{"exported_at":1777730569,"count":199,"feedback":[{"feedback_id":2,"lead_id":"1581899000365533072","feedback_text":"test again","feedback_author":"jamie test nbote","feedback_created_at":1777293440,"address":"Flat 8, Hillier Lodge, 70a Hampton Road, Teddington, TW11 0JH","postcode":"TW11 0JH","john_value_text":"c.200k probably tops - caution urged due to size and market. JH","john_value_gbp":200000,"john_value_type":"refurb_ceiling","john_review_date":"2026-04-27","john_lead_json":{"FF":null,"UKPS_Offer":null,"Price_on_the_market":null,"Service_Charge":"1000pa approx","Suggested_Guide_Reserve_B":null,"BMH_Value":"c.200k probably tops - caution urged due to size and market. JH","Auction_Name":null,"Additional_Information":"near teddington cric club and teddington station","Which_Floor":"1st floor","Purchase_Date":null,"Lead_Status":"Nurture","Full_Name":"Miranda Llewellyn","Auction_Date1":null,"BMH_Last_Offer":null,"SF":null,"Reason_for_Sale":"Former Buy to Let","Tenanted_Vacant":null,"Review_Date":"2026-04-27","Street":"Flat 8, Hillier Lodge, 70a Hampton Road","Mortgage_Remaining":"107,000","Zip_Code":"TW11 0JH","id":"1581899000365533072","Sale_Agreed":null,"GF":null,"Reviewed":true,"Review_Notes":null,"Needs_Review":false,"Seller_Value":"210,000","Modified_Time":"2026-04-30T12:54:37+01:00","BMH_First_Offer":"160,000","Created_Time":"2026-04-27T10:15:30+01:00","Suggested_Guide_Reserve":null,"Length_of_lease":"965","Property_Type":"Studio Flat","City":"Teddington","Additional_Info":"great location\nstudio flat - need to be careful of this market","How_Quickly_do_you_want_to_Sell":"2 months+","Bedrooms":null,"Parking_Garden":"communal gardens, rear parking allocated","Property_Condition":"6","Suggested_Guide_Reserve_A":null,"Auctioneer_D":null,"Is_it_on_The_market":"No","Bathrooms":null,"Sold_At_Auction_Price":null,"Purchase_Price":null,"Auctioneer_C":null},"john_notes_json":[{"author":"John Henry","modified":"2026-04-27T11:44:33+01:00","created":"2026-04-27T11:44:33+01:00","title":null,"content_html":"This last sold for 58k in July 1999. It currently has a zoopla estimate of 215k. We are in a 3 storey block on an A-road (bus route) in Hampton Hill in SW London. There have not been any auction sales in the postcode. In TW11 at auction the London auctioneers will be able to help. Our property according to RM sold was last marketed in 2023 for 210k and details showed it to be an ok presented small (280 sq ft) studio flat with an open plan kit and a white bathroom. It has a SOF and o/s/p. Within ¼ mile 2/2 studios are SSTC – according to Chase Buchanan base offers on c.200k – unsure whether this is mortgageable – the local small flat market is poor as it is in the rest of London so I would rely solely on the auctioneers here – we also need to see how poor the 6/10 condition is.","content_text":"This last sold for 58k in July 1999. It currently has a zoopla estimate of 215k. We are in a 3 storey block on an A-road (bus route) in Hampton Hill in SW London. There have not been any auction sales in the postcode. In TW11 at auction the London auctioneers will be able to help. Our property according to RM sold was last marketed in 2023 for 210k and details showed it to be an ok presented small (280 sq ft) studio flat with an open plan kit and a white bathroom. It has a SOF and o/s/p. Within ¼ mile 2/2 studios are SSTC – according to Chase Buchanan base offers on c.200k – unsure whether this is mortgageable – the local small flat market is poor as it is in the rest of London so I would rely solely on the auctioneers here – we also need to see how poor the 6/10 condition is.","content_len":787}],"ai_value_10_10":230000,"ai_market_value":185000,"ai_as_is_value":0,"ai_confidence":"medium","ai_route":"bmh_auction","ai_route_reason":"Studio flat with 27sqm floor area, 6/10 condition, former BTL, £107k mortgage outstanding — mortgage-to-value