# MarketCode (remote · mcp.marketcode.ai) UK property intelligence with evidence behind the numbers. - Trust score: 71/100 (medium) - Change this week: +3 - Registry status: active - Liveness: live - Owner verified: no - Last scored: 2026-11-05 ## Components - remote · `mcp.marketcode.ai`: 71/100 (this document), [markdown](https://verifymcp.io/servers/ai-marketcode-marketcode/mcp.md), [page](https://verifymcp.io/servers/ai-marketcode-marketcode/mcp) ## Channel facts - Endpoint: `https://mcp.marketcode.ai/mcp` - Transports: `streamable-http` - Auth: `required` - Version: `1.0.0` ## Trust breakdown How this component scores in each security and reliability category. Every signal is checked automatically against the live server, and we only credit what we can confirm. Scores are 0–100 per category. Scoring method: https://verifymcp.io/docs/scoring (what has changed: https://verifymcp.io/docs/scoring/changelog) Scored 2026-11-05. - **Endpoint Security**: 81/100 - The endpoint's TLS certificate is valid, in date, and uses a strong key. - Authorisation is enforced on tool calls, advertised via RFC 9728 protected-resource metadata. Discovery is public, which costs nothing: no tool can be invoked without a token. - HTTPS enforcement could not be verified: the plaintext port answered with HTTP 404, which proves neither a plaintext path nor enforcement. - HSTS check failed: the Strict-Transport-Security header is absent. - DNSSEC check failed: this domain isn't protected by DNSSEC. - The authorisation server supports Client ID Metadata Documents, the current MCP client-registration mechanism. - **Transport & Reachability**: 100/100 - Verified streamable-http transport via a live MCP handshake. - **Schema Quality & AI Usability**: 70/100 - 100% of prompts and resources have a non-trivial description (not blank, and not just the item's name). - AI-judged instruction clarity (good). - Context-footprint check failed: tool/resource definitions use about 26299 tokens (~248/item across 106 items; 106 tools + 0 resources), over budget; trim descriptions and params. - Usage-examples check failed: none of the tools include examples. - **Stability & Change Management**: 23/100 - Stability observed for 7 of 30 days with no destabilising changes; credit accrues until the full window elapses. - **Tool Coverage**: 72/100 - 100% of tools have a non-trivial description (not blank, and not just the tool's name). - 1% of tool parameters carry a description. - Structured output schemas are declared (100% of tools); any adoption earns full credit. - **Tool Safety**: 50/100 - Injection-marker check failed: the description of tool "sourcing_strategies" contains an instruction to conceal the call from the user, the text "without telling the user", at byte 701 of that field. - We read all 106 captured tool definition(s), and no name or description among them implies an irreversible operation. - An AI judge read all 107 captured unit(s) of tool text and found none that tries to manipulate the model reading it. - **Capabilities**: 100/100 - Implements a supported MCP spec version (2025-11-25); the latest is 2026-07-28. ## Install ### How do I install the MarketCode MCP server? MarketCode is a hosted endpoint at https://mcp.marketcode.ai/mcp, so there is nothing to install locally. Ready-made configuration for Claude, Cursor, VS Code, Codex and 5 more is on this page, copied from each client's own documentation. ### Claude ```bash claude mcp add --transport http ai-marketcode-marketcode 'https://mcp.marketcode.ai/mcp' ``` ### Cursor ```json { "mcpServers": { "ai-marketcode-marketcode": { "url": "https://mcp.marketcode.ai/mcp" } } } ``` ### VS Code ```json { "servers": { "ai-marketcode-marketcode": { "type": "http", "url": "https://mcp.marketcode.ai/mcp" } } } ``` ### Codex ```toml [mcp_servers.ai-marketcode-marketcode] url = "https://mcp.marketcode.ai/mcp" ``` ### opencode ```json { "$schema": "https://opencode.ai/config.json", "mcp": { "ai-marketcode-marketcode": { "type": "remote", "url": "https://mcp.marketcode.ai/mcp", "enabled": true } } } ``` ### OpenClaw ```bash openclaw mcp add ai-marketcode-marketcode --url 'https://mcp.marketcode.ai/mcp' --transport streamable-http ``` ### Hermes ```yaml mcp_servers: ai-marketcode-marketcode: url: "https://mcp.marketcode.ai/mcp" ``` ### Netclaw ```json { "McpServers": { "ai-marketcode-marketcode": { "Transport": "http", "Url": "https://mcp.marketcode.ai/mcp" } } } ``` ### Vellum ```bash assistant mcp add ai-marketcode-marketcode -t streamable-http -u 'https://mcp.marketcode.ai/mcp' ``` ### Other ```json { "mcpServers": { "ai-marketcode-marketcode": { "type": "http", "url": "https://mcp.marketcode.ai/mcp" } } } ``` The mcpServers block is a cross-client convention. Remote transports vary, so check your client's docs. ## Changelog Every change recorded for this component, newest first. Days that predate change tracking, or that we cannot explain, say so: "we were watching and nothing happened" and "we were not watching" are different claims. ### 2026-11-04 (score 71, +1) - [security] Tool “planning_applications” rewrote its description, which is the text the model reads - [functional] New tool “constraints_for_geometry” - [functional] New tool “grid_capacity” - [functional] New tool “lpa_profile” - [functional] New tool “planning_appeals” - [functional] New tool “policy_context” - [functional] New tool “site_access” - [functional] New tool “strategic_sites” - [cosmetic] Tool “planning_applications” changed its title: Planning authority for a location → Planning applications near a location (London) ### 2026-11-02 (score 70, +1) No change was recorded against any check on this day. Stability & Change Management went from 10 to 13. That category is still filling its 30-day observation window: 3 days of observed history at the previous scan, 4 at this one. The score rises as the window fills, whether or not the server changes. ### 2026-10-31 (score 69, +1) No change was recorded against any check on this day. Stability & Change Management went from 3 to 7. That category is still filling its 30-day observation window: 1 days of observed history at the previous scan, 2 at this one. The score rises as the window fills, whether or not the server changes. ### 2026-10-30 (score 68, 0) - [security] Tool “query_semantic” rewrote its description, which is the text the model reads - [functional improvement] Stability: unverified → 0.03 ### 2026-10-29 (score 68) First indexed and scored. ## MCP tools (106) ### `entity_search_capabilities` (~29 tokens) Search capabilities and coverage Governed entity families, criteria, coverage and query limits. Call before building searches. Free. ### `lookup_entities` (~121 tokens) Find public records by address or reference Find public records by title/address text, postcode or public UUID. Exact and lexical lookup uses no model or embeddings; supports token prefixes and bounded typo tolerance in accepted search publications. Returns separate families with UUID detail links and explicit searched coverage. Never claim an unlisted family was searched, or that no match proves nonexistence. For full address matching use address_autocomplete; for a UPRN use address_by_uprn. For attribute criteria use search_entities with the governed query. Free. Input parameters: - `limit` (integer) - `q` (string, required) ### `ask_question` (~104 tokens) Route a MarketCode question Use the SAME Ask router as the portal. Route a place/kind into the published taxonomy, a dated figure to the governed semantic query, or exact company/property/title references to a bounded corporate network/path. This tool proposes execution; it does not execute paid work. Respect unsupported criteria and require acceptance of a paid proposal. Routing catalogue IDs are NOT evidence publication IDs; cite the eventual tool's data provenance. Free. Input parameters: - `place_slug` - `question` (string, required) ### `search_entities` (~408 tokens) Search assets, completed sales, planning and market profiles Bounded public search using the versioned SearchQuery. Criteria are validated by the server; sorting and pagination use the same eligibility as the map. All Entities returns separate groups. No graph inference or unknown evidence changes eligibility. QUERY SHAPE — `query` is one object: {"entity": "land", "geography": {"kind": "area", "id": "Kettering"}, "criteria": {"parcel_area": {"min": 5000, "max": 9000}}, "sort": ""} `geography` is {"kind": "area", "id": } or {"kind": "polygon", "geometry": }. Refinements go in `criteria`, an object keyed by refinement (not a list, not `filters`/`refinements`). `limit` and `cursor` are arguments of this tool, not of the query. Families (`query.entity`): Assets — `properties`, `buildings`, `land`, `listings`; Activity — `transactions` (HM Land Registry completed sales matched to a property) and `planning_applications` (official publishers only); Markets — `market_profiles` (one record per area × residential bedroom cohort with the selected `measure`'s latest value and observed trend; open one with `market_profile`). `market_facts` remains for existing observation ids but is superseded by `market_profiles`. Call `entity_search_capabilities` for each family's refinements and sorts. Free.. Actors — `owners` (companies that own homes in the place, ranked by holdings; companies only, signed-in account required, not the shared preview) and `agents` (estate and letting agents by listing activity in a trailing window). Owners and agents are searched on their own, not inside All Entities. Input parameters: - `cursor` - `limit` (integer) - `query` (required) ### `search_summary` (~407 tokens) Count and summarise a search by group Counts and statistics over EXACTLY what `search_entities` would match: how many records, grouped by a field, with min, median, mean and max of up to three numeric fields. Use it for "how many", "what share", "median floor area" and "price by type" questions instead of paging through records. `query` is the same object `search_entities` takes (entity, geography, criteria). Summaries cover `properties`, `buildings`, `land` and `listings`. `group_by` is one choice field of that family and `measures` are its range fields; `entity_search_capabilities` lists them under `summary.families`. For example properties: group_by asset_subtype / asset_class / tenure / epc, measures bedrooms / floor_area; listings: group_by property_type / channel / auction / new_home, measures price / bedrooms / floor_area; buildings (a postcode district or a drawn area): group_by tenure / epc, measures footprint / storeys / units; land: group_by tenure, measures parcel_area / built_coverage. Example: {"query": {"entity": "listings", "geography": {"kind": "area", "id": "SW11"}, "criteria": {"transaction": ["sale"]}}, "group_by": "property_type", "measures": ["price"]}. A measure's `count` is the records that have a value for it; missing values are never zero. Groups come largest first, `top` of them (max 50), each with its `share` of the total. No record identities are returned: open records with `search_entities`. Too wide a place (a region) or too slow a summary is refused with what to narrow. Transaction counts by area: `market_volume_series`. Free. Input parameters: - `group_by` - `measures` - `query` (required) - `top` (integer) ### `market_profile` (~175 tokens) Market profile for an area and bedroom cohort One market profile: an area × residential bedroom cohort with every published measure — asking sale price and rent, completed sale price, gross yield on asking, live stock, new listings, price reductions, turnover and registry sale volume — each with its `basis` sentence, unit, coverage and an observed monthly series sliced to `window` months (default 60); plus the asking price/rent indexes, the whole-area house price index (labelled so; there is no cohort HPI), agent concentration and days to completion, and SearchQuery links to the related completed sales and listings. A measure the source does not publish for the cohort is null with the reason, never zero. Ids come from `search_entities` with entity `market_profiles`. Free. Input parameters: - `profile_id` (string, required) - `window` (integer) ### `entity_relationships` (~88 tokens) Recorded entity relationships Recorded relationship evidence from the derived graph. Use canonical ids from search. Cite path provenance and publication dates. Bounded and eventually consistent; missing links do not establish absence, ownership or off-market status. No private ownership payloads are returned. Free. Input parameters: - `depth` (integer) - `entity_id` (string, required) - `kind` (string, required) - `limit` (integer) ### `actor_network` (~113 tokens) Corporate ownership network Investigate recorded corporate ownership, title and agency relationships. Requires the customer's account; never use an anonymous preview key. Depth 1–3, at most 100 nodes; clipped networks explicitly say truncated. Cite publication IDs and provenance on each hop. Missing links are not negative findings. Individuals are excluded. An unpublished root costs no credits. Costs 15 credits (15p). Input parameters: - `depth` (integer) - `entity_id` (string, required) - `kind` (string, required) - `limit` (integer) ### `actor_path` (~105 tokens) Recorded corporate connection path Find a recorded path between two corporate-network records within three hops. Requires the customer's account. A clipped search returns