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Get help with DealSheet AI, learn about features, and discover how to analyze property deals like a pro. Can't find what you're looking for? Contact us.

Getting Started

What is DealSheet AI?

DealSheet AI is a UK property investment analysis app that helps you quickly underwrite property deals using AI-powered listing intake, structured financial modeling, and professional one-page summaries. The app supports multiple investment strategies and provides comprehensive financial analysis with AI-powered insights.

How do I create my first deal?

You can create a deal in four different ways:

  • Paste Text: Copy property listing text from Rightmove, Zoopla, or any property portal and paste it into the app. AI will automatically extract key details.
  • Upload Screenshot: Take a photo or upload a screenshot of a property listing. Our OCR technology will extract the information.
  • Paste URL: Simply paste a property listing URL (Rightmove, Zoopla, OnTheMarket, Purplebricks, OpenRent, PrimeLocation) and let AI fetch the details.
  • Manual Entry: Enter property details manually using our structured forms.

Investment Strategies

What investment strategies does DealSheet AI support?

DealSheet AI supports 7 distinct property investment strategies, each with specialized calculations:

  • Single Let (Buy-to-Let): Standard single tenancy rental investment with yield and cash flow analysis.
  • HMO (House in Multiple Occupation): Multi-room rental with per-room rent breakdown and HMO-specific costs.
  • Serviced Accommodation (SA): Short-term rental (Airbnb-style) with occupancy-based income projections and platform fees.
  • BRRRR (Buy, Refurb, Rent, Refinance, Repeat): Value-add strategy with refinancing calculations and equity extraction analysis.
  • Flip (Buy-to-Sell): Buy, renovate, and sell with profit calculations including Capital Gains Tax.
  • Mixed Use: Combined commercial and residential property with separate income streams and blended yields.
  • Auction: Property purchased at auction with buyer's premium and fast completion considerations.

Which strategy should I use?

Choose the strategy that matches your investment approach:

  • Use Single Let for traditional buy-to-let investments
  • Use HMO when renting individual rooms to multiple tenants
  • Use SA for Airbnb or holiday let properties
  • Use BRRRR when planning to refurbish and refinance to extract capital
  • Use Flip when planning to sell the property after renovation
  • Use Mixed Use for properties with both commercial and residential units
  • Use Auction for properties being purchased at auction

Financial Analysis

What metrics does DealSheet AI calculate?

For rental strategies (Single Let, HMO, SA, Mixed Use, Auction), we calculate:

  • Gross Yield: Annual rent divided by purchase price
  • Net Yield: Annual rent minus operating costs, divided by purchase price
  • Monthly/Annual Cash Flow: Net operating income minus mortgage payments
  • ROI: Return on your cash invested
  • DSCR (Debt Service Coverage Ratio): Required by most lenders
  • ICR (Interest Coverage Ratio): Stressed at 145% for lender requirements

What costs are included in the analysis?

DealSheet AI includes comprehensive UK-specific costs:

  • Purchase Costs: Stamp duty, legal fees, survey, mortgage arrangement fees, broker fees
  • Operating Costs: Void allowance, management fees, maintenance, insurance, landlord certificates
  • Strategy-Specific Costs: HMO licenses, cleaning costs, platform fees, business rates, auction fees
  • Financing Costs: Monthly mortgage payments with configurable interest rates and stress testing

How accurate are the calculations?

DealSheet AI uses industry-standard UK property investment calculations and up-to-date tax rates. However, all figures are estimates based on the information you provide and standard assumptions. You should always verify calculations with qualified professionals before making investment decisions.

AI-Powered Features

What does the AI analysis include?

Our AI-powered deal narrative (powered by GPT-4) provides:

  • Deal Summary: 2-3 sentence overview of the opportunity
  • Upside Factors: Positive aspects and opportunities
  • Downside Factors: Risks and concerns to consider
  • Rate Sensitivity Analysis: Impact of interest rate changes
  • Rent Sensitivity Analysis: Impact of rent variations
  • Strategy Recommendation: Advice on investment approach
  • Overall Verdict: Buy, Hold, Avoid, Strong Buy, or Strong Avoid

How do I compare multiple deals?

Long-press any deal in your list to enter selection mode. Select 2-4 deals, then tap the compare button. AI will generate a comprehensive comparison including:

  • Comparison Summary: Overview comparing all selected deals
  • Best Deal Recommendation: AI-identified best opportunity with reasoning
  • Metric Winners: Best yield, cash flow, ROI, and lowest risk
  • Pros & Cons: For each deal being compared

Comparisons are saved for future reference and can be accessed from the comparisons list.

Are there limits on AI usage?

Yes, to ensure fair usage and manage costs:

  • Soft Cap: 50 AI analyses per week
  • Hard Cap: 200 AI analyses per month

Usage automatically resets each week/month. Core calculations are always available and don't count toward AI limits.