is fine but studio market in TW11 is thin and illiquid; BMH auction via BM is the right vehicle to flush out an investor/cash buyer. PT route would drag given the size and studio classification.","ai_summary_json":{"market_position":"—","street_external":"—","sales_evidence":"—","key_risks":"—","comment":"The block is fine — solid 1950s/60s brick in a decent Teddington location and two in-block sales give us a comp anchor. The problem is Flat 8 is a 27sqm one-room studio and the seller is anchoring at £210k, which is where Flat 15 (almost certainly a larger flat) sold in November. IMO that's the ceiling for a well-presented unit here, not a 6/10 condition micro-studio. Get the lease length confirmed before anything else — '965' on the lead form is meaningless and if it's under 80 years we're walking. Subject to lease being fine, BM are the natural auctioneers for a TW11 leasehold investment lot. Market value as-is c.£185k; refurb max c.£230k.","headline_verdict":"Tiny 27sqm studio in a solid Teddington block; market c.£185k as-is; route to BMH auction via BM.","key_risks_bullets":["27sqm studio — only 1 habitable room per EPC; severely limits mortgage pool, cash or BTL buyers only","Seller's £210k estimate is at the top of the in-block comp range — condition 6/10 doesn't support that figure","£107k mortgage remaining — workable at our likely offer level but confirm exact lease term urgently","Tenure on lead shows '965' — assumed leasehold; lease length not confirmed; sub-80yrs = mortgage killer","The Roebuck pub 80m away — adjacent commercial flags for some lenders; note in any buyer pack","Service charge £1,000pa — modest but equates to ~3 months rent at studio rates; check ground rent too","No interior photos — kitchen and bathroom condition 6/10 is unverified seller self-report"],"evidence_bullets":["Flat 15, Hillier Lodge — sold £210,000 Nov 2025 (Land Registry, same block, flat/maisonette)","Flat 1, Hillier Lodge — sold £230,000 Jul 2023 (Land Registry, same block, flat/maisonette)","In-block range anchors at £210k–£230k — but flat sizes and floor unknown; Flat 8 is 27sqm studio vs likely larger 1-bed comps","Seller estimate £210k aligns with Flat 15 sale — but condition 6/10 and studio classification discount that materially","No Rightmove live listing; no subject previous sales on record; no PropertyData AVM provided","Refurb max £230k anchored to Flat 1 Jul 2023 sale (highest in-block comp); market as-is c.£185k at 6/10 condition with studio size penalty"],"external_bullets":["Streetview Jun 2025 — solid 1950s-66 brick block, well-maintained facade, slate/tile roof, no obvious defects","Traditional timber-framed windows visible — likely original or early replacement; not a sale-stopper but worth noting","No solar panels visible on roof — clean on that front","Satellite confirms rear allocated parking and communal gardens — positive for buyer appeal in TW11","The Roebuck pub ~80m north — adjacent commercial proximity; flags for some mortgage lenders on studio stock","Larger car park visible top of satellite — likely pub or commercial; doesn't impact the block directly but note"],"position_bullets":["Teddington is a strong SW London location — but studio/micro-flat demand is thin vs 1-bed demand","In-block comps show the block trades (2 sales in 2 years) — liquidity exists but buyer pool is narrow at 27sqm","Hampton Road is a residential road off the main drag — not a primary A-road; acceptable for most buyers","BTL appeal moderate — studio rents in TW11 c.