incomplete, never a claim that no relationship exists. Return the ordered hops with their source/publication evidence. Costs 15 credits (15p). Input parameters: - `depth` (integer) - `limit` (integer) - `source_id` (string, required) - `source_kind` (string, required) - `target_id` (string, required) - `target_kind` (string, required) ### `address_autocomplete` (~120 tokens) Autocomplete a UK address Address autocomplete. Returns ranked candidates for a partial address or postcode. Use `address_resolve` to turn a candidate into a canonical UPRN. This is the free entry point: resolve, lookup and postcode listing are priced because they return OS AddressBase content, but narrowing a search is not. Prefer it for anything interactive, and resolve once at the end. UK only. Free. Input parameters: - `country` (string) - `max_results` (integer) - `q` (string, required) ### `address_resolve` (~58 tokens) Resolve an address to a UPRN Resolve free-text address to canonical record (UPRN for UK). Costs 2 credits (2p); free on marketcode.ai. Input parameters: - `country` (string) - `max_results` (integer) - `query` (string, required) ### `address_by_uprn` (~79 tokens) Look up an address by UPRN Look up an address by UPRN (UK only). Costs 1 credit (1p); free on marketcode.ai. Keyed on a UPRN, not an address: call `address_autocomplete` (free) to narrow, then `address_resolve` to get one. Input parameters: - `uprn` (integer, required) ### `address_by_postcode` (~39 tokens) List the addresses at a postcode Return all addresses at a UK postcode. Costs 2 credits (2p); free on marketcode.ai. Input parameters: - `postcode` (string, required) ### `property_lookup` (~165 tokens) Full property record Full property record for a UPRN, grouped into tiers: identity, property, energy, building, land, risk, designations, infrastructure, ownership, provenance. Up to ~300 fields — null fields are omitted, so a typical urban flat returns fewer than a rural site with designations on it. `provenance` carries the `_source` and `_confidence` siblings, so you can trust individual cells and not just rows. UK only. Costs 25 credits (25p). Keyed on a UPRN, not an address: call `address_autocomplete` (free) to narrow, then `address_resolve` to get one. Input parameters: - `uprn` (integer, required) ### `property_reconcile` (~189 tokens) Reconcile a property across sources Cross-source property facts with provenance and unresolved attributes. Review floor area, bedrooms and tenure with the user before a valuation. `ml_primary` and `imputed` are predictions, not measurements; a warehouse value is not automatically declared. `eligible_as_primary: false` marks context only: EPC habitable rooms are not bedrooms, occupier tenure is not legal tenure, and price-derived areas are not measurements. The AVM back- series is scaled from its headline, not independent corroboration. Keep user confirmations labelled as user-supplied and unknown facts unknown. UK only. Costs 15 credits (15p). Keyed on a UPRN, not an address: call `address_autocomplete` (free) to narrow, then `address_resolve` to get one. Input parameters: - `uprn` (integer, required) ### `market_facts` (~884 tokens) Market facts for an area Price, price per sqm and turnover rate for ONE geography × asset class × bedroom band × period, from the pre-cubed area_facts table. Metrics: sales_price, price_psm, turnover_rate are populated today. rental_value, gross_yield and days_on_market are NOT — the pipeline has never backfilled them, so they come back null and are named in the response's `metrics_with_no_data`. Do not compare or rank on them, and do not report a null from them as "no activity"; it means "not collected". turnover_rate is sales as a share of the stock that could have sold. It is the liquidity measure — transaction COUNT is market size, not liquidity (W2 has the largest dwelling stock of any London district and near-bottom turnover). Geography is `postcode` (resolved to its district — the cube has no sector or unit grain) or `lad_code` (a local-authority NAME, e.g. "Lambeth", not a GSS code). There are no LSOA or ward areas in the warehouse; those selectors return 422. To compare AREAS against each other use `market_ranking`, not repeated calls here. For "how many sales" use `market_volume_series` — the `tx_n` here counts only UPRN-matched, non-anomalous sales and runs well short of the registry. The prices are sound; the count is a sample size. READ `tx_decision` BEFORE QUOTING A PRICE. Every row carries one, and it says how much evidence is behind that number. Measured over the whole cube: direct 2.7% 30+ sales in the cell. Quote it plainly. modeled 15.4% 5-29 sales. Sound, lightly smoothed. suppressed 44.0% 1-4 sales. Indicative — say the sample is thin. imputed 17.3% ZERO sales. The price is the prior BORROWED from a parent geography, not a measurement of this cohort. missing 20.7% zero sales and no price at all (null). An `imputed` row looks exactly like a real one — a confident, specific figure — and it repea… Input parameters: - `asset_class` - `asset_subtype` - `bedroom_band` - `h3_cell` - `lad_code` - `lsoa_code` - `max_periods` - `metrics` - `period` - `postcode` - `ward_code` ### `market_ranking` (~622 tokens) Rank areas on a market metric Rank areas AGAINST EACH OTHER on a market metric — one row per area, AGGREGATED over a trailing window of whole months. This is the comparison tool. `market_facts` answers for one geography; calling it in a loop to build a league table is slower, costs more and gives you rows from different periods. Use this for "which districts in Greater Manchester turn over fastest", "rank these twelve postcodes by price per sqm", "cheapest LADs in the North West by price_psm". ALWAYS report the `window` block from the response alongside the ranking. It names the months aggregated, and it matters: a 12-month turnover and a 3-month one differ by roughly 4x. `lag_months` (default 3) deliberately drops the most recent months because HM Land Registry registers sales long after completion — the newest month looks near-dead and would rank registration lag rather than liquidity. turnover_rate is exact — it is sales over stock, recomputed at this grain. Price, rent and yield are weighted means of the underlying medians, so describe them as indicative, not as medians. `min_stock` (default 50) skips areas with too few dwellings for a rate to mean anything: one sale in a 2-dwelling district is a turnover of 0.5, which otherwise tops the table. Where a returned area still has a small `stock_count`, say so rather than presenting its rate as comparable. Scope it EITHER by `parent_area_code` (every child of that area, e.g. every district in a county) OR by an explicit `area_codes` allowlist. `area_type` is the grain: "Postcode District" (default) or an administrative type such as "Local Authority District". `sort` defaults to turnover_rate, the liquidity measure — sales as a share of the stock that could have sold. Do NOT sort on gross_yield or days_on_market: they are 0% populated, so every row ties as NULL and the "ranking" is arbitrary order. Populated metrics are sales_pri… Input parameters: - `area_codes` - `area_type` - `asset_class` - `bedroom_band` - `hmo` - `lag_months` - `limit` - `metrics` - `min_stock` - `order` - `parent_area_code` - `sort` - `window_months` ### `market_volume_series` (~324 tokens) Monthly transaction volume Monthly transaction VOLUME for a postcode district, postcode area or county — every registered sale, 1995 to present, oldest month first. Use this, not `market_facts`, for "how many sales" questions. `market_facts` reads the area_facts cube, whose count is a UPRN-matched sample that runs 17-66% short of the registry; this reads HMLR price paid directly. Conversely use `market_facts` for price/rent/yield by asset class and bedroom band, which this does not break down. Provide exactly one of district ("SW11", or a full postcode, which is truncated), area ("SW") or county ("GREATER LONDON"). `district` is a POSTCODE district, not a borough — "NW1", not "Camden". `start` and `end` are months: "2024-06" or "2024-06-01", either accepted. Metrics default to txn_count + median_price. Prices are category A only — a median including repossessions is not a market median. ALWAYS check `provisional_from` in the response before reading a trend: HM Land Registry registers sales months after completion, so the trailing months are incomplete and will rise. UK only. Free. Input parameters: - `area` - `county` - `district` - `end` - `metrics` - `start` ### `market_index_series` (~522 tokens) House price index series The published house-price INDEX for one postcode district or local authority: the level per month (base period = 100), the forecast tail flagged, and provenance saying how the index was built. Use this for "how has W14 moved since 2015", "what is the trend in Camden", or to carry a known price to today: price(t2) = price(t1) x value(t2) / value(t1). It is the same series that shapes valuation_full's back-series (`provenance.series_basis` matches its `series_basis`). For PRICES by cohort use market_facts; for sale COUNTS use market_volume_series. `value` is an index level, never a price. `area_code` is a postcode district ("W14"; a full postcode is truncated) with area_type="district", or a local authority NAME ("Camden", "Manchester" — not a GSS code) with area_type="lad". An unknown area is an error naming the nearest matches; read them back to the user. `start` / `end` are periods: "2015", "2015-06" or "2015-Q2"; `end` is inclusive. `limit` keeps the most recent N periods inside the bounds (the default returns the whole monthly series, 1995 to present). READ `provenance` BEFORE QUOTING A MOVE. `index_method` is repeat_sales_area where the area carries its own repeat-sales index, and repeat_sales_national where the area was too thin and the pipeline published the NATIONAL index against it — the turns are then national, not local, and you must say so. `last_settled_period` is the last month the registry has filled; points after it carry is_forecast=true with lo/hi bands. `tx_n` per point is the cube's UPRN-matched sample, not the registry's count. The index is published monthly. frequency="quarterly" returns an empty series with a note wherever no quarterly rows exist. UK only. Free. Input parameters: - `area_code` (string, required) - `area_type` (string) - `end` - `frequency` (string) - `include_forecast` (boolean) - `limit` (integer) - `start` ### `market_yields` (~212 tokens) Gross yield on two bases, by month Gross rental yield for an area and bedroom band on two bases, by month, with n: `gross_yield_asking` (12 × the month's median asking rent ÷ the median asking price of sale listings in the same area, band and month — different properties) and `gross_yield_avm_median` (the median, over rent listings matched to a property, of 12 × asking rent ÷ our valuation of that property; `gross_yield_avm_n` behind it). Both rest on ASKING rents, not achieved ones. Null where a month is too thin to publish — say so rather than averaging around it. `latest` is the most recent month with a figure. The basis sentence comes with it. UK only. Free. Input parameters: - `area_code` (string) - `area_type` (string) - `bedroom_band` (string) - `months` (integer) ### `market_forecast` (~143 tokens) Index forecast h1–h7 with bands The published house-price index forecast for a postcode district or local authority: the last SETTLED index point as the anchor, then up to seven forecast periods with `lo`/`hi` bands, plus the method and publication grain behind them. Seven is the horizon the index publishes — nothing beyond it is offered, and a forecast is a projection of the smoothed repeat-sales index, not a valuation of any property. UK only. Free. Input parameters: - `area_code` (string, required) - `area_type` (string) - `frequency` (string) - `horizon` (integer) ### `supply_demand` (~155 tokens) Live stock and monthly flow for an area Supply and demand for an area in one call: live stock today (count, median days on market, new-home count) and the monthly flow — listings added and reduced, reduction share, new-home share, agent concentration, asking-to-sold on the registry-matched subset and days to completion. Read the basis sentences: the flow count is the never-reduced cohort; the live-stock series began 2026-09-05 and is forward-only. UK only. Free. Input parameters: - `area_code` (string) - `area_type` (string) - `bedroom_band` (string) - `channel` (string) - `months` (integer) ### `time_adjustment` (~298 tokens) Index factor between two dates The factor that carries a price paid in a past month to the latest SETTLED month of the published repeat-sales house-price index: the postcode district's own series, else its local authority's, else the national series; forecast months are never used. Returns `factor`, the two index levels (`index_level_from`, `index_level_to`), `basis` (repeat_sales_district | repeat_sales_lad | repeat_sales_national), `current_period` (the month carried to, which trails the calendar by the registry's lag) and provenance. `status` is ok or index_unavailable: a price no published series covers has a null factor, never a stand-in 1.0. A factor of exactly 1.0 is real (a price from that month or later; see `reason`). The same carry the valuation applies to each comparable and to the property's own last sale. `postcode` is a full UK postcode or a district; `from_date` is