PropOS IQ · Residential collateral-risk assessment

Property Risk Intelligence For Mortgage Lenders.

PropOS IQ by Landstrata is an independent residential collateral-risk case file for UK mortgage lenders. It assesses coal mining, flood, ground stability, contamination, planning and corporate ownership risk at UPRN level — with evidence, provenance and an auditable recommended action — alongside your existing valuation or AVM.

Independent · UPRN-level · Deterministic & auditable · Built on 17+ UK datasets

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30M+
PPD Transactions
9.6%
Out-of-Time MdAPE
17+
Data Sources
41M+
OS UPRNs
14
Scoring Dimensions
4
Risk Models
Residential Collateral Risk

The Risk Beneath
The Valuation.

PropOS IQ brings property value, statutory risk and registered ownership into one evidence-backed case file. It does not replace the lender's AVM, valuation panel or policy; it gives the underwriter an independent second lens on risks that sit beneath the valuation.

Coal MiningCoal Authority evidence and CON29M workflow Flood RiskProperty-level flood evidence for review Ground StabilityShrink-swell, landslide and geological context ContaminationEnvironmental and statutory land-risk context PlanningPlanning constraints and location context OwnershipFreeholder status and registered title findings
Coal Mining Risk — Mortgage Underwriting Scenario
Market Value (AVM)
£191.1K
Confidence MEDIUM
Statutory Risk
Coalfield
Coal Authority area · evidenced
Recommended Action
CON29M
Coal mining search before reliance
UNDERWRITING INSIGHT:
A standard AVM gives a price and does not explain the coalfield. A mining search flags the hazard and does not explain the valuation. PropOS IQ puts the value, Coal Authority evidence and recommended action into one defensible case file. It flags the risk; it does not invent a discount the market does not evidence.
Wider coverage: the same evidence-and-action structure is applied to flood, ground stability, contamination and planning context, with each finding tied back to its source dataset and decision path.
Corporate Ownership Risk

The Risk That Sits
On The Title.

A valuation describes the building. A search pack describes the ground. Neither tells the underwriter that the freeholder is in administration, that a receiver has been appointed, or that a third party holds a registered lease over the roof. PropOS IQ resolves the registered title behind the property and reads the proprietor's live corporate status — at the point of underwriting, not after completion.

Freeholder Insolvency — Live Corporate Status
Registered Proprietor
In Administration
Status asserted by Companies House
Underwriter Exposure
Leasehold
Service charge, management, lease enforcement
Recommended Action
Refer
Confirm management arrangements before reliance
UNDERWRITING INSIGHT:
Where a leasehold property's freeholder is in administration, receivership or heading for strike-off, the lender's security is intact but the building's management is not. PropOS IQ surfaces the proprietor's status directly from the public register — no search pack, no ordering delay, no inference.
Roof & Airspace Leases — Invisible To An AVM
Title Finding
Plant Lease
Third-party lease over roof or airspace
Why It Matters
Binds
Successors in title; lender criteria vary
Recommended Action
Check Policy
Confirm acceptability before offer
UNDERWRITING INSIGHT:
Rent-a-roof solar leases from the feed-in tariff era bind successors in title, complicate re-roofing and resale, and are a known mortgageability problem where criteria differ between lenders. They sit on the registered title, are absent from standard search packs and are invisible to any valuation model. PropOS IQ identifies them from the title pattern rather than the proprietor's name.
Proprietor Classification — Who Actually Owns It
Ownership Type
Classified
Housing association, developer, SPV, lessor
Corporate Detail
Verified
Status, incorporation date, registered activity
Decision Record
Auditable
Source and finding retained per property
UNDERWRITING INSIGHT:
Corporate ownership is resolved to a real taxonomy rather than a generic company name, so the underwriter can distinguish a registered social landlord from a single-property SPV incorporated shortly before purchase. Every finding carries its source, and an unmatched proprietor is reported as unclassified rather than clean.
Built from public data. Ownership findings are derived from HM Land Registry corporate and overseas ownership data joined to the Companies House register at property level — returned in seconds, with the evidence retained alongside the finding.
The Mortgage Risk Problem

A Value And A Search,
Left To Reconcile By Hand.

A valuation tells a lender what a property is worth. Separate searches and datasets may flag coal mining, flood, ground or contamination risk. The underwriter is then left to reconcile value and hazard manually, often without one consistent record of the evidence and resulting action.

01

Separate Reports

Valuation and property-risk evidence arrive through different workflows, leaving the decision maker to join the evidence together.

02

Siloed Property Data

Coal mining, flood, geology, planning, ownership and environmental evidence sit across separate datasets and systems.