£1,000–£1,100pcm; yield at £185k is borderline for investors"]},"ai_full_json":{"property":{"full_address":"Flat 8, Hillier Lodge, 70a Hampton Road, Teddington, TW11 0JH","postcode":"TW11 0JH","property_type":"flat","bedrooms":0,"tenure":"leasehold","lease_length_years":null},"market_status":{"on_market":false,"asking_price_gbp":null,"time_on_market_weeks":null,"price_reductions":false},"condition":{"condition_score":6,"kitchen":"unknown","bathroom":"unknown","structural":"standard","roof_notes":null,"windows_notes":null,"extensions_notes":null,"parking_notes":null},"location_flags":{"main_road":false,"no_garden":false,"above_commercial":false,"adjacent_commercial":true},"special_flags":{"failed_listing":false,"failed_auction":false,"non_standard_construction":false},"financial":{"service_charge_gbp_pa":null,"ground_rent_gbp_pa":null},"auction_history":[],"valuation":{"value_10_10_gbp":230000,"market_value_gbp":185000,"as_is_value_gbp":0,"confidence":"medium","recommended_route":"bmh_auction","route_reason":"Studio flat with 27sqm floor area, 6/10 condition, former BTL, £107k mortgage outstanding — mortgage-to-value is fine but studio market in TW11 is thin and illiquid; BMH auction via BM is the right vehicle to flush out an investor/cash buyer. PT route would drag given the size and studio classification.","comparables":[{"address":"HILLIER LODGE, 70A, FLAT 15, HAMPTON ROAD, TEDDINGTON, TW11 0JH","property_type":"unknown","sale_price_gbp":210000,"sale_date":"2025-11-07","distance_m":null,"source":"land_registry","notes":null},{"address":"HILLIER LODGE, 70A, FLAT 1, HAMPTON ROAD, TEDDINGTON, TW11 0JH","property_type":"unknown","sale_price_gbp":230000,"sale_date":"2023-07-21","distance_m":null,"source":"land_registry","notes":null}]},"summary":{"market_position":"—","street_external":"—","sales_evidence":"—","key_risks":"—","comment":"The block is fine — solid 1950s/60s brick in a decent Teddington location and two in-block sales give us a comp anchor. The problem is Flat 8 is a 27sqm one-room studio and the seller is anchoring at £210k, which is where Flat 15 (almost certainly a larger flat) sold in November. IMO that's the ceiling for a well-presented unit here, not a 6/10 condition micro-studio. Get the lease length confirmed before anything else — '965' on the lead form is meaningless and if it's under 80 years we're walking. Subject to lease being fine, BM are the natural auctioneers for a TW11 leasehold investment lot. Market value as-is c.£185k; refurb max c.£230k.","headline_verdict":"Tiny 27sqm studio in a solid Teddington block; market c.£185k as-is; route to BMH auction via BM.","key_risks_bullets":["27sqm studio — only 1 habitable room per EPC; severely limits mortgage pool, cash or BTL buyers only","Seller's £210k estimate is at the top of the in-block comp range — condition 6/10 doesn't support that figure","£107k mortgage remaining — workable at our likely offer level but confirm exact lease term urgently","Tenure on lead shows '965' — assumed leasehold; lease length not confirmed; sub-80yrs = mortgage killer","The Roebuck pub 80m away — adjacent commercial flags for some lenders; note in any buyer pack","Service charge £1,000pa — modest but equates to ~3 months rent at studio rates; check ground rent too","No interior photos — kitchen and bathroom condition 6/10 is unverified seller self-report"],"evidence_bullets":["Flat 15, Hillier Lodge — sold £210,000 Nov 2025 (Land Registry, same block, flat/maisonette)","Flat 1, Hillier Lodge — sold £230,000 Jul 2023 (Land Registry, same block, flat/maisonette)","In-block range anchors at £210k–£230k — but flat sizes and floor unknown; Flat 8 is 27sqm studio vs likely larger 1-bed comps","Seller estimate £210k aligns with Flat 15 sale — but condition 6/10 and studio classification discount that materially","No Rightmove live listing; no subject previous sales on record; no PropertyData AVM provided","Refurb max £230k anchored to Flat 1 Jul 2023 sale (highest in-block comp); market as-is c.