The generator above assembles the description from a template using the fields you enter — instant, and no account. The AI drafting described on this page, with the fuller material information block, needs a free account: three listings a month, no card.
What a UK-specific generator should actually do
Three things separate a tool built for UK agents from a generic writing assistant.
1. Material information built in
National Trading Standards (NTSELAT) published a material information framework for listings in three parts. Part A, from May 2022, covers price or rent, council tax band, tenure and leasehold details such as remaining term, ground rent and service charge, plus the deposit for lettings. Parts B and C followed in November 2023: Part B applies to every property (property type and construction, rooms, utilities, broadband, mobile signal, parking), while Part C applies where relevant (flood risk, listed-building or conservation-area restrictions, rights and easements, and similar issues). Our guide to material information Parts A, B and C covers the detail. A UK-focused generator should ask for this information up front, not leave you to bolt it on afterwards.
2. Portal readiness
Rightmove displays council tax band, tenure and EPC rating prominently on every listing, and since May 2024 it flags or blocks lettings listings missing key material information fields. Copy that arrives without those details just creates rework. If Rightmove is your main channel, our Rightmove description writer page looks at portal formatting in more depth.
3. UK English and UK property vocabulary
British property language is its own dialect: maisonette, share of freehold, chain-free, sole agency, to let, pcm. Tools trained mostly on American text drift into apartments and realtors, and rarely know that "share of freehold" means something quite specific to a buyer. A UK tool should get this right without prompting.
Why generic AI tools fall short
The legal context matters. Omitting material information from a listing could be a misleading omission under the Consumer Protection from Unfair Trading Regulations 2008, and from 6 April 2025 that duty continues under the unfair commercial practices regime in the Digital Markets, Competition and Consumers Act 2024. NTSELAT withdrew its detailed guidance in April 2025 while new CMA guidance is developed, but the portals kept their material information fields, so the practical requirement on agents has not gone away.
A general-purpose chatbot knows none of this. It will not ask whether the flat is leasehold, what the ground rent is, or whether the street sits in a conservation area. Worse, if you do not supply details it may invent them, and an invented broadband type or parking arrangement in a live listing is exactly the kind of inaccuracy the rules exist to prevent.
How the free NippyListings generator works today
The generator is deliberately simple and honest about what it is: AI drafting built on structured inputs, with the first three listings each month free and no card required. You tell it:
- property type (house, flat, maisonette, bungalow and more)
- number of bedrooms
- whether the property is for sale or to let
- location and key features
- the material information fields themselves: council tax band, tenure and lease years remaining, service charge and ground rent, the lettings deposit, heating, utilities, broadband, mobile signal, parking, construction, EPC rating, flood risk, restrictions and covenants, accessibility
It returns portal-ready copy with a material information block at the end, built from the values you supplied and reproducing them verbatim, so the details Rightmove surfaces prominently are stated in the description itself. On the Pro and Agency plans, AI photo analysis and AI video analysis read the media you have already shot for the listing and feed what they find into the draft. A shortened example:
Two-bedroom maisonette to let in Chorlton, Manchester
A bright first-floor maisonette with its own entrance, two double bedrooms, a modern fitted kitchen and a private rear yard, well placed for Chorlton's independent shops and Metrolink services.
Material information: Rent £1,150 pcm. Deposit £1,326. Council tax band B. EPC rating C.
Because the inputs are structured, nothing is invented: every fact in the output is a fact you entered, reproduced as you entered it. The app never looks a field up, sources it or checks it against a register, and any field you leave blank is omitted rather than guessed at or filled with "TBC" — which is the practical difference between this and a blank chat box. Accuracy and completeness stay yours. For worked examples across property types see our property description examples, and lettings teams may prefer the dedicated lettings listing generator page.
What is coming next
Compliance-aware AI output has shipped: AI-drafted copy that keeps the structured inputs and the material information block but varies tone and phrasing per property, with AI photo and video analysis live alongside it on the Pro and Agency plans. Two things are still on the roadmap, and we describe them as planned rather than pretending otherwise:
- Bulk generation. Upload a spreadsheet of properties and get descriptions back for the whole portfolio, which matters most to lettings teams relisting stock at scale.
- CRM integrations. Planned connections to Reapit, Alto, Jupix and Street.co.uk, so property data flows in without retyping.
If either of those would change how you work, they are the two to watch. Everything described above them you can use today.
Pricing, honestly
The free tier is three listings a month with no card required, and the paid plans start at £29 per month; the current tiers, and what each one includes, are on our pricing page. The obvious comparison is PropertyScribe, which at the time of writing charges £49 per month for a polished per-property AI workflow. Credit where due: it is an established product and the per-property workflow is a good one. Its gap is scale: at the time of writing it works one property at a time, with no bulk upload — and, until our bulk mode ships, so do we. Other tools in the space include DescribeMyProperty, Lettings Quest and ValPal; our PropertyScribe comparison goes through the differences properly.
| NippyListings | PropertyScribe |
| Price | Free tier of 3 listings a month; paid plans from £29 per month | £49 per month at the time of writing |
| AI-drafted output | Available | Available |
| Bulk upload | Planned | Not offered at the time of writing |
| Material information block | Prompted for, then reproduced verbatim with every description | Per-property workflow |
Frequently asked questions
Is the NippyListings generator really free?
There is a genuinely free tier: three listings a month, no card required. Sign up and the AI writes your first description straight away. Paid plans start at £29 per month and are set out on our pricing page, with AI photo and video analysis on the Pro and Agency plans. Bulk generation and CRM integrations are still on our roadmap.
Will an AI generator make my listings compliant?
No tool can guarantee compliance, and you should be wary of any that claims to. NippyListings prompts you for the material information fields — council tax band, tenure and lease details, EPC rating, heating, utilities, broadband, mobile signal, parking, flood risk and the rest — then reproduces the values you supplied, exactly as you entered them, in a material information block with every description. That helps you include the details portals expect, but it looks nothing up and verifies nothing, so responsibility for accuracy always sits with the agent.
What is material information in UK property listings?
It is the framework published by National Trading Standards (NTSELAT). Part A covers price or rent, council tax band, tenure and the deposit for lettings. Part B applies to every property and covers details such as property type, utilities, broadband, mobile signal and parking. Part C applies where relevant, covering issues such as flood risk or listed-building restrictions. From 6 April 2025 the underlying legal duty not to omit material information sits in the Digital Markets, Competition and Consumers Act 2024.
How is this different from using ChatGPT?
A general-purpose chatbot will write a description from whatever you paste in, without asking for tenure, council tax band or EPC rating, and it often drifts into American English. NippyListings uses structured inputs, so those details are requested up front and reproduced word for word in a consistent material information block. A field you leave blank is left out rather than invented or padded with "TBC".
How does NippyListings compare with PropertyScribe?
At the time of writing, PropertyScribe charges £49 per month for a polished per-property AI workflow, but does not offer bulk upload. NippyListings has AI output live too, with a free tier of three listings a month and paid plans from £29 per month; bulk generation is still on our roadmap, so both tools work one property at a time today.