YYYY-MM-DD; `lookback_years` (1–20) only sets how much of `monthly_series` comes back. UK only. Free. Input parameters: - `from_date` (string, required) - `lookback_years` (integer) - `postcode` (string, required) - `property_type` ### `commercial_index_series` (~401 tokens) Commercial capital index Repeat-sales CAPITAL index for UK commercial property, quarterly, 1995Q1 = 100. Three families exist and nothing else: national ALL; national x sector for the sectors that passed the level gate (OFFICE, RETAIL, HOTEL, HOLIDAY_LET); and local authority x ALL for the 19 authorities with enough pooled repeat sales. There is deliberately NO local x sector series — a local sector cell is too thin to carry an index — so for "office values in Manchester" call twice, sector="OFFICE" (national) and area="Manchester" (ALL), and present the two side by side; each is real. `area`: omit for national; a local authority NAME ("Manchester", "South Hams") for the city scope. `sector`: omit for ALL, or a sector name. `start` / `end`: "2015", "2015Q1", "2015-Q1" or "2015-06"; `end` is inclusive. `provenance.method` is repeat_sales for the raw estimator and repeat_sales_shrunk where thin quarters were blended toward the national increment; `n_pairs` per quarter is the straddle count, and a quarter with few pairs is carried by the blend. An empty `series` with `available_sectors` means the area exists but that sector is not published for it; an unknown area is an error naming the nearest matches. This is a capital-value index. For RENTS use commercial_rent_index_series; the two are not interchangeable (capital = rent / yield, and yields moved). UK only. Free. Input parameters: - `area` - `end` - `limit` (integer) - `sector` - `start` ### `commercial_rent_index_series` (~433 tokens) Commercial rent index Commercial RENT index from the VOA rating lists — FOUR points, one per list (2010 / 2017 / 2023 / 2026), each dated at that list's antecedent valuation date (2008-04-01, 2015-04-01, 2021-04-01, 2024-04-01), with the 2010 list = 100. READ `basis` AND REPEAT IT when you quote a number: the index is derived from VOA rateable values — the Valuation Office Agency's assessment of open-market rent at each valuation date — NOT from advertised rents, and it is not a capital-value index. It moves in four steps; do not interpolate between them as if it were monthly, and date each point by `avd_date`, not `list_year`. Why it exists: it covers the sectors the repeat-sales capital index cannot (INDUSTRIAL_WAREHOUSE trades in portfolios, not Price Paid), for every VOA sector and 320 local authorities. `sector`: omit for ALL, or a VOA sector (OFFICE, RETAIL, INDUSTRIAL_WAREHOUSE, INDUSTRIAL_FACTORY, PUB_BAR, HOTEL, LEISURE, HEALTHCARE, EDUCATION, ...). `area`: omit for national; a local authority GSS code ("E08000003") or NAME ("Manchester", bridged to its code). `start` / `end`: rating-list years, e.g. "2017". `link_ratio` is the median rateable-value ratio between consecutive lists over the hereditaments present in both (`n_constant` of them). An empty `series` with `available_sectors` means the area is published but not that sector; an unknown area is an error. UK only. Free. Input parameters: - `area` - `end` - `sector` - `start` ### `market_volume_ranking` (~112 tokens) Rank districts by volume or price Rank postcode districts by transaction volume or median price over a trailing window — "the busiest districts in Greater London last year", "the priciest districts in SW". Restrict the candidate set with county ("GREATER LONDON") or area ("SW"); omit both to rank nationally. UK only. Free. Input parameters: - `area` - `county` - `limit` (integer) - `months` (integer) - `order_by` (string) ### `transactions_by_uprn` (~80 tokens) Registered sales for a property All HMLR Price Paid records joined to this UPRN, newest first. England & Wales only. Free. Keyed on a UPRN, not an address: call `address_autocomplete` (free) to narrow, then `address_resolve` to get one. Input parameters: - `uprn` (integer, required) ### `property_summary` (~129 tokens) Property summary One-call summary of a property: what it is, what building it belongs to, and the headline attributes. Once you have the UPRN this is the first call to make for a specific property — it usually answers the question on its own, and `property_report` composes the rest. UK only. Costs 20 credits (20p). Keyed on a UPRN, not an address: call `address_autocomplete` (free) to narrow, then `address_resolve` to get one. Input parameters: - `uprn` (integer, required) ### `property_history` (~101 tokens) Sold-price history Sold-price history for a property, with per-sale detail. Use `transactions_by_uprn` instead if you only need the raw HMLR rows. UK only. Free. Keyed on a UPRN, not an address: call `address_autocomplete` (free) to narrow, then `address_resolve` to get one. Input parameters: - `max_drilldowns` (integer) - `uprn` (integer, required) ### `property_comps` (~206 tokens) Comparable properties Comparable sales in the same building or block. Preserve original price, sale date, UPRN and `attrs_source`. Backfilled/modelled floor areas are estimates: their derived price per square metre is not directly observed. An EPC room count is not automatically a bedroom count. Review anomaly and category flags; they do not prove distress or justify silently removing lower contrary sales. Aggregate flags on duplicate identity/date/price tuples. Verify combined-unit/building-parent demises before treating them as flat comparables. Repeated sales of one unit are correlated evidence. Report selection and rejection reasons before applying adjustments. UK only. Costs 30 credits (30p). Keyed on a UPRN, not an address: call `address_autocomplete` (free) to narrow, then `address_resolve` to get one. Input parameters: - `max_backfills` (integer) - `uprn` (integer, required) ### `property_flood_risk` (~71 tokens) Flood risk for a property Environment Agency surface-water flood risk for a property. UK only. Free. Keyed on a UPRN, not an address: call `address_autocomplete` (free) to narrow, then `address_resolve` to get one. Input parameters: - `uprn` (integer, required) ### `valuation_estimate` (~107 tokens) Automated valuation estimate Automated value estimate for a property: a point value plus a range. Returns 404 when we hold no valuation for the UPRN — most often because the unit has no floor area on record, which the model requires. UK only. Free. Keyed on a UPRN, not an address: call `address_autocomplete` (free) to narrow, then `address_resolve` to get one. Input parameters: - `uprn` (integer, required) ### `valuation_full` (~164 tokens) Full valuation with back-series Full valuation block for a property: the value and its range, a monthly back-series (the value scaled by the local £/m² index, so it terminates at the headline figure by construction), a rental estimate where the district benchmark supports one, and a `trust_score` scoring the evidence behind the number — index sample size, floor-area provenance, model confidence. Use `valuation_estimate` if you only need the number; this is materially more expensive. UK only. Free. Keyed on a UPRN, not an address: call `address_autocomplete` (free) to narrow, then `address_resolve` to get one. Input parameters: - `uprn` (integer, required) ### `property_lease` (~202 tokens) Registered lease: term, unexpired years, flags Registered leases linked to this UPRN, with the selected longest-expiry record and up to ten alternatives, exact register property descriptions, title/record identifiers, source/link limitations and computed remaining term. UPRN linkage does not verify the legal demise: a garage, parking or sibling title must not establish the flat lease. Compare descriptions and disclose truncated/unavailable alternatives. Short-term flags are research prompts, not legal advice or proof of mortgage eligibility. The AVM does not adjust for a short term. `status: no_lease` means none was found; it does not independently prove freehold tenure. UK only. Costs 5 credits (5p). Keyed on a UPRN, not an address: call `address_autocomplete` (free) to narrow, then `address_resolve` to get one. Input parameters: - `uprn` (integer, required) ### `property_lease_batch` (~120 tokens) Registered leases for up to 100 properties \`property_lease` for up to 100 properties in one call, per-item outcomes (ok | no_lease | not_found | error) in input order. Charged per property answered — the sum of the single calls, never more. UK only. Costs 5 credits (5p). Keyed on a UPRN, not an address: call `address_autocomplete` (free) to narrow, then `address_resolve` to get one. Input parameters: - `uprns` (array, required) ### `property_risk_report` (~252 tokens) Risk report: every flag three-valued, with source What this property is in, and whether we actually checked: every designation and hazard flag THREE-VALUED with its source — flood (zone, historic flooding, defences, rivers-and-sea band, surface water), coal (high-risk area, past mining, surface hazard distance), heritage (listed, conservation area, scheduled monument, registered park, battlefield, World Heritage), environmental (AONB, national park, green belt, SSSI, NNR, ancient woodland, nutrient neutrality, SAC, Ramsar, LNR), planning (Article 4, TPO, brownfield register) and infrastructure (nearest substation distance, voltage and demand headroom, nearest renewable project). `true` and `checked_false` are verdicts; `defaulted_false` and `not_checked` are not — say which when you report it. UK only. Costs 5 credits (5p). Keyed on a UPRN, not an address: call `address_autocomplete` (free) to narrow, then `address_resolve` to get one. Input parameters: - `uprn` (integer, required) ### `property_risk_report_batch` (~114 tokens) Risk reports for up to 100 properties \`property_risk_report` for up to 100 properties in one call, per-item outcomes (ok | not_found | error) in input order. Charged per property answered — the sum, never more. UK only. Costs 5 credits (5p). Keyed on a UPRN, not an address: call `address_autocomplete` (free) to narrow, then `address_resolve` to get one. Input parameters: - `uprns` (array, required) ### `comps_adjustments` (~260 tokens) Comparables with their time adjustments The evidence behind a valuation, itemised: same-building comparable sales for the property, each with its registered price and date, its time adjustment on the published repeat-sales index (the district's own series, else the local authority's, else national) to the index's latest settled month with the carry receipt (`index_unavailable` and no adjustment where no series covers the property), any relisting penalty (pass `relisted_uprns` only to model an explicit -10% sensitivity for relisted/withdrawn comps; this is an assumption, not a measured discount), and the IQR fence that decided which comps count. Use it to show WHY a value is what it is; `valuation_full` gives the value itself. `lookback_months` 12–120. UK only. Costs 10 credits (10p). Keyed on a UPRN, not an address: call `address_autocomplete` (free) to narrow, then `address_resolve` to get one. Input parameters: - `lookback_months` (integer) - `relisted_uprns` - `uprn` (integer, required) ### `valuation_comparables` (~370 tokens) Comparable sales near the property, scored Comparable completed sales for a valuation, beyond the property's own building: Land Registry sales of the nearest units (within 1 km, the 60 months before `as_of`), widening from 250 m and 12 months until at least 6 qualify. A sale qualifies when it is the same broad type (flats with flats, houses with houses, from the type recorded at the sale), within 0.67-1.5x the subject's floor area when both are known, category A and not an anomaly. Category B, anomalous, new-build and out-of-band sales are returned with `flags`, never dropped: review contrary sales rather than ignoring them. Each sale: price, date, UPRN, address, distance, floor area, bedrooms, tenure, `qualifies`, `similarity` (score with distance, recency, size, type and bedrooms components). Floor area and bedrooms are the unit's CURRENT record, not as at the sale (`attributes_after_sale` flags a record dated after it). `selection` names the step used; `provenance` lists every step tried and the data watermark. Time-adjust prices with the published index before use. `as_of` YYYY-MM or YYYY-MM-DD (default today); `limit` 1-60. UK only. Costs 10 credits (10p). Keyed on a UPRN, not an address: call `address_autocomplete` (free) to narrow, then `address_resolve` to get one. Input parameters: - `as_of` - `limit` (integer) - `uprn` (integer, required) ### `valuation_rent_comparables` (~643 tokens) Comparable lets near the property and the rent they indicate Comparable lets for a market rent, and the rent they indicate. ASKING rents from portal adverts: no achieved rents exist, so say "asking" when you quote them. Reads the rent adverts of the nearest units (within 1 km, last seen in the 24 months before `as_of`), widening from 250 m and 6 months until 4 effective comparables qualify. A let qualifies when it is the same type family (flats with flats, houses with houses; house shares and rooms never), the same bedrooms (+/- 1 only when exact cannot reach the minimum), and within 0.67-1.5x the subject's floor area when both are known; others come back with `flags`. Each let: address, distance, beds, floor area, first/last seen, `outcome` (let_agreed | withdrawn | live | unknown), first