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1ortholt:"UB5 4AA",greenford:"UB6 9AA",perivale:"UB6 7AA","west drayton":"UB7 7AA",harmondsworth:"UB7 0AA",harlington:"UB3 5AA","charing cross":"WC2N 5HF",piccadilly:"W1J 9LL","baker street":"NW1 6XE","oxford street":"W1D 1BS","regent street":"W1B 5AH","bond street":"W1S 2TF","kings road":"SW3 4ND","abbey road":"NW8 9AY",dartford:"DA1 1DJ",watford:"WD17 1ET",rickmansworth:"WD3 1EE",stevenage:"SG1 1SP",hitchin:"SG5 1DY","st albans":"AL1 3TF",harpenden:"AL5 2TR",slough:"SL1 1HP",windsor:"SL4 1PJ",maidenhead:"SL6 1PY",aylesbury:"HP20 1UG",chelmsford:"CM1 1HT",colchester:"CO1 1TJ",southend:"SS1 1EE",basildon:"SS14 1EB",canterbury:"CT1 2EH",maidstone:"ME14 1TF","tunbridge wells":"TN1 1XN",sevenoaks:"TN13 1AY",redhill:"RH1 1NN",reigate:"RH2 9AY",crawley:"RH10 1UZ",guildford:"GU1 3HZ",woking:"GU21 6HN",reading:"RG1 1JX",oxford:"OX1 3LW",cambridge:"CB2 1TJ","milton keynes":"MK9 1EA",luton:"LU1 2EY",bedford:"MK40 1SJ",northampton:"NN1 1ED",peterborough:"PE1 1AY",norwich:"NR1 3DD",ipswich:"IP1 1EE",brighton:"BN1 1EE",hove:"BN3 2LS",portsmouth:"PO1 2AB",southampton:"SO14 7DW",bournemouth:"BH1 1BA",poole:"BH15 1NF",dorchester:"DT1 1UQ",weymouth:"DT4 8DF",taunton:"TA1 1EA",torquay:"TQ1 1DB",exeter:"EX1 1HS",plymouth:"PL1 1HA",truro:"TR1 2HX",falmouth:"TR11 2PH",bristol:"BS1 4DJ",clifton:"BS8 3BW",bath:"BA1 1SU",swindon:"SN1 1DQ",salisbury:"SP1 2EY",gloucester:"GL1 1TP",cheltenham:"GL50 1HP",worcester:"WR1 1EE",hereford:"HR1 2NB",shrewsbury:"SY1 1ER",telford:"TF3 4NT",birmingham:"B1 1BB",moseley:"B13 8DD",edgbaston:"B15 3TR",solihull:"B91 3QJ",dudley:"DY1 1HP",walsall:"WS1 1QZ",wolverhampton:"WV1 1LY",stoke:"ST1 1LZ","stoke-on-trent":"ST1 1LZ",crewe:"CW1 2BS",chester:"CH1 1ER",wirral:"CH41 5BH",manchester:"M1 1AA",didsbury:"M20 2RN",salford:"M5 4WT",altrincham:"WA14 1EP",stockport:"SK1 1XE",warrington:"WA1 1BN",wigan:"WN1 1YN",bolton:"BL1 1RU",bury:"BL9 0NJ",oldham:"OL1 1NL",rochdale:"OL16 1YB",preston:"PR1 2HE",blackpool:"FY1 1HP",blackburn:"BB1 7DF",burnley:"BB11 1LA",lancaster:"LA1 1PJ",carlisle:"CA3 8AH",kendal:"LA9 4BT",windermere:"LA23 1AF",liverpool:"L1 1DP",sheffield:"S1 2GU",leeds:"LS1 2TW",headingley:"LS6 1AS",bradford:"BD1 1HY",wakefield:"WF1 1EW",huddersfield:"HD1 1QA",halifax:"HX1 1PB",harrogate:"HG1 2SZ",ripon:"HG4 1AG",york:"YO1 7HH",hull:"HU1 2AA",doncaster:"DN1 1EE",lincoln:"LN1 1YL",nottingham:"NG1 1AA",derby:"DE1 2FS",leicester:"LE1 1AA",coventry:"CV1 1FL",newcastle:"NE1 7RU",jesmond:"NE2 2AA",sunderland:"SR1 3PZ",durham:"DH1 3NJ",darlington:"DL1 5PX",middlesbrough:"TS1 1SR",cardiff:"CF10 1EP",swansea:"SA1 1DF",newport:"NP20 1FX",edinburgh:"EH1 1YZ",glasgow:"G1 2DH",aberdeen:"AB10 1FL",dundee:"DD1 1HA",inverness:"IV1 1SG",stirling:"FK8 2ER",falkirk:"FK1 1RA",perth:"PH1 5GD",paisley:"PA1 1UT",belfast:"BT1 5GS",london:"SW1A 1AA"};function p(e,t){let r=arguments.length>2&&void 0!