£185k at 6/10 condition with studio size penalty"],"external_bullets":["Streetview Jun 2025 — solid 1950s-66 brick block, well-maintained facade, slate/tile roof, no obvious defects","Traditional timber-framed windows visible — likely original or early replacement; not a sale-stopper but worth noting","No solar panels visible on roof — clean on that front","Satellite confirms rear allocated parking and communal gardens — positive for buyer appeal in TW11","The Roebuck pub ~80m north — adjacent commercial proximity; flags for some mortgage lenders on studio stock","Larger car park visible top of satellite — likely pub or commercial; doesn't impact the block directly but note"],"position_bullets":["Teddington is a strong SW London location — but studio/micro-flat demand is thin vs 1-bed demand","In-block comps show the block trades (2 sales in 2 years) — liquidity exists but buyer pool is narrow at 27sqm","Hampton Road is a residential road off the main drag — not a primary A-road; acceptable for most buyers","BTL appeal moderate — studio rents in TW11 c.£1,000–£1,100pcm; yield at £185k is borderline for investors"]},"data_sources_used":["postcodes_io","postcodes_io","land_registry","epc","google_streetview","google_satellite","google_places","claude"],"warnings":["LLM tokens — input: 3272, output: 1296, cache_read: 0, cache_create: 10844"],"source_outcomes":{"postcodes_io":"ok_with_data","land_registry":"ok_with_data","subject_history":"ok_empty","epc":"ok_with_data","rightmove_listing":"ok_empty","rightmove_nearby":"ok_empty","propertydata":"ok_empty","eig_auction":"ok_empty","google_streetview":"ok_with_data","google_satellite":"ok_with_data","google_places":"ok_with_data","claude":"ok_with_data"},"source_details":{"postcodes_io":"Geocoded → Richmond upon Thames, London","land_registry":"2 sales found in TW11 0JH (last 3 years)","subject_history":"No prior sales for this address in Land Registry","epc":"Flat · Semi-Detached · England and Wales: 1950-1966","rightmove_listing":"Property not currently on the market","rightmove_nearby":"No nearby sold comps found","propertydata":"Skipped — missing inputs (need EPC area + property type + bedrooms)","eig_auction":"No auction history for this address","google_streetview":"Street View 2025-06 (136KB)","google_satellite":"Satellite image fetched (805KB)","google_places":"1 commercial within 100m: The Roebuck","claude":"Sonnet 4.6 · in 3272 / out 1296 · cache 0 read"}},"ai_run_at":1777356654,"ai_error":null},{"feedback_id":1,"lead_id":"1581899000365529002","feedback_text":"testing","feedback_author":"test","feedback_created_at":1777292697,"address":"4 Epsom Grove, Liverpool, L33 1SD","postcode":"L33 1SD","john_value_text":"100/110k (JH)","john_value_gbp":105000,"john_value_type":"offer","john_review_date":"2026-04-24","john_lead_json":{"FF":null,"UKPS_Offer":null,"Price_on_the_market":null,"Service_Charge":null,"Suggested_Guide_Reserve_B":null,"BMH_Value":"100/110k (JH)","Auction_Name":null,"Additional_Information":null,"Which_Floor":null,"Purchase_Date":null,"Lead_Status":"Live","Full_Name":"Ann-marie Thomas-donnelly","Auction_Date1":null,"BMH_Last_Offer":null,"SF":null,"Reason_for_Sale":"Upsizing","Tenanted_Vacant":"Owner Occupier","Review_Date":"2026-04-24","Street":"4 Epsom Grove","Mortgage_Remaining":"30,000","Zip_Code":"L33 1SD","id":"1581899000365529002","Sale_Agreed":null,"GF":null,"Reviewed":true,"Review_Notes":null,"Needs_Review":false,"Seller_Value":"125,000","Modified_Time":"2026-04-27T12:53:42+01:00","BMH_First_Offer":"85,000","Created_Time":"2026-04-24T14:48:05+01:00","Suggested_Guide_Reserve":null,"Length_of_lease":"freehold","Property_Type":"Terraced House","City":"Liverpool","Additional_Info":null,"How_Quickly_do_you_want_to_Sell":"2 months+","Bedrooms":"3","State":null,"Parking_Garden":"yes/yes - 2 car drive","Property_Condition":"8","Suggested_Guide_Reserve_A":null,"Auctioneer_D":null,"Is_it_on_The_market":"No","Bathrooms":"1","Sold_At_Auction_Price":null,"Purchase_Price":null,"Auctioneer_C":null},"john_notes_json":[{"author":"John Henry","modified":"2026-04-24T16:58:38+01:00","created":"2026-04-24T16:58:38+01:00","title":null,"content_html":"This