and last asking rent, reductions, days on market, the rent carried to the last complete month on the asking-rent index (`carried_rent_pcm`), `adjusted_rent_pcm` (equal to it while size adjustment is off) and its `weight` (distance, recency, size, beds, type; let agreed counts more, an unlet reduced asking rent less). `estimate`: central_pcm (weighted median, an achievable ASKING rent), low_pcm/high_pcm (80% range; back-tested on let-agreed adverts: median miss 10%, 80% coverage), n_effective, and asking_to_achieved_ratio (ONS paid rents over the local asking median for the bedroom band, capped 0.85-1.05, 1.0 with ratio_source `none` when no cell) published BESIDE the estimate, not applied. `time_on_market_days`: median days to let agreed for the comparable lets. The property's own adverts are never comparables; its latest is `subject_advert`. `status` ok | thin | no_comparables | location_unavailable. PASS `beds`, `property_type` (flat | terraced | semi-detached | detached | bungalow) and `floor_area_m2` whenever you have established them: the unit record's bedrooms are imputed for most properties, and a wrong bedroom count doub… Input parameters: - `as_of` - `beds` - `floor_area_m2` - `limit` (integer) - `property_type` - `uprn` (integer, required) ### `subject_transaction_anchor` (~167 tokens) The property's own sale, carried to today The property's own last registered sale carried by the published repeat-sales index to its latest settled month: the price paid, the date, the index factor applied and the anchored value. Where a property has sold, this is the strongest single piece of evidence a valuation has. When no published series can carry the sale the factor and the anchored value are null and the anchor is diagnostic, never carried at 1.0. Returns an empty anchor when no registered sale is linked to the UPRN. UK only. Free. Keyed on a UPRN, not an address: call `address_autocomplete` (free) to narrow, then `address_resolve` to get one. Input parameters: - `uprn` (integer, required) ### `valuation_accuracy` (~180 tokens) Our valuation error, forward-validated monthly How accurate our valuations have been, measured the only way that cannot leak: each month, every registered sale the model had ALREADY valued is compared with the price actually paid — MdAPE (median absolute percentage error), PPE20 (share within 20%) and n, per asset class and model version. Until the first vintage lands in October 2026 the answer is `status: no_rows_yet` with the metric definitions: an empty table, not a zero error. Filters: `asset_class` (Residential | Commercial | Mixed-Use), `model_version` (e.g. gbm-h3-v4), `since` (YYYY-MM). UK only. Free. Input parameters: - `asset_class` - `model_version` - `since` ### `planning_designations` (~107 tokens) Planning designations at a location Every planning designation affecting a location, in one call: conservation area, listed building, green belt, AONB, national park, flood zone, Article 4, brownfield, ancient woodland, heritage at risk, TPO, AQMA and scheduled monument. Give either `postcode` (full UK postcode) or `location` as "lat,lng". UK only. Free. Input parameters: - `location` - `postcode` ### `planning_check` (~199 tokens) Chosen planning designation checks The planning designation checks you choose, for one location, in one call. `checks` is any of: article_4, brownfield, ancient_woodland, heritage_at_risk, tpo, aqma, scheduled_monument, sssi, agricultural_land, flood_risk, green_belt, listed_buildings, aonb, national_park, conservation_area — omit it for all fifteen. Each check reports its own result, and one that could not be read says `status: unknown` rather than disappearing. Use `planning_designations` for the fixed bundle of thirteen; use this when you need SSSI or agricultural land grade, or only two or three checks. Give either `postcode` or `location` as "lat,lng". UK only. Free. Input parameters: - `checks` - `location` - `postcode` ### `planning_applications` (~124 tokens) Planning applications near a location (London) Planning applications near a location, from the register we hold: the reference, proposal, type, decision and dates of each, nearest first. COVERAGE IS LONDON (the London authorities, GLA Planning London Datahub); outside London an empty list is NOT a clean planning history. For appeals use `planning_appeals`; for allocations use `strategic_sites`. Give either `postcode` or `location` as "lat,lng". UK only. Free. Input parameters: - `location` - `postcode` ### `constraints_for_geometry` (~394 tokens) Designations on a red line: present, absent, not checked Every planning and environmental designation on a red line, a piece of land or a point, from the current published layers: green belt, National Landscapes, national parks, SSSI, SAC, SPA, Ramsar, ancient woodland, nature reserves, nutrient neutrality, listed buildings, scheduled monuments, registered parks and battlefields, world heritage sites and buffers, heritage at risk, flood zones 2 and 3, historic floods, coal high-risk areas, access land, agricultural land class, conservation areas, Article 4, TPOs, the brownfield register, archaeological priority areas, open space and air quality areas. THREE-VALUED. Each answers `present` (with the share of the site it covers and up to five features with grade and reference), `absent` (with the distance to the nearest within 2 km) or `not_checked` with the reason: the layer is loaded for England only, it is not loaded yet, or the site's council has published none. not_checked is never a clean result. `buffer_m` (0-2000) widens the scope. Give exactly ONE scope: `location` ("lat,lng"), `postcode`, `area_geojson` (a red line, GeoJSON in WGS84, at most 150 km² and 64 vertices), `land_id` or `lpa_code` (GSS, e.g. E07000240); anything else is refused before any read and nothing is charged. UK only. Free. Input parameters: - `area_geojson` - `buffer_m` (integer) - `include_features` (boolean) - `land_id` - `location` - `postcode` - `types` ### `strategic_sites` (~358 tokens) Allocations and land availability sites Local plan site allocations, broad locations, land availability assessment (SHLAA/HELAA/LAA) sites and call-for-sites submissions, in an authority or near a site (`radius_m`, up to 10 km). Each site carries the council's own reference, units and area AS PUBLISHED beside our calculated area, its status and the council's wording for it, the plan and stage, the delivery timescale, notes, and provenance with the source page. `laa_positive` is the council's "suitable, available, achievable" view. COVERAGE: built from council and GLA GIS layers and plan documents, authority by authority. Where we hold nothing for an authority the answer says coverage `none`, which is NOT "no sites". The council's figures beat ours. Give exactly ONE scope: `location` ("lat,lng"), `postcode`, `area_geojson` (a red line, GeoJSON in WGS84, at most 150 km² and 64 vertices), `land_id` or `lpa_code` (GSS, e.g. E07000240); anything else is refused before any read and nothing is charged. UK only. Free. Input parameters: - `area_geojson` - `cursor` - `include_geometry` (boolean) - `kinds` - `land_id` - `limit` (integer) - `location` - `lpa_code` - `min_area_ha` - `min_units` - `radius_m` (integer) - `statuses` - `uses` ### `policy_context` (~274 tokens) Local plan policies and settlement position for a site The planning policy picture for a site: the adopted and emerging local plan with stage and dates, the local plan policies whose areas cover the site (reference, name, theme, a text extract, the share of the site), the settlement position (inside, outside or straddling a settlement boundary, with the distance to its edge), neighbourhood plans and the green belt review rating of the parcel. Policies are DIGITISED from the council's own layers and documents: quote the policy reference and source, not our wording. Each layer says its coverage; `not_held` means we hold no boundary for that authority, NOT that the site is outside a settlement. Give exactly ONE scope: `location` ("lat,lng"), `postcode`, `area_geojson` (a red line, GeoJSON in WGS84, at most 150 km² and 64 vertices), `land_id` or `lpa_code` (GSS, e.g. E07000240); anything else is refused before any read and nothing is charged. UK only. Free. Input parameters: - `area_geojson` - `land_id` - `location` - `postcode` - `themes` ### `lpa_profile` (~164 tokens) Planning authority profile: plans, HDT, appeals A planning authority at a glance: its local plans with stage, dates, period and housing requirement; the plan timetable; the Housing Delivery Test result and consequence and other published facts (five-year supply, affordable %, CIL) each with its source and date; Planning Inspectorate appeal outcomes over the last 12 months; and which land layers we hold for it. Pass `lpa_code` (GSS), or a `location`/`postcode` to use the authority there. A five-year-supply figure is the council's own claim; appeal decisions can find otherwise. England and Wales. Free. Input parameters: - `location` - `lpa_code` - `postcode` ### `planning_appeals` (~140 tokens) Planning Inspectorate appeal decisions Planning Inspectorate appeal decisions in an authority: case reference, the council's application reference, appeal type and procedure, site address, development type, decision and date. England, decided from October 2021 (the Inspectorate's open casework). Filter by decision and ISO dates. Matched to the authority; matching to a site boundary comes with the national planning register. Free. Input parameters: - `decided_from` - `decided_to` - `decisions` - `limit` (integer) - `location` - `lpa_code` - `postcode` ### `grid_capacity` (~261 tokens) Substations and published headroom near a site Primary substations near a site, nearest first, with each network operator's published demand and generation headroom, voltage and distance; renewable energy projects (REPD) nearby; and which operators' figures we hold. Headroom is the operator's heat-map figure on its file date, NOT a connection offer. A substation with headroom null says why (the operator's figures are not loaded, or none is published for it); that is never "no capacity". Give exactly ONE scope: `location` ("lat,lng"), `postcode`, `area_geojson` (a red line, GeoJSON in WGS84, at most 150 km² and 64 vertices), `land_id` or `lpa_code` (GSS, e.g. E07000240); anything else is refused before any read and nothing is charged. GB. Free. Input parameters: - `area_geojson` - `land_id` - `limit` (integer) - `location` - `min_demand_headroom_mva` - `min_generation_headroom_mva` - `postcode` - `radius_m` (integer) ### `site_access` (~110 tokens) Nearest transport and schools to a site The nearest bus stops, rail stations, metro or tram stops, ferry terminals and open schools to a site, straight-line in metres, with names and NaPTAN or school references. A school catchment is not a distance, and the school's phase is not held. England (stops GB where published). Free. Input parameters: - `kinds` - `land_id` - `location` - `per_kind` (integer) - `postcode` ### `area_resolve` (~91 tokens) Resolve an area name Resolve an area name or code ("Hackney", "E5") to its area_id, centroid and full hierarchy as breadcrumbs. Call this first when a question is about a named area rather than a specific address. UK only. Free. Input parameters: - `area_name` (string, required) - `h3_resolution` (integer) - `include_h3` (boolean) ### `area_reverse_geocode` (~87 tokens) Area containing a coordinate The area of a given type containing a coordinate. `type_id` is an area type UUID and is required — a point sits inside one area per geography layer, so without it the answer would be ambiguous. UK only. Free. Input parameters: - `lat` (number, required) - `lng` (number, required) - `type_id` (string, required) ### `ownership_by_title` (~46 tokens) Registered proprietors of a title Registered proprietor(s) for an HMLR title number. England & Wales only. Costs 15 credits (15p). Input parameters: - `title_number` (string, required) ### `ownership_by_company` (~65 tokens) Titles held by a company Titles held by a company, by Companies House number. Useful for mapping a landlord's or developer's portfolio. England & Wales only. Costs 15 credits (15p). Input parameters: - `company_number` (string, required) - `limit` (integer) ### `auction_lots` (~414 tokens) Auction lots Individual UK auction lots: the guide price a lot was marketed at, whether it sold, the HAMMER PRICE where the auctioneer published one, and the net yield where quoted. Five auction houses, Allsop back to 1999. Nothing else on the market sells achieved auction outcomes through an API — a listings portal tells you a property went to auction, not what it made. Use this for: what did comparable lots actually sell for, is a guide price realistic, what yields are commercial lots trading at, how does a district's auction market behave. For asking-price or private-treaty sales use market_volume_series or property_history instead — auction is a different market and the prices are not interchangeable. Coverage is a real constraint, not a caveat: about a quarter of lots carry an achieved price and a fifth a net yield, because most auctioneers publish a guide and never the result. Set `with_achieved_price` or `with_yield` to restrict to lots that can answer an outcomes question, and read `meta.coverage` on the way out so a thin result reads as thin. `auctioneer` is one of: allsop, savills, acuitus, barnettross, agentsproperty. Acuitus is the one that publishes net yield beside the achieved price, so filter to it when yield is the question. Dates are ISO (YYYY-MM-DD). UK only. Free. Input parameters: - `auctioneer` - `date_from` - `date_to` - `is_commercial` - `limit` (integer) - `offset` (integer) - `postcode_area` - `postcode_district` - `sold_only` (boolean) - `with_achieved_price` (boolean) - `with_yield` (boolean) ### `auction_stats` (~293 tokens) Auction statistics by district Quarterly UK auction statistics by postcode district: lots offered, lots sold, the sale rate, and average guide, achieved and net yield. Use this for the shape of a local auction market over time — is it clearing, are yields moving, is stock rising. For individual comparables use auction_lots. READ `n_guide` AND `n_achieved` BEFORE COMPARING THE AVERAGES. They are computed over DIFFERENT POPULATIONS: a guide price is published for most lots, a hammer price by a minority of auctioneers. Subtracting one average from the other does not give an uplift, a discount, or any meaningful number — the two sets are not the same lots. Each row carries a `comparable` flag that is false when the two populations are too unbalanced for the difference to mean anything. When it is false, report the two figures separately with their counts, and say why. `quarter_from`/`quarter_to` are the first day of a quarter (2024-01-01, 2024-04-01, ...). UK only. Free. Input parameters: - `is_commercial` - `limit` (integer) - `postcode_district` - `quarter_from` - `quarter_to` ### `distressed_assets` (~491 tokens) Distressed assets: repeatedly unsold lots Properties that keep going to auction and NEVER SELL — the distress screen. The clearest distress signal in the warehouse: a vendor who wants out and a market that has said no more than once, both on the public record. Ranked by how many separate auctions the lot has failed at, then by how long it has been on the circuit. READ `guide_to_avm` BEFORE CALLING ANY ROW AN OPPORTUNITY. It is the latest guide divided by our AVM, and it is the difference between the two reasons a lot fails: * above 1.0 — guided ABOVE our estimate. It keeps failing because it is priced wrong. That is a repricing conversation, not a discount. * 0.5-1.0 — guided below estimate and repeatedly unsold. The cohort worth a call. * below ~0.5 — check the lease before anything else. A flat guided at a fraction of a freehold estimate is usually short lease, ground rent or a garage, not a bargain. `max_guide_to_avm` filters on that ratio; 0.8 keeps only lots guided at least 20% below estimate. Lots with no guide or no AVM are EXCLUDED when it is set, because an unknown ratio is not a low one. Rows are grouped by ADDRESS, not UPRN. Flat-level UPRN matching in this table collapses separate flats onto one id — five flats in one Nottingham block share a single UPRN — so a per-UPRN count over-reports. `uprn` is returned for onward lookups but is not what rows are counted by, and for a subdivided building it may name a neighbouring unit. Geography is postcode district or area, not area_id — the auction table carries postcodes and the UPRN join is too weak to filter on. UK only. Free. Input parameters: - `is_commercial` - `limit` (integer) - `max_guide_to_avm` - `min_auctions` (integer) - `offset` (integer) - `postcode_area` - `postcode_district` - `years` (integer) ### `cost_index` (~169 tokens) Construction cost index series Construction cost index series for a development appraisal's cost side: `basis` is tender (tender price indices), output (output price indices), deflator (the construction deflator) or labour. Optional `sector` (residential, commercial, industrial, infrastructure, all, …), `freq` (monthly | quarterly | annual) and an inclusive period window in the series' own format (2014Q1, 2014M01, 2014). Each series carries its base period and method. UK-wide; regional factors come with the site appraisal. UK only. Free. Input parameters: - `basis` (string, required) - `freq` - `from_period` - `sector` - `to_period` ### `site_appraisal` (~802 tokens) Site appraisal dossier Everything known about ONE site, assembled and judged — the site dossier. Give a `uprn` (from address_resolve or address_autocomplete) or a `land_id` (from sourcing_search). Returns in one call what would otherwise be six: * `site` — the land parcel: area, land use, built coverage, and the boundary as GeoJSON you can put straight on a map * `valuation` — our AVM against the last recorded sale, with gain and years held * `ownership` — the registered proprietor, type, company number * `energy` — the latest EPC * `auction_history` — every appearance, matched on address as well as UPRN, and whether it ever sold * `designations` — LIVE checks: conservation area, green belt, AONB, national park, flood risk, listed buildings * `signals` — the judgement READ `signals` FIRST. It is why this exists rather than being six calls. Each entry names what fired it and carries its evidence: repeat auction failure with the guide-to-estimate ratio, long_held with the nominal gain, mees_unlettable with the EPC band (F and G cannot legally be let), under_built with the plot coverage, corporate_owner with the company number. A site with nothing to say returns `signal: "none"` explicitly. ABSENCE IS A REAL ANSWER, NOT AN ERROR. No registered proprietor means the polygon-to-title backfill has not reached this parcel — it covers about 44% — not that the land is unregistered. No EPC, no auction history and no valuation are all normal, and each says so in its own block. A designation check that FAILS is reported as UNKNOWN, never as absent. Do not tell a user a site is unconstrained on the strength of a failed check. A SCHEME PRICES THE BUILD. Pass `scheme_gia_m2` (and `scheme_units` for a cost per unit) and you get a `scheme` block: build cost from the published construction index times the regional factor, with on-costs. You must supply… Input parameters: - `include_designations` (boolean) - `include_precedents` (boolean) - `land_id` - `precedent_radius_m` (integer) - `rate_gbp_m2` - `rate_period` - `region` (string) - `scheme_gia_m2` - `scheme_units` - `sector` (string) - `uprn` ### `mortgage_rates` (~125 tokens) Bank of England mortgage rates Average UK mortgage rates from the Bank of England: 2-year fixed, 3-year fixed at 75% LTV, and the standard variable rate. This is the BoE's published market average — an input to an appraisal, not a quote. It carries no applicant, product or lender, so do not present it as a rate someone can get. Pair it with a yield figure or an appraisal (`site_appraisal`) rather than quoting it alone. No parameters: it is one national series. Free. ### `lha_rate` (~314 tokens) Local Housing Allowance rate Local Housing Allowance for a postcode and bedroom category — the ceiling on housing benefit, and therefore the effective rent floor for a benefit-funded tenancy. Nothing else in this API tells you what the state will pay for a property. THE RATE IS WEEKLY. `rate_unit` says `gbp_per_week` and the figure is exactly as the rate-setting bodies publish it. Comparing it against a monthly rent — from `market_facts` rental_value, or a listing's monthly_rent — understates it by about 4.33x. Convert with 52/12, NOT by multiplying by 4: a "monthly" figure built from four weeks is 7.7% low and the error is invisible once it is in a spreadsheet. Resolved through the Broad Rental Market Area containing the postcode, not the local authority — a BRMA is its own geography and they do not align. `brma` names which one answered, and `shared_accommodation_rate` is the separate, lower figure for under-35 single claimants. Needs a FULL postcode (a district is not enough to place a BRMA), and there is no category above 4 bedrooms. Three bodies set these rates: the VOA in England, Rent Service Scotland, and Rent Officers Wales. Free. Input parameters: - `bedrooms` (integer, required) - `postcode` (string, required) ### `council_tax_band` (~320 tokens) Council tax band VOA council tax band for a property, from the official list. Every band is DECLARED — read from the VOA list, never inferred by a model. `band_source` states which, and a predicted band would arrive as a distinct value rather than folded in, because a caller cannot tell the two apart after the fact. DO NOT PRESENT A BAND AS A BILL. Three fields come back null on purpose and must not be filled in by estimating: * `annual_cost_gbp` — the per-band charge for each billing authority is a separate source we do not hold. * `effective_date` — the crawl records when the VOA refreshed the LIST, which is not when this property's band took effect. * `composite` — same reason; it lives on the per-property detail page. `status` is `not_found` when the band exists in the VOA list but address matching has not linked this UPRN to it. That is a matching gap on OUR side, not evidence the property has no band — report it that way round. England and Wales only: Scotland is the Scottish Assessors Association and Northern Ireland is Land & Property Services, neither of which is in this list. Free. Keyed on a UPRN, not an address: call `address_autocomplete` (free) to narrow, then `address_resolve` to get one. Input parameters: - `uprn` (integer, required) ### `auction_discount` (~385 tokens) Auction discount to valuation How far below our valuation UK auction actually clears — the one auction number nobody else can produce. An achieved hammer price against an automated valuation of the SAME property. EIG covers 530+ auctioneers to our six and sells API data, but runs no AVM; we have less auction data and the valuation. The join is the product, not the feed. Nationally over the last 24 months the median lot cleared at about 0.66 of our estimate — a ~34% discount — and 87% of lots sold below it. The spread by district is large and real: PR2 clears near 47% below, N1 under 8%. READ `by_year` BEFORE QUOTING THE HEADLINE, and read `meta.sufficient`. Every AVM in the warehouse shares ONE snapshot date, so this ratio is an auction discount only where the sale and the valuation are close in time. The series sits near 0.65 from 2021 and falls to ~0.44 in 2016-2019 — that fall is house-price growth sitting between the hammer and the estimate, not a deeper discount. Widening `months` past about 60 measures the market, not the auction. `min_lots` suppresses the headline where too few lots match; a median over three sales is not a market rate, and `meta.sufficient` says which you got. Geography is by POSTCODE, not area_id — auction lots carry a postcode. UK only. Free. Input parameters: - `is_commercial` - `min_lots` (integer) - `months` (integer) - `postcode_area` - `postcode_district` ### `auction_comps` (~314 tokens) Auction comparables Auction comparables on ACHIEVED prices, each against our valuation. A portal tells you a property went to auction. This says what it MADE, and what our AVM thought it was worth at the same address — the difference between a comparable and a listing. Use it to judge whether a guide price is realistic, or what a lot is likely to fetch. `achieved_to_avm` is the hammer price as a share of our AVM. Below 1.0 the lot sold under the estimate; the useful spread is wide, from about 0.45 to 0.95 within a single postcode area. Read it alongside `auction_date`: all AVMs share one snapshot date, so an older lot carries market movement as well as discount. Bedrooms and property type come from the UPRN-matched unit rather than the auction catalogue, which populates property_type on 12% of sold lots and tenure on none at all. Give `postcode_district` or `postcode_area` — auction lots carry a postcode, not an area_id, so there is no area_id path here. UK only. Free. Input parameters: - `is_commercial` - `limit` (integer) - `max_beds` - `min_beds` - `months` (integer) - `postcode_area` - `postcode_district` ### `epc_certificates` (~238 tokens) EPC certificates for a property Recent Energy Performance Certificates for a property, newest first: up to five mart certificates and up to five raw certificates. Raw readings include exact certificate URL/address, floor level, top-storey indicator, rooms, area and source dates. Compare source vintages; raw certificates may be newer than the property summary. Unknown floor codes remain unknown; habitable rooms are not bedrooms. Changes between certificates do not alone prove building works or a measured-area change. Each carries a `retrofit_gap`, or null where it cannot be computed. Null means unknown, NOT zero — a zero gap means the property is already at its potential, which is a different claim. No certificate is a real answer, not a failure: EPCs are lodged on sale or let, so a long-held property may never have had one. UK only. Free. Keyed on a UPRN, not an address: call `address_autocomplete` (free) to narrow, then `address_resolve` to get one. Input parameters: - `uprn` (integer, required) ### `energy_profile` (~144 tokens) Energy profile of an area Energy composition of an area: EPC band mix, mains gas / electric / oil split, heat-pump penetration. `area_id` is the marts area id from `area_resolve` — pass `analytics_area_id`, not `area_id`, if the resolve response gives both. Percentages are of properties HOLDING an EPC, not of all stock, and are whole percentages (0-100). EPCs are lodged on sale or let, so long-held and social housing are under-represented — say so when reporting a figure. UK only. Free. Input parameters: - `area_id` (string, required) ### `retrofit_candidates` (~139 tokens) Retrofit candidates in an area Properties in an area with the most improvement headroom, ranked by potential efficiency. Defaults to the sub-standard bands E, F and G. A targeting tool: it returns a list to act on, not a fact about one property. Combine with `fuel='gas'` for the fossil-heated cohort that carries the largest retrofit case. `area_id` is the marts area id from `area_resolve`. UK only. Costs 30 credits (30p). Input parameters: - `area_id` (string, required) - `bands` - `fuel` - `limit` (integer) ### `solar_potential` (~150 tokens) Solar potential of roofs Roof characteristics for solar screening: footprint area, roof shape and material, building height, and whether panels are already present. Returns NO generation estimate, deliberately. Pitch, orientation and shading are not in the warehouse, and a kWp figure derived from footprint alone would read as a yield forecast without being one. Report the usable roof area as a screening figure and say what it excludes. UK only. Costs 20 credits (20p). Keyed on a UPRN, not an address: call `address_autocomplete` (free) to narrow, then `address_resolve` to get one. Input parameters: - `uprns` (array, required) ### `agent_activity` (~124 tokens) Estate agent activity in an area Which estate agents actually transact in an area, ranked by listing count. Sale and rental are counted and averaged SEPARATELY — an asking price and a monthly rent do not combine into one median, so read `median_asking_price` and `median_monthly_rent` as answering different questions. `area_id` is the marts area id from `area_resolve`. UK only. Free. Input parameters: - `area_id` (string, required) - `limit` (integer) - `listing_type` - `months` ### `listing_history` (~145 tokens) Listing history for a property Every marketing snapshot for a property: asking price over time, price reductions, days listed, status changes, agent, image count and whether it had a floor plan. `price_trajectory` appears only when at least two snapshots carry a price. No listing at all is a real answer, not a failure — a property sold off-market or never advertised has none. UK only. Costs 15 credits (15p). Keyed on a UPRN, not an address: call `address_autocomplete` (free) to narrow, then `address_resolve` to get one. Input parameters: - `uprn` (integer, required) ### `equity_estimate` (~162 tokens) Equity gain estimate Current estimated value against the last recorded sale: gain in pounds and percent, and how long it has been held. NOT a loan-to-value: the warehouse holds no mortgage balance, so never describe the result as equity net of debt. The gain is NOMINAL — a 1998 purchase showing +747% has not beaten inflation by that much, and saying so is part of reporting it honestly. A null gain means no recorded sale, not a zero gain. UK only. Free. Keyed on a UPRN, not an address: call `address_autocomplete` (free) to narrow, then `address_resolve` to get one. Input parameters: - `uprns` (array, required) ### `long_held_high_equity` (~141 tokens) Long-held, high-equity properties Long-held properties in an area carrying a large paper gain — the classic off-market cohort, ordered by gain rather than by value. Typical output for a London district: mid-1990s purchases at £23,000-37,000 now valued at £566,000-758,000. `area_id` is the marts area id from `area_resolve`. UK only. Costs 40 credits (40p). Input parameters: - `area_id` (string, required) - `limit` (integer) - `min_gain_pct` (number) - `min_years` (integer) ### `owner_profile` (~160 tokens) Proprietor profile What the Land Registry shows for one proprietor: titles held, company status, country of incorporation, directors and PSCs where known. Give a company number for an EXACT match. A name is a fuzzy substring search — company names repeat across unrelated entities, so a name-matched result is a candidate set, NOT a portfolio, and the response says which kind you got. Report it that way. `n_distinct_titles` is the holding count; `n_rows` is higher because one title appears on several ownership rows over time. UK only. Costs 25 credits (25p). Input parameters: - `company_number` - `limit` (integer) - `name` ### `building_physical` (~240 tokens) Physical form of buildings Physical form of the buildings a set of UPRNs sit in: height, volume, footprint area, floor count, construction and roof material, basement, green roof, solar panels, and the residential/commercial unit mix. `year_built` and `num_floors` are thinly populated and come back null rather than estimated — treat null as unknown, not as absent. `footprint_geojson` is the recorded WGS84 building outline, simplified at 0.5 m, for report maps and illustrative 3D massing. Use `building_height_m` (volume divided by footprint), never altitude `height_m_above_sea_level`, for extrusion. Preserve `geometry_attribution`. The extrusion does not show actual facades, roof details, or a flat's internal boundaries. UK only. Costs 15 credits (15p). Keyed on a UPRN, not an address: call `address_autocomplete` (free) to narrow, then `address_resolve` to get one. Input parameters: - `uprns` (array, required) ### `area_stock_profile` (~106 tokens) Built-stock profile of an area Composition of the built stock in an area: unit counts, HMO share, mixed-use share, median building height and footprint, solar penetration. Medians, not means — one tower would skew an average height enough to make a low-rise district read as mid-rise. Percentages are whole percentages. `area_id` is the marts area id from `area_resolve`. UK only. Free. Input parameters: - `area_id` (string, required) ### `mixed_use_buildings` (~102 tokens) Mixed-use buildings in an area Buildings holding BOTH residential and commercial units — the conversion and permitted-development cohort. Hard to source elsewhere: it is a property of the building's unit mix, not an attribute of any single property. UK only. Costs 30 credits (30p). Input parameters: - `area_id` (string, required) - `limit` (integer) - `min_commercial` (integer) - `min_residential` (integer) ### `plot_utilisation` (~138 tokens) Plot utilisation of land parcels Land parcels by size and how much of them is built on. Set `max_built_coverage` to 0.2 to find largely undeveloped plots. Parcels with NO measured coverage are excluded when you set a ceiling, rather than counted as empty — unknown coverage is not evidence of a vacant plot. Coverage is measured on about 41% of parcels. UK only. Costs 30 credits (30p). Input parameters: - `area_id` (string, required) - `limit` (integer) - `max_built_coverage` - `min_area_m2` (number) ### `h3_density` (~139 tokens) Hex-binned density for maps Hex-binned stock and transaction density for map layers, at H3 resolution 8. DENSITY ONLY. There is no usable price per cell — the hex cube's price column is populated on about 2% of rows and its rental, EPC and per-m2 columns are empty. The response lists what is and is not available; do not offer a price heatmap from this. `tx_n` is the transaction COUNT and `tx_value` is the total in pounds. UK only. Free. Input parameters: - `area_id` (string, required) - `limit` (integer) ### `sourcing_search` (~1157 tokens) Search land, units or buildings in a district or small area Find land parcels, property units or buildings matching search criteria — the sourcing tool. Give a `location` (place name, area code or postcode district) or a `bbox`. AREA LIMIT: one scan covers at most 150 km². A whole town or local authority (Harrogate, Cheltenham, Farnham, most boroughs) is usually larger and is refused with `area_too_large`, which lists the postcode districts covering it. Search a large place district by district: pass one postcode district per call as `location` ("HG1", then "HG2"), or a `bbox` no more than 0.5° on a side. Nothing is charged for a refused area. STRATEGY MODE (preferred). Pass a `strategy` key from `sourcing_strategies` with `lad_code` or `postcode_district`, and the search runs the published preset: its filters, its ranking, and a `score_components` breakdown on every row saying which term earned what. Override any published filter with `strategy_overrides` — `{"min_yield_pct": 8}` — or pass null for a key to switch that filter off. An unknown key is rejected rather than ignored. `listing_state` restricts to on- or off-market units; page with `cursor` from `next_cursor`. Strategy mode ignores the legacy filters below. Filter land by use class and `max_built_coverage` (built footprint as a share of plot, so 0.2 finds substantially empty plots), units by type, bedrooms, EPC band and tenure, and either by owner — `min_years_owned` is the usual off-market signal, and `owner_types` separates companies from public bodies. Returns parcels with ownership attached where the bulk register knows it. For land or units, use sourcing_owners to resolve a specific set afterwards. PARKS, HEATHS, RAILWAYS, CEMETERIES AND UTILITY LAND ARE EXCLUDED BY DEFAULT. The scan is ordered by parcel size, and the largest parcels in any area are its open spaces — unfiltered, a Camden search returned Regent's Park, Hampstead Heath, a ce… Input parameters: - `area_geojson` - `asset` (string) - `bbox` - `company_status` - `cursor`: STRATEGY MODE ONLY: `next_cursor` from the previous page. Inventory pages use `offset`. - `epc_in` - `exclude_owner_types` - `include_undevelopable` (boolean) - `lad_code`: STRATEGY MODE scope (GSS code, e.g. E09000032). Without a strategy, pass the code as `location` instead. - `landuse` - `limit` (integer) - `listing_state`: STRATEGY MODE ONLY, units only: restrict to on- or off-market units. Rejected without `strategy`. For what is on the market now use `sourcing_live_listings`. - `location` - `max_area_m2` - `max_beds` - `max_built_coverage` - `max_floor_area_m2` - `max_floors` - `max_unexpired_years` - `max_units` - `min_area_m2` - `min_beds` - `min_floor_area_m2` - `min_floors` - `min_rlv` - `min_score` - `min_units` - `min_years_owned` - `offset` - `opportunities_only` (boolean) - `owner_types` - `postcode_district`: STRATEGY MODE scope (e.g. SW11). Without a strategy, pass it as `location`. - `property_types` - `require_owner` (boolean) - `strategy`: A preset key from `sourcing_strategies`. Turns on strategy mode. - `strategy_overrides`: STRATEGY MODE ONLY. Values for the preset's own filter keys. - `tenure` ### `sourcing_owners` (~128 tokens) Owners of sourced parcels Resolve registered owners for parcels returned by `sourcing_search`. Uses the bulk HM Land Registry corporate and overseas ownership registers, so it names companies, public bodies and overseas entities. Individually owned titles are not in the bulk data and come back unresolved — that is a gap in the free register, not a failed lookup, and naming an individual requires a paid per-title purchase which this tool does not make. UK only. Costs 25 credits (25p). Input parameters: - `asset` (string) - `parcel_ids` (array, required) ### `query_semantic` (~214 tokens) Governed semantic query Run a governed query against the semantic layer: choose an entity, then the metrics, dimensions and filters you want. Aliases are resolved to physical columns by the registry, so this cannot reach anything the semantic model does not expose. The result includes the generated SQL. Bounded and self-describing. UK only. Costs 50 credits (50p). You are charged if the query reaches the warehouse and then times out or errors there; a rejected query is free, and so is one that matches no rows. Filter area facts on the `analytics_area_id` from area_resolve; they are monthly, so a year ("2025") or quarter is widened to its months. Input parameters: - `dimensions` - `entity` (string, required) - `filters` - `joins` - `limit` (integer) - `metrics` - `order_by` - `period` - `select` ### `asking_price_index_series` (~328 tokens) Asking-price index (portal listings) Hedonic ASKING-PRICE index for one postcode district, local authority or Great Britain, from portal listings (Rightmove ~95%), 2022M01 = 100, with 80% bands and posterior standard errors, smoothed toward the parent geography. Use this for "how have asking prices in W14 moved since 2022" or to see whether sellers are ahead of or behind the sold-price index (market_index_series). Asking LEADS sold by months and includes what never sells; `value` is an index level, never a price. For asking-price LEVELS use listing_market_series. `area_code` is a postcode district ("W14") with area_type="district", a local authority NAME ("Camden") with area_type="lad", or "NATIONAL". An unknown area is an error naming the nearest matches; read them back. READ provenance.pub_freq: the pipeline judged which grain this area's data can resolve (posterior SE of the monthly move <= 1 pp). If it says quarterly, prefer frequency="quarterly" and say the monthly series is noisy. `inc_se_pp` on each point is the SE of that period's move. Free. Input parameters: - `area_code` (string) - `area_type` (string) - `end` - `frequency` (string) - `limit` (integer) - `method` (string) - `start` ### `asking_rent_index_series` (~229 tokens) Asking-rent index (portal listings, ONS-validated) Hedonic ASKING-RENT index for one postcode district, local authority or Great Britain, from portal lettings, 2022M01 = 100, with bands and SEs. This is the residential rent index; commercial_rent_index_series is the VOA one for commercial property. It is validated every build against the ONS Price Index of Private Rents by local authority