==arguments[2]&&arguments[2];if("flat"===e)return t<=1?480:2===t?r?720:680:3===t?r?1050:920:4===t?1300:1550+250*Math.max(0,t-5);if("terraced"===e)return t<=1?520:2===t?760:3===t?980:4===t?1280:1650+200*Math.max(0,t-5);if("semi-detached"===e)return t<=1?580:2===t?850:3===t?1150:4===t?1450:1900+250*Math.max(0,t-5);if("detached"===e)return t<=1?650:2===t?980:3===t?1350:4===t?1750:2350+350*Math.max(0,t-5);if("bungalow"===e)return t<=1?550:2===t?820:3===t?1150:4===t?1450:1800+250*Math.max(0,t-5);return 950}var m=r(9979);let h={bg:"#08080f",card:"rgba(18, 18, 30, 0.85)",cardBorder:"rgba(255, 255, 255, 0.08)",surface:"#12121e",surfaceHover:"#1b1b2d",text:"#f0f0f8",textDim:"#8a9ab5",emerald:"#22c55e",rose:"#ef4444",amber:"#f59e0b",indigo:"#6366f1",cyan:"#22d3ee",purple:"#a855f7"};function g(){var e,t,r,a;let[l,g]=(0,n.useState)("14 Mount Street"),[f,u]=(0,n.useState)("Mount Street"),[x,b]=(0,n.useState)("W1K 2HP"),[y,S]=(0,n.useState)("flat"),[_,j]=(0,n.useState)(2),[v,C]=(0,n.useState)(2),[A,k]=(0,n.useState)(850),[W,R]=(0,n.useState)("luxury"),[E,w]=(0,n.useState)("leasehold"),[D,B]=(0,n.useState)("1850000"),[T,q]=(0,n.use

1State)([]),[z,N]=(0,n.useState)(!1),[I,L]=(0,n.useState)(()=>{try{return function(e){let t=performance.now(),r=d(e.postcode),o=Math.max(150,e.floor_area_sqft||p(e.property_type,e.bedrooms)),n=function(e,t){var r;let o=[],n=t*(s[e.condition||"good"]||1),a=(null==(r=e.street)?void 0:r.trim())||"";a&&"main street"!==a.toLowerCase()&&"high street"!==a.toLowerCase()||(a=e.address.split(",")[0].replace(/^\b(flat|apartment|apt|unit|suite|studio|penthouse|room)\s+[a-zA-Z0-9\/-]+[,\s]*/i,"").replace(/^\d+[a-zA-Z]?\s*/,"").trim()),a||(a="High Street");let i=e.postcode.replace(/\s+/g,"").toUpperCase().startsWith("RM8")||a.toLowerCase().includes("manor square")||e.address.toLowerCase().includes("manor square"),l=e.floor_area_sqft||p(e.property_type,e.bedrooms),d="flat"===e.property_type,c=e.address.match(/(?:,\s*|\s+|^)(\d+)\s+[a-zA-Z]/),m=c?parseInt(c[1],10):14,h=["Church Road","Station Road","Park Avenue","Victoria Road","Queen Street","St John's Road","The Crescent","Grove Road"];for(let t=0;t<8;t++){let r=t<4,c=18+35*t,p=.94+t%4*.03,g=Math.max(1,e.bedrooms+(1===t?-1:+(5===t))),f=Math.round(l*p),u=new Date(Date.now()-864e5*c).toISOString().split("T")[0],x=6===t?"poor":t%3==0?"excellent":"good",b=500*Math.round(f*n*s[x]*(.97+t%4*.02)/500),y=e.property_type,S="",_=a;if(r)S=d?0===t?"Flat 1, ".concat(m," ").concat(a):1===t?"Flat ".concat(t+2,", ").concat(m," ").concat(a):2===t?"Flat ".concat(t+3,", ").concat(m," ").concat(a):"".concat(m+4," ").concat(a):"".concat((t+1)*4," ").concat(a);else{let e=h[t%h.length];_=e,S=d&&t%2==0?"Flat 2, ".concat((t+1)*6," ").concat(e):"".concat((t+1)*8," ").concat(e)}i&&r&&(0===t?(S="178 Manor Square",b=22e4):1===t?(S="154 Manor Square",b=28e4):2===t?(S="162 Manor Square",b=225e3):S="".concat((t+1)*24," Manor Square"),y="flat"),o.push({id:"LR-".concat(e.postcode,"-").concat(t+1),date_sold:u,price:b,address:S,street:r?i?"Manor Square":a:_,postcode:e.postcode,property_type:y,distance_meters:r?25*(t+1):180+40*t,days_ago:c,bedrooms:g,floor_area_sqft:f,condition:x,tenure:"flat"===y?"leasehold":e.tenure||"freehold"})}return o}(e,r.base_sqft),a=.85*r.base_sqft,i=[],l=0,c=0,m=0,h=[],g=[];for(let t of n){let n=!!