last sold for 55k in March 2014 and only 2 recorded sales. It currently has a zoopla estimate of 125k. We are on a residential cul de sac in Simonswood NE of Kirkby and Liverpool. There have not been any auction sales in the postcode. In L33 at auction SK are the dominant auctioneers. There are no details from when ours last sold and it does not appear to have been marketed since. Streetview 2025 shows it to be an externally ok maintained mid – it looks system built but the EPC suggests otherwise – worth checking with the client. It has o/s/p and DG windows. Within ¼ mile 3 bed house sales are okayish – according to Greenbank the max refurbished AP for of these should be 125k but work on 100/110k in 8/10 condition.","content_text":"This last sold for 55k in March 2014 and only 2 recorded sales. It currently has a zoopla estimate of 125k. We are on a residential cul de sac in Simonswood NE of Kirkby and Liverpool. There have not been any auction sales in the postcode. In L33 at auction SK are the dominant auctioneers. There are no details from when ours last sold and it does not appear to have been marketed since. Streetview 2025 shows it to be an externally ok maintained mid – it looks system built but the EPC suggests otherwise – worth checking with the client. It has o/s/p and DG windows. Within ¼ mile 3 bed house sales are okayish – according to Greenbank the max refurbished AP for of these should be 125k but work on 100/110k in 8/10 condition.","content_len":729}],"ai_value_10_10":130000,"ai_market_value":115000,"ai_as_is_value":95000,"ai_confidence":"low","ai_route":"pt_ukps","ai_route_reason":"Seller's £125k is broadly aligned with the comp-free but AVM-supported market read of c.£115k — gap is under 10%. Owner-occupier, condition 7-8, o/s/p, no interior photos but no distress signals either. Best BMH offer ~£95k would undervalue vs where this trades at retail; recommend PT/UKPS at OIEO £115k.","ai_summary_json":{"market_position":"—","street_external":"—","sales_evidence":"—","key_risks":"—","comment":"We've got no postcode comps at all here — Land Registry blank, Rightmove blank — so I'm anchoring off the subject's own 2014 sale (£55k) HPI-adjusted to a £90-100k baseline, then sense-checking against the seller's £125k ask. The PropertyData AVM at £190k is on another planet — it's been fed 'High' finish quality and 1,163 sq ft internal area; I'm discarding that. Seller's £125k is actually not that far off where I'd pitch refurb max at £130k, so the gap is manageable at under 10%. The solar panels are the single biggest flag here — Aug 2025 Street View shows them clearly on the roof and neighbours appear to have them too, which screams a developer leasing scheme; confirm ownership before we go any further. QD or Viewber to verify interior condition and get eyes on the solar panel documentation. Refurb max c.£130k; market c.£115k; BMH Price Guide £95k.","headline_verdict":"Seller's £125k is a touch ambitious but not miles off — PT/UKPS at OIEO £115k is the honest call here.","key_risks_bullets":["Zero Land Registry comps in L33 1SD — no postcode-level anchor whatsoever.","Zero Rightmove nearby comps — illiquid micro-market, hard to defend any figure.","Solar panels clearly visible on roof (Street View Aug 2025) — confirm ownership; leased = mortgage killer.","EPC address is No.3 not No.4 — cross-check: floor area (108m²) and mid-terrace classification assumed to apply.","EPC records 'Rented (social)' tenure — seller says owner-occupier freehold; verify title before proceeding.","No interior photos — condition 8 self-reported and unverified; kitchen/bathroom unknown.","PropertyData AVM set to 'High' finish quality and 1,163 sq ft — likely inflating the £190k figure materially."],"evidence_bullets":["Subject (4 Epsom Grove) sold £55,000 March 2014 — HPI-adjusted at Knowsley growth ~4-5%/yr over 11yrs gives baseline c.