and NOT published in a month where the two disagree by more than a few points a year — so a missing recent month is a refusal, not an outage; say so. Asking rents, not achieved; `value` is an index level, never a rent. For rent LEVELS and yields use listing_market_series. Same area and frequency rules as asking_price_index_series. Free. Input parameters: - `area_code` (string) - `area_type` (string) - `end` - `frequency` (string) - `limit` (integer) - `method` (string) - `start` ### `listing_market_series` (~311 tokens) Supply-side listing statistics Monthly supply-side statistics from portal listings for one area, channel and bedroom band: listings added and reduced, reduction share (the market-temperature signal), asking price or rent median and quartiles, £/m² where a floor area is stated, new-build share, agent concentration (HHI, top-3 share), and — on rent rows — gross yield on two bases (cell rent over cell price; per-listing rent over the unit's AVM value), and on sale rows the asking-to-sold ratio and days to completion on listings the registry matched to a sale. THREE THINGS TO SAY WHEN YOU QUOTE THIS. (1) listings_added_n is the NEVER-REDUCED cohort — listings later reduced carry no listing date — so it undercounts new listings by reduction_share. (2) sold_matched_n is a match-rate-limited subset; never divide it by listings_added_n and call it a sell-through rate. (3) There is no days-on-market-to-sale here: the portal records no exit dates. Use listing_stock_series for what is on the market NOW. Free. Input parameters: - `area_code` (string) - `area_type` (string) - `bedroom_band` (string) - `channel` (string) - `end` - `limit` (integer) - `start` ### `listing_stock_series` (~178 tokens) Live listings stock, daily Live listings on the market by day for one area, channel and bedroom band — the stock-on-market series, with the median age of the dated live stock, median asking price or rent, and the new-build count. The series began 2026-09-05 and grows by one point a day: the portal keeps no exit dates, so stock cannot be reconstructed for the past, only observed forwards. A short series is therefore expected, not missing data. `start` / `end` are dates (YYYY-MM-DD). Free. Input parameters: - `area_code` (string) - `area_type` (string) - `bedroom_band` (string) - `channel` (string) - `end` - `limit` (integer) - `start` ### `property_planning_history` (~213 tokens) Planning history at a property Planning history AT this property: applications linked to the unit or its building — each with decision, dates, appeal, CIL liability, development type and `match_level` (`unit`, `building`, or `nearby` within 25 m when nothing is linked) — a summary (approved / refused / withdrawn / pending), what needs consent here from the designation flags read three-valued (`applies` against `unchecked`), the LPA, and `coverage`: official planning data covers the 33 London boroughs today, so `status: not_covered` outside London is a different answer from `no_applications`, and is not charged. UK only. Costs 5 credits (5p). Keyed on a UPRN, not an address: call `address_autocomplete` (free) to narrow, then `address_resolve` to get one. Input parameters: - `uprn` (integer, required) ### `property_planning_history_batch` (~135 tokens) Planning histories for up to 100 properties \`property_planning_history` for up to 100 properties in one call, per-item outcomes (ok | no_applications | not_covered | not_found | error) in input order. Charged per property answered — the sum of the single calls, never more; not_covered rows are free. UK only. Costs 5 credits (5p). Keyed on a UPRN, not an address: call `address_autocomplete` (free) to narrow, then `address_resolve` to get one. Input parameters: - `uprns` (array, required) ### `commercial_property` (~272 tokens) Commercial property report: RV, indexes, yield, owner The commercial property report, by UPRN or by VOA UARN: the hereditament as the 2026 rating list describes it (rateable value, sector, description), the sector's rent index across the 2010/2017/2023/2026 lists and its capital index (national, plus the local authority where one exists), an income-basis value that capitalises the RV at the district's commercial auction net yield — with the yield's receipt, and `not_available` where the district published none — the auction history at the address, the district's commercial auction market by quarter, the registered owner and the lease. Blocks that cannot be derived today say `not_available` with the reason (the RV history per hereditament; the VOA measured area). RV is a rating measure at the antecedent valuation date, not passing rent — say so when you quote the income-basis figure. UK only. Costs 10 credits (10p). Keyed on a UPRN, not an address: call `address_autocomplete` (free) to narrow, then `address_resolve` to get one. Input parameters: - `uarn` - `uprn` ### `build_cost` (~248 tokens) Build cost: index, regional factor, estimate Build cost for a scheme: the sector's cost index with its 1- and 5-year movement, the regional location factor (`region`: NATIONAL, LONDON, SOUTH_EAST — an error lists what is loaded), the editorial on-cost percentages (prelims, contingency, overheads & profit, professional fees) and, given `gia_m2` and `rate_gbp_m2` (your BCIS or in-house base rate, with `rate_period` in the series' own format, e.g. 2024Q1), an estimate: the rate carried through the index to the latest period, localised, multiplied out, with totals at low / mid / high on-costs. The £/m² benchmark leg says `not_available` until a tender benchmark is loaded — no rate is invented, and nothing here is a modelled number. UK only. Free. Input parameters: - `basis` (string) - `gia_m2` - `rate_gbp_m2` - `rate_period` - `region` (string) - `sector` (string, required) ### `data_coverage` (~183 tokens) Data coverage register for a local authority The data-coverage register for a local authority — read it before the data: per-field non-null and source shares over every unit in the authority (floor area, bedrooms, year built, EPC, last sale, tenure…), which designation flags were checked and how fully, how many units carry a registered lease or a hereditament, whether official planning data covers the authority and how deep it goes (applications, link shares, latest decision), and how much of the live listing stock the sweep has dated. `area` is a GSS code (E09000032), a local authority name (Wandsworth) or a warehouse area id. State the coverage before quoting a share from a thin field. UK only. Free. Input parameters: - `area` (string, required) ### `sourcing_strategies` (~197 tokens) The nine sourcing strategies, with readiness The nine sourcing strategies as data — read this BEFORE running `sourcing_search` in strategy mode. Each preset publishes its thesis, its filters (every key overridable, with the default and the unit), its ranking components with weights and scales, the feature columns it reads, the data gaps that limit it, and its version. Pass `area` as a local-authority GSS code (E09000032) to get `data_ready` per strategy for that authority: `ready`, `partial`, `not_ready` or `unknown`, with the coverage share behind the verdict. A `partial` verdict is usable — say the share when you report the results. Do not run a preset over an authority marked `not_ready` without telling the user what is missing. UK only. Free. Input parameters: - `area` ### `sourcing_live_listings` (~441 tokens) Live listings enriched against our valuation What is on the market RIGHT NOW in these postcode districts, each listing enriched against our own record of the property: asking price against our valuation (`asking_vs_avm_pct`, `discount_to_avm_gbp`), £/m², gross yield on both the asking and valuation bases, unexpired lease years, EPC with its retrofit gap, the designation flags, days listed, the agent, and a plain-language `signals` list. A drawn UK polygon can scope the search; pass postcode_districts=[] to resolve its districts. At most 64 corners, 150 km² and 20 districts. Only listings with located properties inside the boundary match. Tenure accepts freehold or leasehold. Tenure, EPC ratings and minimum gross yield filter before pagination. Yield uses recorded asking monthly rent annualised against the asking or auction guide price. Unknown rent/price cannot satisfy a yield filter. There is NO total — a district holds far more archived listings than live ones, so counting them costs seconds while the page costs milliseconds. Read `has_more` and page with `offset`; never tell a user how many listings exist, only how many you fetched. A listing enriches only where the portal's own UPRN match landed on a unit we hold; `enrichment.n_with_valuation` says how many of the rows that was, and the rest carry the listing's fields with null comparisons. UK only. Costs 10 credits (10p). Input parameters: - `area_geojson` - `auction_only` (boolean) - `channel` (string) - `epc_in` - `limit` (integer) - `max_beds` - `max_price` - `min_beds` - `min_gross_yield_pct` - `min_price` - `new_homes` - `offset` (integer) - `postcode_districts` (array, required) - `tenure` ### `sourcing_offmarket_owners` (~282 tokens) Owners in an area, ranked as an approach list Who owns the stock in an area, ranked as an approach list: units held here, total value and equity, average and longest years held, how many of their units are on a short lease or already on the market, company status, and the signals behind the rank. Pass a `strategy` to rank the owners of only the units that preset points at — the owners of short-lease flats in a borough, say. COMPANIES ONLY, by construction: owners are grouped by company number, so units held by private individuals have no group to appear in. They are counted under `not_itemised` and never listed, and you must not attempt to identify them by other means. Report the `scope.share_itemised` figure so the user knows what fraction of the area the list covers. `national_portfolio` reads `not_available`: only the in-area holding is known, and it is not the owner's whole book — do not present it as one. UK only. Costs 10 credits (10p). Input parameters: - `lad_code` - `limit` (integer) - `min_units` (integer) - `postcode_district` - `strategy` - `strategy_overrides` ### `land_assembly` (~327 tokens) Adjacent parcels, owners and the combined site The parcels adjacent to one parcel and who owns each — the first question of a site assembly. Returns each neighbour with its area, land use, constraints and registered proprietor, plus a `combined` block: total area in m² and hectares, the number of distinct owners, how many neighbours already share the subject's proprietor (the parcels needing no second negotiation), how many have no linked owner, and every constraint present across the whole assembly. Address the subject by `parcel_id`, `inspire_id`, `title_number` or `uprn`. Adjacency means a boundary intersecting the subject's buffered by `tolerance_m` (0.5 m default) — registered boundaries rarely share an exact edge, so a strict touch finds almost nothing. Widen `ring_m` to look further than immediate neighbours. A neighbour with no owner is one no registered title has been linked to, NOT one nobody owns — say which when you report it. UK only. Costs 10 credits (10p). Keyed on a UPRN, not an address: call `address_autocomplete` (free) to narrow, then `address_resolve` to get one. Input parameters: - `inspire_id` - `limit` (integer) - `parcel_id` - `ring_m` (integer) - `same_owner_only` (boolean) - `title_number` - `tolerance_m` (number) - `uprn` ### `planning_precedents` (~392 tokens) Approval rate and decision time nearby What happened to applications like this one nearby — the planning precedent record. Give a point (`lat`/`lon`) or an `lpa_code`, optionally narrowed by `application_types` (substrings of the authority's own type labels, e.g. ["Householder"]). Returns the approval RATE with its denominator, the median days to a decision, a breakdown by application type, and recent examples with their outcomes and links. TWO DENOMINATORS, AND THEY ARE NOT THE SAME. The rate is over approvals plus refusals only. The decision time is over the much smaller set of applications carrying BOTH a received and a decision date — about 13% of the register. Quote each with its own n; never present the timing sample as though it were the rate's. IT IS A RATE, NOT A PROBABILITY. It says what a committee did nearby, not what it will do with this proposal. Do not convert it into a chance of approval. Withdrawals, advisory outcomes (observations on another authority's application, and confirmations that consent was not required) and undecided applications are counted separately and excluded from the denominator — they appear under `excluded_from_rate`. COVERAGE IS LONDON. The official register is the 35 Greater London authorities; elsewhere this returns nothing, which is a coverage gap and NOT a quiet planning history. Say so rather than implying the site is unprecedented. UK only. Costs 10 credits (10p). Input parameters: - `application_types` - `examples` (integer) - `lat` - `lon` - `lpa_code` - `radius_m` (integer) - `years` (integer) ### `commercial_market` (~290 tokens) Commercial capital and rent indices for a place The commercial market for a sector and a place: the repeat-sales CAPITAL index, the VOA rating-list RENT index, and the rated stock standing in the authority with its hereditament count, total and median rateable value. THE