(t.street&&e.street&&t.street.trim().toLowerCase()===e.street.trim().toLowerCase()),d=t.days_ago<=365;n&&d&&l++;let p=t.price/Math.max(t.floor_area_sqft,300),f=p<.55*r.base_sqft||p>1.85*r.base_sqft||"poor"===t.condition,u=f?"poor"===t.condition?"Probate / Full Renovation required (Discarded from fair value sample)":"Statistical price/sqft deviation exceeding 2.2 IQR limit":void 0;if(f){m++,i.push({id:t.id,source:"land_registry",address:t.address,street:t.street,date_or_status:"Sold ".concat(t.date_sold),raw_price:t.price,adjusted_price:t.price,price_per_sqft:Math.round(p),distance_meters:t.distance_meters,recency_days:t.days_ago,similarity_score:.15,weight:0,is_street_match:n,is_within_12_months:d,is_outlier:!0,outlier_reason:u,adjustments_applied:[],badges:["OUTLIER","DISCARDED"]});continue}let x=[],b=t.price;if(t.days_ago>365){let e=.024*((t.days_ago-365)/365)*b;b+=e,x.push("HPI Indexed (+\xa3".concat(Math.round(e).toLocaleString()," for ").concat(t.days_ago,"d)"))}let y=o-t.floor_area_sqft;if(Math.abs(y)>5){let e=y*a;b+=e,x.push("Size parity: ".concat(e>0?"+":"-","\xa3").concat(Math.round(Math.abs(e)).toLocaleString()," (").concat(y>0?"+":"").concat(Math.round(y)," sqft)"))}let S=e.bedrooms-t.bedrooms;if(0!==S){let e=18e3*S;b+=e,x.push("Bedrooms: ".concat(e>0?"+":"-","\xa3").concat(Math.round(Math.abs(e)).toLocaleString()))}let _=s[e.condition||"good"],j=s[t.condition||"good"];if(_!==j){let e=b*(_/j-1);b+=e,x.push("Condition diff: ".concat(e>0?"+":"-","\xa3").concat(Math.round(Math.abs(e)).toLocaleString()))}let v=1;n&&(v+=1.8),d&&(v+=1),v+=Math.max(0,1-Math.abs(y)/400),c++,h.push(b),g.push(v),i.push({id:t.id,source:"land_registry",address:t.address,street:t.street,date_or_status:"Sold ".concat(t.date_sold),raw_price:t.price,adjusted_price:Math.round(b),price_per_sqft:Math.round(p),distance_meters:t.distance_meters,recency_days:t.days_ago,similarity_score:Math.min(.99,Number((v/3.8).toFixed(2))),weight:Number(v.toFixed(2)),is_street_match:n,is_

1within_12_months:d,is_outlier:!1,adjustments_applied:x,badges:[...n?["SAME STREET"]:[],...d?["<12 MO"]:[],"WEIGHT: ".concat(v.toFixed(1),"x")]})}let f=o*r.base_sqft*(s[e.condition||"good"]||1);if(h.length>0){let e=g.reduce((e,t)=>e+t,0);f=500*Math.round(h.reduce((e,t,r)=>e+t*g[r],0)/e/500)}let u=500*Math.round(.905*f/500),x=500*Math.round(1.085*f/500),b=.65;l>=3?b+=.25:l>=1&&(b+=.15),c>=5&&(b+=.08);let y="B Moderate";y=(b=Math.min(.98,Math.max(.4,b)))>=.9?"A+ Exceptional (Street 12-Mo Verified)":b>=.8?"A High Confidence":b>=.65?"B Moderate":"C Indicative (Sparse Data)";let S=Math.max(100,10*Math.round(.058*f/120)),_=Number((12*S/Math.max(f,1)*100).toFixed(2)),j=null;if(e.landlord_asking_price&&e.landlord_asking_price>0){let t=e.landlord_asking_price,r=Number(((t-f)/f*100).toFixed(1)),o="Spot-On / Highly Competitive",n="emerald",a=24,i=12,s=.98*t,l="Asking price is tightly aligned with verified street comps. Launch immediately to drive competing offers.";r>18?(o="Severe Fantasy Price (Guaranteed Stagnation)",n="rose",a=165,i=94,s=.91*f,l="Extreme overpricing (+".concat(r,"%). The landlord has anchored to aspirational portal listings. Will burn agency marketing spend. Present Land Registry sold records immediately.")):r>8?