£90-100k.","No Land Registry comps in L33 1SD postcode — zero same-postcode evidence.","No Rightmove nearby comps within data range — no triangulation available.","PropertyData AVM £190k (±£20k, medium confidence) — FLAGGED: params set to 'High' finish and 1,163 sq ft; almost certainly overstating. Disregarded as primary anchor.","No prior listings, no failed auction history — clean slate but no ceiling reference.","No postcode comps. Ceiling anchored to seller estimate £125k discounted 5% for lack of comp support — refurb max £130k; market c.£115k at condition 7/10."],"external_bullets":["Solar panels prominent on roof (Street View Aug 2025) — ownership status critical before any offer.","Brick-built 1967-75 construction, standard form — no system-build indicators visible.","Block-paved 2-car driveway confirmed — supports seller's parking claim, positive for buyer pool.","Street View shows neighbour (No.6 area) also has solar panels — likely whole-street leased scheme; high risk.","Rear garden visible on satellite — reasonable size, no obvious outbuildings or extensions.","Kerb appeal decent — maintained front, no obvious deferred maintenance from the street."],"position_bullets":["Epsom Grove, Kirkby (L33) — residential estate north of Liverpool; steady but modest demand.","Knowsley district — owner-occupier and BTL buyer pool present but not deep; liquidity is average.","No commercial proximity — pure residential setting, no main-road noise penalty.","SK (Sutton Kersh) and Venmore are the active auctioneers for L-postcodes — talk to both before any auction route."]},"ai_full_json":{"property":{"full_address":"4 Epsom Grove, Liverpool, L33 1SD","postcode":"L33 1SD","property_type":"terraced","bedrooms":3,"tenure":"freehold","lease_length_years":null},"market_status":{"on_market":false,"asking_price_gbp":null,"time_on_market_weeks":null,"price_reductions":false},"condition":{"condition_score":7,"kitchen":"unknown","bathroom":"unknown","structural":"standard","roof_notes":null,"windows_notes":null,"extensions_notes":null,"parking_notes":null},"location_flags":{"main_road":false,"no_garden":false,"above_commercial":false,"adjacent_commercial":false},"special_flags":{"failed_listing":false,"failed_auction":false,"non_standard_construction":false},"financial":{"service_charge_gbp_pa":null,"ground_rent_gbp_pa":null},"auction_history":[],"valuation":{"value_10_10_gbp":130000,"market_value_gbp":115000,"as_is_value_gbp":95000,"confidence":"low","recommended_route":"pt_ukps","route_reason":"Seller's £125k is broadly aligned with the comp-free but AVM-supported market read of c.£115k — gap is under 10%. Owner-occupier, condition 7-8, o/s/p, no interior photos but no distress signals either. Best BMH offer ~£95k would undervalue vs where this trades at retail; recommend PT/UKPS at OIEO £115k.","comparables":[]},"summary":{"market_position":"—","street_external":"—","sales_evidence":"—","key_risks":"—","comment":"We've got no postcode comps at all here — Land Registry blank, Rightmove blank — so I'm anchoring off the subject's own 2014 sale (£55k) HPI-adjusted to a £90-100k baseline, then sense-checking against the seller's £125k ask. The PropertyData AVM at £190k is on another planet — it's been fed 'High' finish quality and 1,163 sq ft internal area; I'm discarding that. Seller's £125k is actually not that far off where I'd pitch refurb max at £130k, so the gap is manageable at under 10%. The solar panels are the single biggest flag here — Aug 2025 Street View shows them clearly on the roof and neighbours appear to have them too, which screams a developer leasing scheme; confirm ownership before we go any further. QD or Viewber to verify interior condition and get eyes on the solar panel documentation. Refurb max c.£130k; market c.