Kotio prices a buy-to-let against what comparable homes actually sold for, what they let for, and how the local market is moving — then gives you an AI second opinion on the deal. It keeps running long after completion, because the same numbers decide when to refinance. Your own home fits in too.
No card required. Kotio shows data & insight — not regulated financial advice.
Most trackers start the day you complete. Kotio starts before you offer — and doesn’t stop, because the numbers that tell you what a property is worth buying at are the same ones that tell you when to refinance it.
Slide offer, rent, rate and LTV until the deal works — then let Kotio solve for the highest offer that still clears every target you set.
The moment a property leaves planning, the terms you committed to are frozen. Every figure afterwards is measured against that record — not against a memory of it.
The price you paid is now a fact, but rent, rate and LTV stay live — modelled against today’s value and what’s actually left on the mortgage, not the loan you started with. The same screen becomes your remortgage and equity-release model.
So it gets its own version of the lab: offer, deposit, rate and term, with the monthly payment and how your offer compares with evidenced local values. Own it already? See what a remortgage would cost at today’s market average for your LTV — and the worst case if rates jumped. No yields, no ICR, and a home is never judged against landlord pricing.
Hold your buy-to-lets in a limited company? Give each company its own account, ring-fenced from your personal properties — and get benchmarked against limited-company mortgage pricing, not the personal rates you won’t be offered. Switch between accounts in a click, or move a property across.
Keep each client’s portfolio in its own account and invite the landlord in as a read-only viewer. They get a plain-language portal — in English or 中文 — and a monthly PDF report in their inbox; you get a clients console showing where every portfolio stands. No numbers walls, no spreadsheet emails.
Every deal gets priced on something. Kotio makes sure it’s evidence — before you offer, and every year you hold it.
Slide offer, rent, rate and LTV until it works — and see the highest offer that still clears every target, solved for you. Now runs after completion too: the price is fixed, but the rest stays live, so it doubles as your remortgage and equity-release model.
Land Registry sold prices matched to your property on bedrooms and property type — not averaged across everything that happened to sell nearby — and labelled high, medium or low confidence so you know what weight to give them. Change the beds or the type and the match re-runs itself.
Asking comparables and achieved rents by postcode, buyer and tenant demand ratings, local yields, and up to seven years of price growth — annualised, so your forecast starts from local history rather than a round number. Save an area as a Watch and Kotio sweeps it for listings that clear your targets.
One structured read of everything Kotio holds on the area around a property: the headline, the sections worth knowing, the risks, the opportunities and a bottom line — written from the evidence already on file.
Describe the property — size, finish, outdoor space — and get an automated sale and rent valuation anchored to market £/sqft, with floor areas pre-filled from EPC records. Treat it as an anchor, not an appraisal: automated estimates can run ahead of what an agent would ask, so every valuation carries a confidence level and sits beside actual sold evidence.
Average fixed and variable rates refreshed daily, with AI-read outlooks that respect how mortgages are actually priced: residential, buy-to-let and limited-company lending each benchmarked separately, so a rental is never judged against homeowner rates — nor an SPV against personal ones. Stamp duty is worked out when you lock an offer.
The whole deal as one clean document: plain-English summary first, then the AI verdict, the market report and the evidence, with red / amber / green figures. Export it in Simplified Chinese for a partner or family member who’d rather read it that way. A monthly portfolio report prints the same way — and can land in your landlords’ inboxes on the first of every month.
Total value, equity, cash flow, yield, capital deployed and refinance capacity across everything you own — with LTV as a plain green / amber / red bar.
Per-property deep dive: mortgage payment, net yield, cash-on-cash, equity growth and a ten-year forecast you can set to the local growth rate in one click.
Model what-ifs across the whole portfolio — a rate rise, a rent change, a sale, the next purchase — before you commit to any of them.
A plain-English health check on what you already own: what’s working, what needs attention, and the one action to take. Rentals and your own home are analysed separately, so neither distorts the read on the other.
Ask in plain English — “what if rates hit 7%?” — and get an instant answer grounded in your own figures.
Kotio ships an MCP connector: a one-time install into Claude on your desktop, secured with a personal key, and your AI can reach your portfolio directly. Ask it to run a deal — “most I should offer on the Greenwich flat to clear 6% cash-on-cash?” — add a reminder, or log a note, all from chat.
Fixed-rate ends, tenancy renewals, completions — every date on one track, with email nudges before each one arrives.
Kotio is built by a UK investor running their own portfolio through it — every screen exists because a real deal, purchase or remortgage needed it. No spreadsheets, no logging into five lender portals.
Strength — your offer sits 4% under the matched sold median for 3-bed terraces here (9 sales, high confidence), and the ICR clears the stress test with room to spare.
Risk — tenant demand is only moderate, at around 24 days to let. Budget three weeks of void a year, not one.
Do this — open at £258,000. Your cash-on-cash target clears at anything up to £262,000, so that’s your walk-away line.
At £268,000 the house pays for itself and a little more — about £340 a month once the mortgage is covered — and you’d be paying slightly less than similar houses nearby have actually sold for. The weak spot is your own cash: you’d get 4.6% a year back on it, not the 5% you asked for. Offering a few thousand less fixes that.
AI-generated insight based on your figures and the market data on file. Kotio is not a financial adviser — treat this as a second opinion to argue with, not a recommendation to follow.
Outlook suggests fixing over tracking on your Leeds rentals within the next quarter. Residential and limited-company pricing are tracked as separate outlooks.
Same bedrooms, same property type — so the figure means something. Where there aren’t enough close matches, Kotio widens the net and says so.
EPCs, gas safety certificates, tenancy agreements and mortgage offers stored against each property — with the same reminder engine nudging you before any of them expire.
How do your yields, rates and cash flow compare with portfolios like yours? Built on anonymised, aggregated figures only — never anything traceable to you or your properties.
Security is core to Kotio. Encryption of your data at rest, and further hardening, are on the near-term roadmap.
Kotio handles real financial detail, so we’re deliberately clear about what we do, what we don’t, and how your data is looked after.
Kotio shows data and AI-generated insight to help you decide — it is not regulated mortgage, investment or tax advice. A deal verdict is a second opinion, not a recommendation. UK mortgage advice is FCA-regulated; we’ll never pretend to be your adviser.
We never sell your data, and nothing you enter is ever shared in a way that identifies you or your properties. We may use anonymised, aggregated statistics to understand and improve Kotio. Export everything, or delete your account — and all its data — from Settings, whenever you like.
Passwords are hashed, never stored in plaintext. CSRF protection and rate-limited sensitive endpoints. Real safeguards, honestly described — with encryption at rest on our near-term roadmap.
Every deal view, market report, briefing and rate outlook is marked AI-generated, and shows the evidence it drew on — so you always know to sanity-check it rather than take it as gospel.
Model an offer before you make it — or add what you already own and see where it really stands.
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