TWO INDICES ARE NOT COMPARABLE and must never be plotted on one axis or differenced. The capital index is quarterly and THIN — several quarters rest on single-digit sale pairs, `n_pairs` is on every point, and `thin_periods` names the recent ones you should not quote a move from. The rent index is keyed on VOA rating lists at their antecedent valuation dates, so it has four points in sixteen years and each is a revaluation of a constant sample, not a quarter. Only 19 local authorities carry a capital series, ALL sector only, because a local sector cell is too thin to publish. Ask for one that has none and the NATIONAL series comes back labelled as national — check `area.index_scope` before describing it as local. Rated stock is the 2026 list only, so it is a snapshot: RV change on appeal is not derivable per property. UK only. Free. Input parameters: - `area_key` - `lad_code` - `sector` ### `sourcing_commercial` (~435 tokens) Rated commercial stock in an authority Rated commercial stock in a local authority, filtered by sector and rateable value — the commercial sourcing lane. Each row carries its rateable value, an income-basis value, the freeholder where a title links, and any auction history. NO £/m² IS PUBLISHED and you should not compute one. The VOA's measured area is not loaded, and dividing a hereditament-level rateable value by the twin's unit-level floor area gives nonsense — it produced £235,301/m² on a Westminster office before it was removed. `lad_code` is REQUIRED and is the only scope: this is the one indexed way into the twin for a bounded set of hereditaments. Use `area_resolve` to turn a place name into a GSS code. RATEABLE VALUE IS NOT RENT. It is the VOA's estimate of annual rental value at the rating list's antecedent valuation date (1 April 2024 for the 2026 list). Do not quote it as passing rent or as income. `income_basis_value` divides that RV by the district's own commercial auction yield, so it is an arithmetic conversion anchored to local evidence, not a valuation — and it reads `not_available` where the district has no auction yield evidence, because a default yield would produce a number that looks like a valuation. Report the yield and the number of lots behind it. One rating list is loaded (2026), so there is no RV trajectory per property, no measured floor area from the VOA, and no vacancy signal. UK only. Costs 10 credits (10p). Input parameters: - `lad_code` (string, required) - `limit` (integer) - `max_rv` - `min_rv` - `offset` (integer) - `scat_codes` - `sectors` - `single_hereditament` (boolean) - `with_owner` (boolean) ### `parcel_lookup` (~319 tokens) One parcel: owner, units, plot, constraints One land parcel in full: its INSPIRE id, title number and OS id, area and land use, the registered proprietor where a title links, the units standing on it, plot utilisation, and every constraint flag. Address it by `parcel_id`, `inspire_id`, `title_number` or `uprn` — whichever handle you have. Use `land_assembly` instead when you want the neighbours. CONSTRAINTS ARE THREE-VALUED. `in_zone`, `checked_false` and `not_checked` are three different answers, and a parcel with unchecked flags is UNASSESSED, not unconstrained. Never report an unchecked flag as clear. Plot coverage is built footprint over parcel area: a ground-plane measure that says nothing about storeys, so it is not a density. The unbuilt ground it implies is an upper bound before any constraint, access or amenity test — not a developable area, and not a capacity. Restrictive covenants read `not_available`: the register holds them per title and the title-to-parcel link is partial. UK only. Costs 5 credits (5p). Keyed on a UPRN, not an address: call `address_autocomplete` (free) to narrow, then `address_resolve` to get one. Input parameters: - `inspire_id` - `parcel_id` - `title_number` - `uprn` ### `changes_since` (~479 tokens) What changed since your cursor What changed since you last looked — the portal change feed. Pass the `next_cursor` from your previous call to get only what is new; on a first call give a scope (`postcode_districts` or `uprns`) or a `since` date, because an unbounded read of a 14.6-million-row feed is refused. THE CURSOR IS AN EVENT ID, not a timestamp. Rows recorded late always take higher ids, so nothing slips behind your watermark between polls. Each event carries both `event_date` (when the portal says it happened) and `observed_at` (when our sweep saw it) — a backfill has an old date and a recent observation, which is exactly why the cursor is an id. READ `coverage.event_types` BEFORE TRUSTING AN EMPTY PAGE. `added` and `price_reduced` are live and daily. `price_increased` and `status_changed` are sparse and only start in late August. **`delisted` has ONE row in the whole table: withdrawal is NOT observed, so an empty result for it means we cannot see it, not that nothing was withdrawn.** Five change kinds a user may ask for — planning decisions, ownership changes, a lease crossing 80 or 60 years, a new EPC, an AVM move — have no feed at all and are listed under `coverage.not_yet_fed`. Say which of these you cannot answer. On a price change, `price.old_price_source` says whether the old price came from the event itself or was derived from the listing's previous event; the portal usually reports only the new price. Where neither is available the change is null, never zero. UK only. Costs 5 credits (5p). Keyed on a UPRN, not an address: call `address_autocomplete` (free) to narrow, then `address_resolve` to get one. Input parameters: - `channel` - `cursor` - `event_types` - `limit` (integer) - `postcode_districts` - `since` - `uprns` ### `property_rental_estimate` (~312 tokens) Rent estimate with its basis and yield What this property would let for, and on what basis. Always quote the basis: `unit_asking` is the property's OWN live rental listing (an asking rent, not an achieved one); `area_asking` is the median asking rent for its bedroom band in its postcode district — a locality statistic applied to one property, so quote the p25–p75 range with it rather than the median alone. `unit_hedonic`, a per-unit model, does not exist (gap G1). THE YIELD IS GROSS: annual rent over our valuation, before voids, management, maintenance, insurance, ground rent or service charge. A net yield is materially lower and we do not publish one — do not present the gross figure as what an investor keeps. The LHA block is the local housing allowance for the property's broad rental market area. That is a HOUSING BENEFIT CAP, not a market rent: it is the floor for a supported tenancy and usually below the market median. The shared-room rate is included for an HMO room-by-room comparison. UK only. Costs 5 credits (5p). Keyed on a UPRN, not an address: call `address_autocomplete` (free) to narrow, then `address_resolve` to get one. Input parameters: - `beds` - `uprn` (integer, required) ### `property_energy_retrofit` (~305 tokens) Energy rating, MEES and the retrofit gap The energy picture for one property: current rating against the certificate's own potential, the points and letter bands available, the fabric and heating the assessor recorded, and MEES. MEES IS A LEGAL BAR, NOT A VALUATION NOTE. An F or G cannot lawfully be let on a new or continuing tenancy in England and Wales without a registered exemption. Report it as a constraint on what the owner may do, not as a discount to apply. A band letter is a RANGE — G spans 19 SAP points, D spans 13 — and the range is on the response. A null gap means unknown, never "already at potential". `recommended_measures` reads `not_available` (gap G3): the assessor's own improvement list with indicative costs is published by MHCLG in a file we do not load. Do NOT substitute a generic list of retrofit measures — it would read as this property's assessment. No pound figure is put on the uplift either; the elasticity is local and contested and we have not estimated one. UK only. Costs 5 credits (5p). Keyed on a UPRN, not an address: call `address_autocomplete` (free) to narrow, then `address_resolve` to get one. Input parameters: - `uprn` (integer, required) ### `property_report` (~247 tokens) One composed document for a property Everything we hold about one property, as one document — summary, the registered lease, the risk report with every flag three-valued, a rental estimate with its basis, the energy picture, and the planning decisions nearby. One price for the composition, cheaper than the sections bought separately. CHECK `sections_degraded` BEFORE SUMMARISING. A section that could not answer degrades in place and names the KIND of absence — `not_found`, `no_certificate`, `not_available` with its gap, or `error` — and those call for different things being said. Report what did not answer rather than describing the document as complete. Each section is the standalone tool of the same name with the same receipts; nothing is computed differently because it is inside a report. UK only. Costs 25 credits (25p). Keyed on a UPRN, not an address: call `address_autocomplete` (free) to narrow, then `address_resolve` to get one. Input parameters: - `include_precedents` (boolean) - `uprn` (integer, required) ### `area_report` (~208 tokens) One composed document for an area The market for one area, as one document: sourcing readiness per strategy from the coverage register, the commercial capital and rent indices with rated stock, the planning decision record for the authority, and the live listing stock. THE TWO SCOPES ARE NOT INTERCHANGEABLE. Readiness, commercial stock and the planning register are keyed on the LOCAL AUTHORITY (`lad_code`, a GSS code — use `area_resolve` to get one); the live listing lane is keyed on POSTCODE DISTRICT. Pass both to fill every section, and expect the unsupplied half to read `not_available` with that reason rather than empty. As with `property_report`, check `sections_degraded` before describing the document as complete. UK only. Costs 25 credits (25p). Input parameters: - `lad_code` - `postcode_district` - `sector` (string) ### `property_media` (~368 tokens) Photographs, floorplans and brochures Photographs, floorplans, EPC graphs and brochures for a property, from the listings we have crawled. Narrow with `types` — a comma-separated list of `image`, `floorplan`, `epc`, `brochure`, `virtual_tour`. EVERY LINK IS OURS AND EVERY LINK EXPIRES. Do not store them; call this again when you need fresh ones, and set `ttl_seconds` to match how long the surface you are building keeps them on screen. The portal's own URL is never returned, so a saved response cannot turn into a hotlink later. COVERAGE IS UNEVEN AND THE COUNTS TELL YOU. We hold the actual files for floorplans and brochures only, and for a minority of those; everything else — including all photographs — is a link that redirects to the source. `n_held_by_us` against `n_redirected` says which is which for this property, and `delivery` says it per item. Do not describe a property as having no photographs when the answer is `no_media`: about a third of listings never resolve to a UPRN, so that is as often a matching gap as an absence. Each item carries the portal and host it came from — useful when a user asks where a picture is from, and when one source turns out to be bad. UK only. Free. Keyed on a UPRN, not an address: call `address_autocomplete` (free) to narrow, then `address_resolve` to get one. Input parameters: - `ttl_seconds` (integer) - `types` - `uprn` (integer, required) ## Diagnostics Captured diagnostic sections: TLS, DNSSEC, Authorisation, Transports. The full working is on the page: https://verifymcp.io/servers/ai-marketcode-marketcode/mcp#diagnostics ## Score history - 2026-11-05: 71 - 2026-11-04: 71 - 2026-11-03: 70 - 2026-11-02: 70 - 2026-11-01: 69 - 2026-10-31: 69 - 2026-10-30: 68 - 2026-10-29: 68 ## Common questions ### What is the MarketCode MCP server? MarketCode is an MCP server listed in the public MCP registry as ai.marketcode/marketcode. UK property intelligence with evidence behind the numbers. This page covers its hosted endpoint (https://mcp.marketcode.ai/mcp). ### Is the MarketCode MCP server safe to use? MarketCode scores 71 out of 100 on VerifyMCP. That is a record of what we were able to check automatically, not an endorsement. The category breakdown on this page shows every signal behind the number, including the ones we could not confirm. ### What tools does the MarketCode MCP server expose? MarketCode exposes 106 tools: entity_search_capabilities, lookup_entities, ask_question, search_entities, search_summary, and 101 more. Their descriptions and schemas cost roughly 25,845 tokens of context every time the server is loaded. ### Does the MarketCode MCP server require authentication? Yes. MarketCode asked us for credentials when we connected, so you will need to authorise it in your MCP client before it can do anything. ### Is the MarketCode MCP server still maintained? MarketCode is still listed as active in the MCP registry. We last reached this channel on 5 November 2026. Those dates come from our own scans of the registry and the channel itself, not from anything the publisher announced. ## Links - Remote endpoint: https://mcp.marketcode.ai/mcp - Changelog RSS feed: https://verifymcp.io/servers/ai-marketcode-marketcode/mcp.xml - Changelog JSON feed: https://verifymcp.io/servers/ai-marketcode-marketcode/mcp.json - HTML version of this page: https://verifymcp.io/servers/ai-marketcode-marketcode/mcp