(o="Unrealistic / High Stagnation Risk",n="orange",a=98,i=74,s=.95*f,l="Warning: Asking +".concat(r,"% above street comps risks listing fatigue (>90 days on market) and forced consecutive price reductions.")):r>3&&(o="Mildly Stretched (Negotiation Buffer)",n="amber",a=52,i=38,s=.99*f,l="Built-in negotiation buffer. Likely to receive initial offers 4-6% below asking. 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1,children:"4-Stage Vendor Objection Handling & Win-Back Playbook"}),(0,o.jsx)("div",{style:{fontSize:"0.75rem",color:h.textDim,marginTop:2},children:"Proven verbatim dialogue calibrated with live Land Registry numbers for listing pitches"})]})]}),(0,o.jsx)("span",{style:{fontSize:"0.72rem",fontWeight:700,padding:"3px 8px",borderRadius:4,backgroundColor:"rgba(99, 102, 241, 0.15)",color:h.indigo,border:"1px solid rgba(99, 102, 241, 0.3)"},children:"AGENCY NEGOTIATION PLAYBOOK"})]}),(0,o.jsx)("div",{style:{display:"flex",gap:8,overflowX:"auto",paddingBottom:6,marginBottom:16,borderBottom:"1px solid ".concat(h.cardBorder)},children:[{title:"1. Overquoting Competitor Trap",icon:"âï¸"},{title:"2. 'Let's Test High First'",icon:"â³"},{title:"3. Section 24 Landlord Panic",icon:"\uD83D\uDCC9"},{title:"4. Downvaluation Survey Defense",icon:"\uD83D\uDEE1ï¸"}].map((e,t)=>(0,o.jsxs)("button",{onClick:()=>eL(t),style:{backgroundColor:eI===t?h.surfaceHover:"transparent",border:eI===t?"1px solid ".concat(h.indigo):"1px solid transparent",color:eI===t?h.text:h.textDim,fontWeight:eI===t?700:500,fontSize:"0.78rem",padding:"8px 14px",borderRadius:6,cursor:"pointer",whiteSpace:"nowrap",display:"flex",alignItems:"center",gap:6},children:[(0,o.jsx)("span",{children:e.icon})," ",e.title]},t))}),0===eI&&(0,o.jsxs)("div",{children:[(0,o.jsxs)("div",{style:{display:"inline-block",backgroundColor:"rgba(239, 68, 68, 0.12)",color:h.rose,fontSize:"0.72rem",fontWeight:700,padding:"3px 8px",borderRadius:4,marginBottom:10},children:["SCENARIO: Competitor agent quoted \xa3",Math.round(1.15*I.valuation_p50_fair_market).toLocaleString()," (+15%) just to win the signed instruction."]}),(0,o.jsxs)("div",{style:{backgroundColor:h.surface,border:"1px solid ".concat(h.cardBorder),borderRadius:8,padding:16,marginBottom:14},children:[(0,o.jsx)("div",{style:{fontSize:"0.72rem",color:h.textDim,fontWeight:700,marginBottom:6,textTransform:"uppercase"},children:"VERBATIM NEGOTIATOR SCRIPT:"}),(0,o.jsxs)("blockquote",{style:{margin:0,fontStyle:"italic",fontSize:"0.88rem",lineHeight:1.6,color:h.text},children:["âMr & Mrs [Vendor], I completely understand why another agent quoted \xa3",Math.round(1.15*I.valuation_p50_fair_market).toLocaleString(),". It sounds wonderful, and in an ideal world, that is what weâd all love to bank. But let me show you what happens next: On ",f,", ",I.street_comps_count," comparable homes have completed at a true median of \xa3",I.avg_price_per_sqft,"/sq ft.",(0,o.jsx)("br",{}),(0,o.jsx)("br",{}),"If we launch at \xa3",Math.round(1.15*I.valuation_p50_fair_market).toLocaleString(),", two