Know what gets approved before you bid.

We read every officer report, code every application, and grade every finding, so you can acquire and design with evidence, not instinct.

See the Wandsworth Report → Download free Market Snapshot
Density matrix from a borough report showing approved densities by site type

The Problem

1 in 3 small-site applications across inner London boroughs is refused. That is hundreds of schemes a year that never get built.

1 in 4 approved schemes loses units during determination. The average cut is 2 units, each worth six figures in lost residual.

£20–35k in abortive fees per refused application, before you count the holding costs.

Published policy tells you what a borough wants.
Our data shows you what it actually approves.

What the data reveals

37%
Refusal rate
Across four London boroughs
Verified
−42%
10th unit cliff
Affordable housing collapses residual
Verified
2×
Pre-app doubles approval
Consistent across three boroughs
Verified
25%
Schemes lose units
Avg 2 units cut during determination
Verified

These are 4 of 21+ evidence-graded findings per borough report. Each graded Robust, Moderate, Indicative, or Anecdotal.

Inside the report

Density matrix showing median densities by site type with confidence intervals and evidence tiers

Median approved density by site type, with P20–P75 ranges and sample sizes. The starting point for every acquisition appraisal.

Viability table and cliff chart showing per-unit residual collapse at the affordable housing threshold

Per-unit residual by scheme size. The viability model shows exactly where affordable housing obligations collapse your margin.

Executive summary page showing evidence-graded findings

Every finding graded Robust, Moderate, Indicative, or Anecdotal. No hand-waving. No unqualified claims.

PTAL-adjusted density lookup table showing how transport accessibility modifies achievable density

Density varies by transport accessibility within each site type. PTAL 4–5 sites consistently outperform PTAL 6 on yield.

Wandsworth Market Snapshot, free one-page PDF with 5 headline findings

Not ready to commit? See what the data looks like.

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We'll send the PDF and nothing else. No drip campaigns.

How it’s made

01

Every application coded

3–5 years of small-site data, coded by type, area, PTAL, density, and outcome. Verified by hand.

02

Every document read

Officer reports read by AI, verified by hand. Refusals extracted. Design commentary captured.

03

Every finding graded

Four evidence tiers. Robust to Anecdotal. No unqualified claims.

Does it work?

1,775 applications. 10,000+ documents. Every finding tested.

Each borough report is built from a complete dataset, not a sample. Our density model is backtested against every approved application before publication. Here are the results from our first borough:

73%

Predicted within ±1 unit of actual approved scheme

90%

Predicted within ±2 units of actual approved scheme

+0.06

Near-zero prediction bias, neither over- nor under-counting

Wandsworth V2a Cascade model, n=344 approved applications. Accuracy scales with evidence tier: Robust cells are 37% more accurate than Anecdotal.

About

Abre Etteh

I built the tool I wished existed.

I’ve sat on every side of this table. Designing schemes as an architect. Assessing them at a London council. Acquiring sites and managing planning as a developer. Fourteen years of watching the gap between what policy says and what officers actually approve.

The planning system has the data. Nobody was synthesising it. So I built Perfect Scale. Every finding is evidence-graded because this industry has had enough hand-waving.

Better data → better schemes → more homes.

Abre Etteh, ARB Registered Architect

Pricing

£1,500 / borough

One borough report with 12 months of quarterly updates. Less than the cost of one set of revised drawings.

See full pricing → Or start with the free Market Snapshot

Stop guessing. Start knowing.

All 33 London boroughs are live. Over 15,000 applications analysed.

See all borough reports → Download free Market Snapshot