03

No Common Decision Layer

Raw hazard data still needs to be interpreted in the context of the property, valuation and lender's underwriting process.

04

Manual Review

Exceptions and complex properties can require additional desk research, referrals and evidence gathering before a decision can be defended.

Property Risk Assessment for Mortgage Lenders

One Evidence-Backed
Collateral-Risk Case File.

PropOS IQ produces a UPRN-level residential collateral-risk assessment covering coal mining, flood, ground stability, contamination, planning and corporate ownership risk. Findings are evidence-backed, severity-graded and tied to a recommended underwriter action — designed to sit alongside your existing valuation or AVM, not replace it.

PropOS IQ — Landstrata Intelligence Engine
WS3 3PR — what property risk sits beneath the valuation?
Market Value (AVM)
£191.1K
Confidence MEDIUM
Statutory Risk
Coalfield
Flagged · Coal Authority evidence
Recommended Action
CON29M
Coal mining search before reliance
Evidence
Provenance
Source retained with the finding
STATUTORY-RISK CASE FILE:
WS3 3PR: market value (AVM) £191.1K. PropOS identifies a coalfield consultation area, evidenced against the Coal Authority dataset, and recommends a CON29M search before reliance; shrink-swell and flood were screened and not flagged here. Statutory risk is assessed and flagged with full provenance — it is not priced into the value. PropOS reflects a risk in the value only where the market robustly evidences a discount.
Independent By Design

We Add.
We Don't Replace.

PropOS IQ is built to sit alongside your existing mortgage valuation and underwriting stack — a second, independent lens on residential collateral risk, not a rip-and-replace. It asks what relevant property risk may not be visible in the valuation alone.

Your AVM stays

We add an independent statutory, ownership and property-risk assessment alongside the value it produces.

Your valuation panel stays

We add an evidence-backed collateral-risk case file the underwriter can act on.

Your underwriting policy stays

We add a recommended action — for example proceed, refer or request specialist evidence.

Your data stack stays

We add a deterministic, auditable second-lens review with provenance retained for each finding.

Built For Mortgage Lenders

Built For The Teams
Who Carry Property Risk.

Landstrata is focused first on mortgage lenders and the teams responsible for collateral, valuation, underwriting and portfolio risk. PropOS IQ gives each team the same evidence-backed property-risk record rather than another disconnected data feed.

01 / CREDIT

Credit Risk

Apply a consistent second-lens review to residential collateral risk and retain the evidence behind each finding.

  • Independent collateral-risk assessment
  • Property-level evidence and provenance
  • Consistent severity and decision record
  • Portfolio-level review capability
02 / VALUATION

Valuation Teams

See statutory, ownership and location-specific property risk alongside the AVM or valuation without asking a valuation model to answer a different question.

  • AVM remains in place
  • Risk sits alongside market value
  • Coal, flood and ground evidence
  • No unsupported value adjustment
03 / UNDERWRITING

Underwriting

Move from hazard flags to an evidence-backed case file with a clear recommended next action and a reproducible audit trail.

  • Severity-graded findings
  • Recommended underwriter action
  • Freeholder status at point of decision
  • Evidence retained per property
04 / PORTFOLIO

Portfolio Risk

Apply the same property-risk logic across historic or current residential portfolios to identify concentrations and cases for review.

  • UPRN-level assessment
  • Consistent rules across the book
  • Coalfield and flood exposure review
  • Deterministic repeatable outputs
Landstrata's data infrastructure can support wider housing and development use cases, but the primary PropOS IQ proposition on this site is residential collateral-risk intelligence for mortgage lenders.
UK Property Data Infrastructure

Property Risk Intelligence
Built on 17+ UK Data Sources.

Landstrata integrates statutory, environmental, geospatial, corporate and property-market datasets into a single property-risk intelligence layer. The value is not data access alone; it is the deterministic assembly of evidence, risk findings and decision-ready outputs at property level.

HMLR

Price Paid Data

30M+ transactions, 1995–present

BGS

GeoSure Geology

Shrink-swell, landslide, radon, mining

EA

NaFRA2 Flood Risk

Flood Zones 2 & 3, surface water

Natural England

Environmental

ALC, SSSI, AONB, ancient woodland

HMLR CCOD/OCOD

Ownership Data

4.4M corporate & overseas titles

Companies House

Corporate Register

Live status, activity, incorporation

Historic England

Heritage

Listed buildings, scheduled monuments

Coal Authority

Coal Mining Risk

Coalfield consultation areas

Planning.data.gov.uk

Planning Context

HDT, local plan status, Article 4

ONS Census 2021

Demographics

Tenure, deprivation, employment

MHCLG

EPC Register

Energy performance certificates

OS Open UPRN

Property Reference

41M+ unique property identifiers

How PropOS IQ Works

From Property
To Decision Record.

