AI & MCP example · Build to Rent

A week of BTR analysis, in eleven tool calls.

Connect any LLM to REalyse and it can interrogate HM Land Registry, the planning pipeline, live listings, EPCs and demographics directly — in the same conversation, with no dashboard in between.

REalyse MCP · 21 tools · UK residential · Manchester, Birmingham and Leeds. An example of one conversation with the REalyse MCP server; figures are the server output at the dataset dates listed below.

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Investment committee questions

Ask the question, see every call.

Planning 21 Aug 2026
Listings 11 Aug 2026
HMLR land 05 Jun 2026
HMLR transactions 03 Jun 2026
Points of interest 17 Dec 2024
Postcodes 05 Aug 2022

Where do we put a £150m BTR mandate — Manchester, Birmingham or Leeds?

5 calls · complete

01
resolve_location
name: "Manchester" · "Birmingham" · "Leeds"
Three borough-level tokens resolved. LOD 5.loc_UUFHVZQB · loc_FyNMfdOU · loc_XXG4YZNI
02
get_market_indicators
dataSet: rents · type: asking_rent · btr: true · Manchester · 2021→2026
67 monthly readings. Rolling 12m rent £1,056 → £1,476 (+39.7%)
03
get_market_indicators
dataSet: rents · type: asking_rent · btr: true · Birmingham · last 12m
Peaked Nov 2025, falling since. £1,530 → £1,445 (−3.9%)
04
get_market_indicators
dataSet: rents · type: asking_rent · btr: true · Leeds · last 12m
Broadly flat, and a smaller BTR sample. £1,225 → £1,243 (+1.4%)
05
get_market_indicators
dataSet: rents · type: yield · property_type: ["F"] · Manchester
Gross yield widening for eleven straight months. 6.42% → 6.82%
Manchester, and the gap is opening.
Manchester is the only one of the three with rent growth and yield expansion running together. Birmingham has fallen 3.9% in twelve months from a November peak — a mandate underwritten on 2025 Birmingham comparables is underwritten on a number that no longer exists.
Leeds is stable but thin: single-digit monthly sample sizes in June and July 2026 mean the series will not carry a £150m decision on its own.

Tool calls run in sequence. Values shown are what the server returned.

The consensus is a year out of date

Manchester BTR asking rents have compounded for five years. Birmingham’s have rolled over in the last twelve months. You cannot see that in a quarterly agency report.

get_market_indicators

Manchester BTR rent£1,47612-month rolling average asking rent, July 2026

Growth since Jan 2021+39.7%From £1,056 · 67 months of monthly readings

Gross yield, flats6.82%Up from 6.42% eleven months ago

Listings behind July1,224Sampled units in the yield calculation alone

Manchester BTR asking rent

12-month rolling mean, £ per calendar month

Hover the line to read any month

BTR asking rentMonthly sample size

Yield is widening

Gross rental yield on Manchester flats, rolling 12 months. Rents are outrunning capital values — the underwriting case for BTR entry.

Sep 2025 → Jul 2026 · sample 1,224–3,027 listings per month

Twelve months, three cities

Indexed to August 2025 = 100

Manchester +2.8%Birmingham −3.9%Leeds +1.4%

What this changes

Birmingham looks cheap on a screen. It isn’t — it’s falling.

Birmingham’s rolling BTR rent peaked at £1,530 in November 2025 and has fallen every month since, to £1,445. Manchester ran the other way, from £1,435 to £1,476.

A £150m mandate underwritten on a Birmingham rent taken from a 2025 report is underwritten on a number that no longer exists. The model catches that in one call, because it reads the series, not the summary.

Every competing scheme, by name

Fourteen build-to-rent schemes in Manchester, 10,116 units, £2.1bn of construction value — with stage, storeys, site area and programme dates. Sort it however your committee thinks.

search_planning_applications

Units in pipeline10,116Across 14 BTR-flagged schemes, 2023–2026

Construction value£2.13bnSum of stated scheme values

Detailed plans granted53,289 units past the decisive gate

Peak delivery2027–2913 of the 14 schemes complete in this window

Sort by

Red Bank Neighbourhood Masterplan
M4 4
Outline submitted
Units
3,253
Value
£312m
Storeys
24
Completes
Jan 2029
Crown Street Phase 3
M15 4NP
Detail granted
Units
1,746
Value
£570m
Storeys
71
Completes
Oct 2027
Phase 1B Mayfield
M16
Detailed submitted
Units
879
Value
£128m
Storeys
28
Completes
Dec 2029
Albert Bridge House
M3 5AH
Detailed submitted
Units
800
Value
£450m
Storeys
49
Completes
Sep 2029
Stocktons Furniture
M4 6DU
Detailed submitted
Units
752
Value
£109m
Storeys
49
Completes
Jun 2029
The Lighthouse
M15 4NP
Detail granted
Units
642
Value
£235m
Storeys
71
Completes
Jan 2029
Arundel Street
M15 4JZ
Planning submitted
Units
366
Value
—
Storeys
—
Completes
—
Whitworth Street West
M1 5WY
Detailed submitted
Units
364
Value
£53.0m
Storeys
44
Completes
Dec 2029
Sparkle Street
M1 2NJ
Detail granted
Units
359
Value
£75.0m
Storeys
28
Completes
May 2028
Mellands Park
M18 7SU
Detail granted
Units
304
Value
£40.0m
Storeys
3
Completes
Feb 2027
Ancoats mixed-use
M4 4FT
Detail granted
Units
238
Value
£70.0m
Storeys
23
Completes
Sep 2027
Crabtree Lane
M11 1BR
Detailed submitted
Units
194
Value
£26.1m
Storeys
—
Completes
Sep 2028
Kingsway, Burnage
M19 1BB
Detailed submitted
Units
115
Value
£33.0m
Storeys
4
Completes
Dec 2027
Cross Keys BTR
M4 5ET
Detailed submitted
Units
104
Value
£28.0m
Storeys
9
Completes
May 2028