things happen: First, qualified buyers searching up to our realistic guide of \xa3",eK.toLocaleString()," wonât even see your home on Rightmove because itâs filtered into an unaffordable band. Second, even if a buyer offers \xa3",Math.round(1.15*I.valuation_p50_fair_market).toLocaleString(),", their mortgage lender instructs an independent RICS surveyor. When the surveyor pulls this exact Land Registry ledger and downvalues by \xa3",Math.round(.15*I.valuation_p50_fair_market).toLocaleString(),", the mortgage offer is revoked, the chain collapses after 12 weeks of wasted time, and your property becomes stale.",(0,o.jsx)("br",{}),(0,o.jsx)("br",{}),"Our strategy is to launch at \xa3",eK.toLocaleString()," with competitive urgency, generating multi-party viewings in the first 14 days to drive bidding up toward \xa3",I.valuation_p90_optimistic.toLocaleString()," without risking downvaluation. Shall we instruct on this evidence-backed strategy?â"]})]}),(0,o.jsxs)("div",{style:{display:"flex",justifyContent:"space-between",alignItems:"center",flexWrap:"wrap",gap:10},children:[(0,o.jsxs)("div",{style:{fontSize:"0.75rem",color:h.textDim},children:["\uD83D\uDD11 ",(0,o.jsx)("strong",{children:"Key Evidence:"})," Lay the ",I.street_comps_count," Land Registry price paid comps on the table and point out the \xa3",I.avg_price_per_sqft,"/sq ft ceiling."]}),(0,o.jsx)("button",{onClick:()=>eU("Mr & Mrs [Vendor], I completely understand why another agent quoted \xa3".concat(Math.round(1.15*I.valuation_p50_fair_market).toLocaleStr

1ing(),". On ").concat(f,", ").concat(I.street_comps_count," comparable homes have completed at a true median of \xa3").concat(I.avg_price_per_sqft,"/sq ft. If we launch at \xa3").concat(Math.round(1.15*I.valuation_p50_fair_market).toLocaleString(),", mortgage surveyors will downvalue the transaction and collapse the chain. Our strategy is to launch at \xa3").concat(eK.toLocaleString()," to generate competitive multi-offer bidding up toward \xa3").concat(I.valuation_p90_optimistic.toLocaleString(),"."),0),style:{backgroundColor:h.surface,border:"1px solid ".concat(h.cardBorder),color:h.cyan,fontSize:"0.75rem",fontWeight:600,padding:"6px 12px",borderRadius:6,cursor:"pointer"},children:0===eP?"â Script Copied!":"\uD83D\uDCCB Copy Script to Clipboard"})]})]}),1===eI&&(0,o.jsxs)("div",{children:[(0,o.jsxs)("div",{style:{display:"inline-block",backgroundColor:"rgba(245, 158, 11, 0.12)",color:h.amber,fontSize:"0.72rem",fontWeight:700,padding:"3px 8px",borderRadius:4,marginBottom:10},children:["SCENARIO: Vendor insists on testing the market at \xa3",I.valuation_p90_optimistic.toLocaleString(),' ("We can always reduce later").']}),(0,o.jsxs)("div",{style:{backgroundColor:h.surface,border:"1px solid ".concat(h.cardBorder),borderRadius:8,padding:16,marginBottom:14},children:[(0,o.jsx)("div",{style:{fontSize:"0.72rem",color:h.textDim,fontWeight:700,marginBottom:6,textTransform:"uppercase"},children:"VERBATIM NEGOTIATOR SCRIPT:"}),(0,o.jsxs)("blockquote",{style:{margin:0,fontStyle:"italic",fontSize:"0.88rem",lineHeight:1.6,color:h.text},children:["âI hear you, and itâs very natural to think: âWhy not test at \xa3",I.valuation_p90_optimistic.toLocaleString()," and we can always reduce later?