PropOS IQ combines property identification, geospatial retrieval, deterministic risk rules and evidence assembly to produce a decision-ready residential collateral-risk case file.

1

Identify The Property

Start from a property, postcode or UPRN and resolve the location used for the assessment.

Property · Postcode · UPRN
2

Retrieve Evidence

Query the relevant statutory, environmental, geological, corporate and market datasets for that location.

Multi-source · Geospatial · Property-level
3

Apply Risk Rules

Deterministic logic turns raw evidence into consistent findings and severity grades.

Versioned · Repeatable · Explainable
4

Join Risk To Value

Show property risk alongside the existing valuation or AVM rather than pretending the two are the same signal.

Value + Risk · Independent second lens
5

Produce The Case File

Return the finding, evidence, provenance and recommended action as an auditable decision record.

Evidence-backed · Deterministic · Auditable
Architecture

AI At The Interface.
Determinism At The Decision.

PropOS IQ uses AI where language and retrieval are the hard problem, and deterministic rules where the answer has to be defensible. A lender can ask a question in plain English and get a readable case file — but no risk finding in that file originates from a model.

WHAT THE AI DOES

Resolve, Retrieve, Explain

Interprets the request, resolves it to a property or UPRN, orchestrates retrieval across the underlying datasets, and writes the case file in language an underwriter can read. It handles the interface, not the judgement.

WHAT THE AI NEVER DOES

Decide The Risk

Every risk finding comes from a versioned deterministic rule carrying its statutory authority, jurisdiction and the date the law was assessed at. No finding is generated, inferred or softened by a language model.

THE VALUATION MODEL

Machine Learning, Stated Plainly

The market value is produced by a gradient-boosted model trained on 30M+ Land Registry transactions, validated out-of-time at 9.6% median absolute percentage error, with a confidence grade attached to every property rather than a single headline accuracy claim.

WHY IT MATTERS

Reproducible By Design

The same property assessed against the same rule version returns the same finding, with the evidence retained. That is what makes the output reviewable by a credit risk or model governance function rather than merely persuasive.

Governance position: statutory findings are rule-based, versioned and evidenced; valuation is a statistical model with published out-of-time performance and per-property confidence. The two are reported separately and never blended into a single unexplainable score.
Mortgage Property Risk

Common Questions.

A concise explanation of where PropOS IQ sits in a mortgage lender's property-risk and valuation workflow.

What is residential collateral risk?

It is the property-specific risk that matters when a home is being relied on as security for a mortgage. PropOS IQ focuses on statutory, environmental, ownership and location-specific evidence such as coal mining, flood, ground stability, contamination, planning context and the status of the registered proprietor.

Does PropOS IQ replace an AVM?

No. PropOS IQ is designed to sit alongside an existing AVM or valuation. The valuation answers what the property is worth; PropOS IQ provides an independent evidence-backed view of relevant property risk beneath that value.

How is coal mining risk handled?

Where Coal Authority evidence indicates a relevant coalfield risk, PropOS IQ records the evidence and can recommend the appropriate next step, such as a CON29M coal mining search before reliance.

Why does the freeholder's status matter?

On a leasehold property, the freeholder is responsible for management, service charge collection and lease enforcement. Where the registered proprietor is in administration, has a receiver appointed or is heading for strike-off, that responsibility is compromised — a fact recorded on the public register but rarely surfaced at the point of underwriting.

Why assess risk at UPRN level?

A UPRN provides a consistent property reference for joining evidence from multiple datasets to the same location, helping keep the assessment traceable and reproducible.

Is PropOS IQ an AI product?

Partly, and the distinction matters. AI resolves the property, retrieves evidence across the underlying datasets and writes the case file. The risk findings themselves come from versioned deterministic rules, each carrying its statutory authority and the date the law was assessed at, so the same property returns the same finding every time. The market value is produced by a gradient-boosted statistical model with published out-of-time performance and a confidence grade per property.

Is statutory risk priced into the value?

No. Statutory risk is assessed, flagged and evidenced with full provenance. PropOS IQ reflects a risk in the value only where the market robustly evidences a discount, rather than applying an adjustment the evidence does not support.

See What Your Current
Process Might Miss.

Book 15 minutes with the founder. Run PropOS IQ live on a postcode you choose — or use a small sample of completed residential cases to compare the evidence-backed property risk with the original valuation and underwriting record. No replacement of your existing systems is required.

Book 15 Minutes →

Pick a time that suits you · No prep required · Bring a postcode you'd actually run

Or email info@landstrata.co.uk