Portfolio Management

How do I add deals to my portfolio?

Long-press any deal in your list and select "Add to Portfolio". Deals marked as portfolio deals will appear in the Portfolio tab with aggregated metrics.

What portfolio metrics are available?

The Portfolio tab shows:

  • Total Portfolio Value: Sum of all property values
  • Total Equity: Portfolio value minus mortgage debt
  • Monthly Cash Flow: Combined cash flow from all properties
  • Weighted Average LTV: Portfolio-wide loan-to-value ratio
  • Portfolio DSCR: Combined debt service coverage ratio

What is interest rate stress testing?

Use the rate slider in the Portfolio tab to test different interest rates (3%-10%). You'll see:

  • Stressed monthly cash flow at the test rate
  • Stressed portfolio DSCR
  • Number of deals that become cash flow negative
  • Visual warnings for vulnerable properties

This helps you understand your portfolio's resilience to interest rate changes.

Exporting & Sharing

How do I export a deal?

From any deal's detail page, you can:

  • Export as PDF: Professional one-page document with property details, metrics, cost breakdown, and AI analysis. Perfect for sharing with partners, brokers, or lenders.
  • Export as Text: Formatted text with emojis that's automatically copied to your clipboard. Great for WhatsApp, email, or notes.

Can I share deals with my team?

Yes! Export the deal as PDF or text and share it via any method you prefer. The PDF includes professional branding and all key metrics in an easy-to-read format.

Account & Subscription

How does the free trial work?

New users get a 3-day free trial with full access to all features. You'll receive a notification 24 hours before your trial expires.

What are the subscription options?

  • Weekly: £6.99-£9.99 per week
  • Annual: £79-£99 per year (up to 69% savings)

All subscriptions include unlimited deals, all 7 strategies, AI analysis, portfolio management, and deal comparisons.

How do I manage my subscription?

Subscriptions are managed through your Apple ID. Go to Settings in the app and tap "Manage Subscription" to be directed to your App Store subscription settings. You can also restore previous purchases from the Settings screen.

Can I use DealSheet AI on multiple devices?

Yes! Sign in with your Apple ID on each device and your deals will automatically sync across all devices via iCloud.

Settings & Assumptions

What happens during onboarding?

The 5-step onboarding process sets up your default assumptions:

  1. Disclaimer: Review and agree to terms
  2. Ownership: Select ownership type (personal/company) and stamp duty profile
  3. Financing: Set default LTV, interest rate, and stress test rate
  4. Operating Costs: Configure void allowance, management fee, maintenance percentages
  5. Strategy Defaults: Set HMO and SA specific settings

You can skip onboarding to use industry-standard defaults, or customize everything to match your investment approach.

Can I change my assumptions later?

Yes! You can edit all default assumptions in the Settings screen at any time. You can also override defaults on a per-deal basis when creating or editing deals.

Troubleshooting

URL parsing isn't working

Some property portals (like Zoopla and OnTheMarket) may block automated access. If URL parsing fails:

  • Try copying the listing text instead (paste text method)
  • Take a screenshot and upload it (OCR method)
  • Enter the details manually

Rightmove generally works best for URL parsing.

AI extraction made mistakes

AI extraction is highly accurate but not perfect. Always review extracted data before saving. You can edit any field before proceeding with the analysis.

My deals aren't syncing

Make sure you're signed in with your Apple ID and have an active internet connection. Deals sync automatically to iCloud when online. Check your account status in Settings.

I've reached my AI limit

AI analysis limits reset weekly (50 analyses) and monthly (200 analyses). Core financial calculations are always available without limits. Consider which deals truly need AI analysis and save it for your best opportunities.

Best Practices

Tips for accurate analysis

  • Verify market rents: Check recent lettings in the area to confirm rental estimates
  • Get accurate refurb costs: Obtain quotes from builders for BRRRR and Flip deals
  • Research HMO requirements: Confirm local authority HMO licensing rules and costs
  • Check planning permission: Verify any use changes are permitted (e.g., HMO, SA)
  • Factor in location-specific costs: Some areas have higher management fees or maintenance costs
  • Use stress testing: Test deals at higher interest rates (8-10%) to ensure resilience

Organizing your deals

  • Use favourites: Star your best deals for quick access
  • Add notes: Include property-specific details, viewing notes, or action items
  • Mark as portfolio: Track properties you own separately from opportunities
  • Use comparisons: Save comparisons of competing properties to review later
  • Delete poor deals: Swipe to delete deals that don't meet your criteria

Need More Help?

If you can't find the answer to your question here, we're here to help! Contact our support team and we'll get back to you as soon as possible.

Important: DealSheet AI provides tools and calculations for informational purposes only. It does not provide personalised investment, mortgage, tax or legal advice. Always consult with qualified professionals before making investment decisions. See our Disclaimer for full details.