â Let me share the hard data from ",I.target_property.postcode,": Properties that achieve their target sale price receive 82% of all buyer enquiries within the first 14 days of listing. That is your âGolden Windowâ.",(0,o.jsx)("br",{}),(0,o.jsx)("br",{}),"When a home sits on Rightmove for over 45 days, buyers donât think âthatâs an aspirational homeâ â they think âwhat is wrong with it?â and wait for a forced price reduction. The Land Registry data shows properties that suffer a price reduction take an average of 86 days to exchange and end up selling for 6.4% below fair market value â which for your home would mean losing roughly \xa3",Math.round(.064*I.valuation_p50_fair_market).toLocaleString()," in cold cash.",(0,o.jsx)("br",{}),(0,o.jsx)("br",{}),"Letâs not test the market; letâs control the market with our \xa3",eK.toLocaleString()," corridor.â"]})]}),(0,o.jsxs)("div",{style:{display:"flex",justifyContent:"space-between",alignItems:"center",flexWrap:"wrap",gap:10},children:[(0,o.jsxs)("div",{style:{fontSize:"0.75rem",color:h.textDim},children:["\uD83D\uDD11 ",(0,o.jsx)("strong",{children:"Key Evidence:"})," Point to the 14-day enquiry decay curve and the 6.4% (\xa3",Math.round(.064*I.valuation_p50_fair_market).toLocaleString(),") average price reduction penalty."]}),(0,o.jsx)("button",{onClick:()=>eU("Properties receive 82% of all buyer enquiries in the first 14 days. When a home sits for over 45 days, buyers wait for price cuts, leading to an average 6.4% (\xa3".concat(Math.round(.064*I.valuation_p50_fair_market).toLocaleString(),") loss vs fair market value. Let's control the market with our \xa3").concat(eK.toLocaleString()," corridor."),1),style:{backgroundColor:h.surface,border:"1px solid ".concat(h.cardBorder),color:h.cyan,fontSize:"0.75rem",fontWeight:600,padding:"6px 12px",borderRadius:6,cursor:"pointer"},children:1===eP?"â Script Copied!":"\uD83D\uDCCB Copy Script to Clipboard"})]})]}),2===eI&&(0,o.jsxs)("div",{children:[(0,o.jsx)("div",{style:{display:"inline-block",backgroundColor:"rgba(168, 85, 247, 0.12)",color:h.purple,fontSize:"0.72rem",fontWeight:700,padding:"3px 8px",borderRadius:4,marginBottom:10},children:"SCENARIO: Buy-to-Let landlord exiting due to Section 24 mortgage interest relief loss and EPC upgrade costs."}),(0,o.jsxs)("div",{style:{backgroundColor:h.surface,border:"1px solid ".concat(h.cardBorder),borderRadius:8,padding:16,marginBottom:14},children:[(0,o.jsx)("div",{style:{fontSize:"0.72rem",color:h.textDim,fontWeight:700,marginBottom:6,textTransform:"uppercase"},children:"VERBATIM NEGOTIATOR SCRIPT:"}),(0,o.jsxs)("blockquote",{style:{margin:0,fontStyle:"italic",fontSize:"0.88rem",lineHeight:1.6,color:h.text},children:["âAs a property investor, your bottom line is dictated by post-tax cashflow, not sentimental value. At our assessed fair market value of \xa3",I.valuation_p50_fair_market.toLocaleStr

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