/broker feedback. Rental evidence qualityComparable lets, existing tenancy or letting-agent evidence. Refurbishment evidence qualityInspection quality, schedule of works and contractor quotations.

Evidence and notes

End-value evidence Rent evidence Refurbishment uncertainty

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Review

Check the headline numbers before analysing. Select any row to return directly to that assumption.

Finance assumptions

Assessment

Opportunity result

Core acquisition routes are assessed independently; any serviced-accommodation analysis is shown as an income overlay.

Dedicated calculator

Assisted Sale Analysis

Model a seller-partnership structure, detailed works, investor funding and sale-value sensitivity without treating the property as a conventional acquisition.

Property & sale

Expected transaction

Property addressPostcode Current / Home Report value

£

Expected sale price

£

Project duration to cleared sale proceeds (months)Monthly holding / seller support cost

£

Works budget

Refurbishment estimate

Enter one overall estimate for a fast screen, or use the detailed HMES refurbishment schedule.

Estimate method Overall refurbishment estimate

£

Total refurbishment£0

Other cash funded upfront

Project expenditure

Survey / Home Report

£

Staging

£

Seller mortgage & bills funded

£

Clearance & removals

£

Other upfront costs

£

Completion & agreement

Sale costs and seller payment

Estate-agent fee (%)Agent upfront / marketing fee

£

Legal / conveyancing fees

£

Fixed payment to seller

£

Owner share of net upside (%)Applied after project, sale and funding costs.Owner upside basis Referral / sourcing fee

£

Management / time allowance

£

Target cash-on-cash return (%)

Capital structure

Investor funding

Split the project cash requirement between your own cash and external investor funding. Investor principal is repaid at sale; the agreed return is treated as a project cost.

Use external investor funding? Funding-cost method Investor-funded project cash

£

Investor annual return rate (%) Funding period (months)

Total project cash required£0

Investor funded£0

Your cash£0

Investor return£0

Total investor repayment£0

Sensitivity

Assisted Sale robustness

Editable downside assumptions applied to sale value, works and timing.

Sale-value downside (%)Refurbishment overrun (%)Completion delay (months)

Saved deals

Agents see their own submissions. Admin users see the whole team.

HMES opportunities

Opportunity overview

A concise snapshot of opportunities assessed in HMES — without turning the platform into a project-management system.

HMES reporting

Investment memoranda

Open a saved opportunity to preview, print, download or share its latest memorandum.

Investment settings

Change thresholds, standard assumptions and cost categories without touching code.

Invest with clarity.

Recent opportunities

Headline numbers

Finance assumptions

Recurring statutory checks

BRRRR bridge duration

Works before resale

Property basics

Purchase and acquisition

Refurbishment

Quick versus detailed estimate

Value, rent and confidence

Project and bridge assumptions

Rental finance & operating assumptions

Recurring statutory checks

Serviced Accommodation

How reliable are the estimates?

Review

Opportunity result

Assisted Sale Analysis

Expected transaction i

Refurbishment estimate

Project expenditure

Sale costs and seller payment

Investor funding i

Assisted Sale robustness i

Saved deals

Opportunity overview

Investment memoranda

Investment settings

Expected transaction

Investor funding

Assisted Sale robustness