£115k; BMH Price Guide £95k.","headline_verdict":"Seller's £125k is a touch ambitious but not miles off — PT/UKPS at OIEO £115k is the honest call here.","key_risks_bullets":["Zero Land Registry comps in L33 1SD — no postcode-level anchor whatsoever.","Zero Rightmove nearby comps — illiquid micro-market, hard to defend any figure.","Solar panels clearly visible on roof (Street View Aug 2025) — confirm ownership; leased = mortgage killer.","EPC address is No.3 not No.4 — cross-check: floor area (108m²) and mid-terrace classification assumed to apply.","EPC records 'Rented (social)' tenure — seller says owner-occupier freehold; verify title before proceeding.","No interior photos — condition 8 self-reported and unverified; kitchen/bathroom unknown.","PropertyData AVM set to 'High' finish quality and 1,163 sq ft — likely inflating the £190k figure materially."],"evidence_bullets":["Subject (4 Epsom Grove) sold £55,000 March 2014 — HPI-adjusted at Knowsley growth ~4-5%/yr over 11yrs gives baseline c.£90-100k.","No Land Registry comps in L33 1SD postcode — zero same-postcode evidence.","No Rightmove nearby comps within data range — no triangulation available.","PropertyData AVM £190k (±£20k, medium confidence) — FLAGGED: params set to 'High' finish and 1,163 sq ft; almost certainly overstating. Disregarded as primary anchor.","No prior listings, no failed auction history — clean slate but no ceiling reference.","No postcode comps. Ceiling anchored to seller estimate £125k discounted 5% for lack of comp support — refurb max £130k; market c.£115k at condition 7/10."],"external_bullets":["Solar panels prominent on roof (Street View Aug 2025) — ownership status critical before any offer.","Brick-built 1967-75 construction, standard form — no system-build indicators visible.","Block-paved 2-car driveway confirmed — supports seller's parking claim, positive for buyer pool.","Street View shows neighbour (No.6 area) also has solar panels — likely whole-street leased scheme; high risk.","Rear garden visible on satellite — reasonable size, no obvious outbuildings or extensions.","Kerb appeal decent — maintained front, no obvious deferred maintenance from the street."],"position_bullets":["Epsom Grove, Kirkby (L33) — residential estate north of Liverpool; steady but modest demand.","Knowsley district — owner-occupier and BTL buyer pool present but not deep; liquidity is average.","No commercial proximity — pure residential setting, no main-road noise penalty.","SK (Sutton Kersh) and Venmore are the active auctioneers for L-postcodes — talk to both before any auction route."]},"data_sources_used":["postcodes_io","postcodes_io","subject_history","epc","propertydata","google_streetview","google_satellite","claude"],"warnings":["LLM tokens — input: 3234, output: 1340, cache_read: 0, cache_create: 11093"],"source_outcomes":{"postcodes_io":"ok_with_data","land_registry":"ok_empty","subject_history":"ok_with_data","epc":"ok_with_data","rightmove_listing":"ok_empty","rightmove_nearby":"ok_empty","propertydata":"ok_with_data","eig_auction":"ok_empty","google_streetview":"ok_with_data","google_satellite":"ok_with_data","google_places":"ok_empty","claude":"ok_with_data"},"source_details":{"postcodes_io":"Geocoded → Knowsley, North West","land_registry":"No Land Registry sales in L33 1SD in last 3 years","subject_history":"Subject last sold £55,000 on 2014-03-28 (1 historic sale)","epc":"House · Mid-Terrace · England and Wales: 1967-1975","rightmove_listing":"Property not currently on the market","rightmove_nearby":"No nearby sold comps found","propertydata":"AVM £190,000 ± £20,000 (medium conf)","eig_auction":"No auction history for this address","google_streetview":"Street View 2025-08 (107KB)","google_satellite":"Satellite image fetched (1123KB)","google_places":"No commercial places within 100m","claude":"Sonnet 4.6 · in 3234 / out 1340 · cache 0 read"}},"ai_run_at":1777293128,"ai_error":null}]}