Manchester build-to-rent planning pipeline, sortable by column
Scheme
Red Bank Neighbourhood MasterplanM4 4	3,253	£312m	24	Outline submitted	Jan 2029
Crown Street Phase 3M15 4NP	1,746	£570m	71	Detail granted	Oct 2027
Phase 1B MayfieldM16	879	£128m	28	Detailed submitted	Dec 2029
Albert Bridge HouseM3 5AH	800	£450m	49	Detailed submitted	Sep 2029
Stocktons FurnitureM4 6DU	752	£109m	49	Detailed submitted	Jun 2029
The LighthouseM15 4NP	642	£235m	71	Detail granted	Jan 2029
Arundel StreetM15 4JZ	366	—	—	Planning submitted	—
Whitworth Street WestM1 5WY	364	£53.0m	44	Detailed submitted	Dec 2029
Sparkle StreetM1 2NJ	359	£75.0m	28	Detail granted	May 2028
Mellands ParkM18 7SU	304	£40.0m	3	Detail granted	Feb 2027
Ancoats mixed-useM4 4FT	238	£70.0m	23	Detail granted	Sep 2027
Crabtree LaneM11 1BR	194	£26.1m	—	Detailed submitted	Sep 2028
Kingsway, BurnageM19 1BB	115	£33.0m	4	Detailed submitted	Dec 2027
Cross Keys BTRM4 5ET	104	£28.0m	9	Detailed submitted	May 2028

Planning dataset as of 21 August 2026. Values are stated construction value, not GDV. Schemes without a published programme show a dash.

Who is going to live there

Tenure mix, resident income by age band, and rent-to-income at every unit size — the demand test that decides whether your rent roll holds through a soft patch.

get_demographics_summary

Household tenure · Manchester · 2021 census

31.4%

38.6%

29.0%

Private rented
Owned
Social rented
Other

Nearly a third of Manchester households already rent privately — 71,110 households. That is the addressable base a BTR scheme is competing for, before a single new resident moves to the city.

Rent-to-income · July 2026

Studio42.1% / 21.1%

1 bed45.3% / 22.7%

2 bed59.2% / 29.6%

3 bed71.1% / 35.5%

4 bed92.9% / 46.5%

Bars show single-earner households. The vertical rule marks the conventional 30% affordability threshold; the paired figure is a dual-earner household.

Resident income · age 25–34

£2,482

Median gross monthly income

Upper quartile £3,121 · lower quartile £2,014. The 25–34 band is the BTR core renter, and its median income has risen 9.3% since August 2023.

Population 2022569,002Up 21.3% from 469,053 in 2012

Private rented share31.4%Against 38.6% owner-occupied

2-bed, single earner59.2%Of gross income — dual earner 29.6%

1-bed, dual earner22.7%Comfortably inside the 30% threshold

All the way down to one flat

The same conversation that sized a national mandate can land on a single unit — its floor area, EPC, agent, and every rent it has been marketed at since 2018.

search_comparables

Comparable · Manchester M1

Montmano Drive

One of 390 two-bedroom units asking £1,400+ in Manchester between May and August 2026. The MCP returns all of them; here is one.

Asking rent: £1,500 pcm · £347 pw
Type: 2 bed / 2 bath flat
Floor area: 667 sq ft
£ / sq ft / yr: £26.99
EPC: B · lodged 27 Jun 2018
Days on market: 25
Agent: Philip James Manchester
Rent events: 40, from May 2018

Every marketed rent, 2018 → 2026

£900 in May 2018 → £1,500 in August 2026. Hover any point.

Twenty-one tools, one connection

Everything above used six of them. Highlighted tools are the ones this page actually called.

realyse mcp server

resolve_locationPlace, postcode or drawn polygon → token
resolve_radius_locationCircular catchment at any radius
get_market_indicatorsMonthly rent, price, yield, DOM series
search_comparablesIndividual listings and transactions
search_planning_applicationsSchemes, stages, units, programme
get_planning_pipeline_statsMonthly planning aggregates
get_demographics_summaryPopulation, tenure, income, affordability
generate_data_reportMulti-dataset analytical reports
get_land_ownershipHMLR proprietors and ownership detail
search_land_parcelsDistressed, HMO, brownfield, greenbelt
get_title_detailsOne title: geometry, tenure, appraisal
get_title_plan_mapRendered HMLR boundary plan
search_land_transactionsHMLR price-paid, land and commercial
get_land_transactions_by_titleFull transfer history for a title
search_epc_certificatesEPC ratings, floor areas, lodgements
get_policy_ratesLHA, London Living Rent, CIL
search_points_of_interestSchools, transport, retail, healthcare
get_crime_trendsMonthly counts by category
get_dataset_update_datesAs-of date for every dataset
paginate_data_reportPage through large report results
get_current_userAccount, team and entitlements

The pitch, plainly

Analysts don’t lack data. They lack the eleven hours it takes to assemble it.

This page was built from a single conversation with the REalyse MCP server. No exports, no dashboard clicks, no analyst chasing a planning portal. Ask the question in the language your committee uses, and the model does the assembly.

Datasets7Land Registry, planning, listings, EPC, POI, demographics, policy rates

Finest resolution1 titleDown to a single UPRN or HMLR title number

CoverageUKPostcode, ward, borough, ITL3, or a polygon you draw

IntegrationMCPWorks with any MCP-capable assistant, no rebuild

Sources: HM Land Registry · Barbour ABI planning · listings feed · EPC register · ONS. Dataset currency shown above.Asking rents, not achieved rents. Rolling averages stated as such.