Packaging a property deal means turning a raw opportunity into a clear, evidence-backed document an investor can say yes to in minutes. A strong deal pack does three things: it states the numbers honestly (purchase, costs, refurb, exit), it proves them with sources, and it answers the questions a cautious buyer would ask before they part with money. Get those three right and you remove the friction that kills most sourced deals.
By the Check Labs research team · Updated June 2026.
This guide is information, not financial or legal advice. Always run your own due diligence and take professional advice before committing to a deal.
What "packaging" actually means
A deal pack (sometimes called a deal sheet or investor pack) is the single document you send to an investor to present a sourced opportunity. It is not a sales brochure. The best packs read like a mini due-diligence file: confident where the evidence is strong, transparent where there is uncertainty.
Most credible packs cover the same ground:
- The headline numbers and the strategy (flip, BTL, BRR, HMO).
- Where every figure comes from (comparables, quotes, agent guidance).
- The risks, and how a buyer would mitigate them.
- What happens next — price, terms, and how to proceed.
If you source deals regularly, build a template once and reuse it. Our Property Pack Maker does this for you, turning your inputs into a branded, investor-ready PDF.
Step 1 — Nail the figures first
No amount of presentation rescues a weak deal. Before you write a word, confirm the maths stacks up. Run the opportunity through the free Deal Analyser so the numbers are consistent and stress-tested.
The core figures to establish:
- Purchase price — what you can realistically secure it for, not the asking price.
- Refurbishment cost — ideally a builder's quote, otherwise a defensible estimate with a contingency (typically 10–15%).
- Acquisition and holding costs — stamp duty, legals, survey, finance interest, insurance, and voids.
- Exit value — the GDV for a flip or refinance, or the achievable rent and yield for a hold.
Frame every figure as evidence-based. "End value c. £X based on three sold comparables within 0.3 miles" is credible. A single round number is not.
Step 2 — Prove the comparables
Investors trust packs that show their working. For an exit valuation, include three to five genuine comparables: similar property type, similar size, sold recently, and nearby. Note the address (or street), sale price, date, and why it is relevant.
For rental figures, cite current listings or letting agent guidance for the same area and specification — not a hopeful round number. If you are presenting a BRR deal, show both the rent (for the hold) and the refinance valuation (for pulling capital out), because the buyer needs both to work.
Step 3 — Document the strategy and timeline
Spell out exactly how the investor makes money and over what period. A flip and a hold are very different propositions, so be explicit:
- The strategy and why it suits this property and area.
- An indicative timeline — purchase, works, refinance or sale.
- The funding assumption (cash, mortgage, or bridging) and roughly what it costs.
If finance affects the return, say so. Bridging is fast but expensive, and the interest eats into margin on anything that overruns.
Step 4 — Be honest about risk
Counter-intuitively, naming the risks builds trust. Every deal has them; pretending otherwise makes an experienced investor nervous. Cover the obvious ones: refurb overruns, market softening, planning or title issues, EPC requirements for lettings, and exit liquidity.
A short, honest Risk Report section — what could go wrong and how it is mitigated — often does more to win the deal than another paragraph of upside. It signals you have done the work.
Step 5 — Assemble the pack
Pull it together into one clean document. A typical investor pack runs to a handful of pages and includes:
- Summary page — headline numbers, strategy, projected return at a glance.
- The property — address, photos, type, tenure, condition.
- The numbers — full breakdown of purchase, costs, refurb, exit.
- Comparables — your evidence for the values used.
- Strategy and timeline — the plan and the funding.
- Risk and assumptions — honestly stated.
- Next steps — your fee, terms, and how to proceed.
Keep branding consistent and the writing plain. The goal is clarity, not gloss.
The deal-packaging checklist
Before you send a pack, confirm you have:
- [ ] Purchase price confirmed and realistic
- [ ] Refurb cost quoted or defensibly estimated, with contingency
- [ ] All acquisition and holding costs included
- [ ] Exit value backed by 3–5 recent comparables
- [ ] Rent figures sourced for hold strategies
- [ ] Yield, profit, or return clearly stated and stress-tested
- [ ] Strategy and timeline explained
- [ ] Funding assumption and its cost shown
- [ ] Risks named and mitigations given
- [ ] Tenure, EPC, and any legal/planning notes checked
- [ ] Your fee and terms stated upfront
- [ ] Document proofread, branded, and exported as a clean PDF
Work through this and use the Deal Sourcing hub for the tools and templates that support each step.
Common questions
What should a property deal pack include? At minimum: the property details, a full cost and exit breakdown, comparable evidence, the strategy and timeline, an honest risk section, and your fee and terms. Anything an investor would otherwise have to ask for.
How long should a deal pack be? Long enough to answer the obvious questions, short enough to read in one sitting — typically a few pages. Lead with a one-page summary so a busy investor gets the headline immediately.
How do I value the exit on a deal? Use recent sold comparables for the same property type, size, and area for a flip or refinance (GDV); for a hold, use current local rents to derive the yield. Cite your sources rather than guessing. The Deal Analyser keeps the calculation consistent.
Should I include risks, or will that put investors off? Include them. Experienced investors expect honesty and distrust packs that read as flawless. A clear Risk Report section, with mitigations, tends to increase confidence rather than reduce it.
Do the same rules apply in Scotland and Wales? The packaging principles are identical, but some specifics differ — land transaction tax (LBTT in Scotland, LTT in Wales rather than SDLT), conveyancing process, and tenancy law all vary. Note the jurisdiction in your pack and check local rules.
Next step
The fastest way to a credible pack is to get the numbers right first. Run your opportunity through the free Deal Analyser — it stress-tests the figures and surfaces the costs sourcers most often forget. When the deal stacks up, send it straight to the Property Pack Maker to produce a branded, investor-ready PDF in minutes. Start free, and only upgrade when you have a deal worth presenting.