Write one before you weigh the two up. The generator above is the template version — instant, no account; the AI-written description and the fuller material information block need a free account: three listings a month, no card.
What DescribeMyProperty does well
DescribeMyProperty is a straightforward AI description writer aimed at agents. You give it the property basics and it returns polished, readable paragraphs in seconds — a genuine time-saver compared with staring at a blank Rightmove description box. The learning curve is minimal, and for an agent who simply wants better prose faster, it does that job. We are not going to pretend otherwise.
Where it stops short: material information
UK listings are no longer judged on prose alone. National Trading Standards (NTSELAT) published a material information framework in three parts. Part A (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, heating type, broadband type, mobile signal, parking), while Part C applies where relevant (building safety issues, restrictions such as listed status or a conservation area, rights and easements, flood risk, coastal erosion, nearby planning permission, accessibility features, mining areas).
The legal basis was the Consumer Protection from Unfair Trading Regulations 2008, under which omitting material information could be a misleading omission and, in serious cases, a criminal offence. From 6 April 2025 that regime was replaced by the unfair commercial practices rules in the Digital Markets, Competition and Consumers Act 2024, and the duty not to omit material information continues while CMA guidance evolves. NTSELAT withdrew its detailed guidance in April 2025 pending that new guidance — but the portals kept their material information fields. Rightmove displays council tax band, tenure and EPC prominently, and since May 2024 it flags or blocks lettings listings that are missing key material information fields.
At the time of writing, DescribeMyProperty is not built around this framework. It generates descriptive copy, but it does not append a structured material information block, so tenure, council tax band, broadband type and the rest still have to be gathered and added in a separate step. There is also no advertised bulk workflow for generating descriptions across a portfolio. None of that makes it a bad writer — it just means compliance work stays on your desk.
How NippyListings approaches the same job
NippyListings starts from the material information framework rather than bolting it on. The app is live: sign up free and you can generate an AI-written description straight away — three listings a month, no card required. As you enter the property, it prompts you for the Part A, B and C details — tenure, lease years remaining, service charge, ground rent, council tax band, EPC rating, heating, utilities, broadband, mobile signal, parking, construction, flood risk, restrictions and accessibility — then reproduces the values you supplied, verbatim, as a portal-ready material information block alongside the description. So tenure, council tax band and broadband type are asked for up front rather than remembered at upload time. It works for sales and "to let" listings alike, with rent and deposit fields where lettings need them.
To be clear about what is shipped and what is not: AI description generation and the material information block are live today, and AI photo and video analysis are live on the Pro and Agency plans. Bulk generation across a whole portfolio, and CRM integrations with Reapit, Alto, Jupix and Street.co.uk, are still on the roadmap. Pricing is published on the pricing page, starting free and then from £29 per month. Note what the app does not do: it never looks up, sources or verifies a single field — council tax bands, flood risk and the rest come from you, and it reproduces exactly what you give it. No tool can guarantee legal compliance, ours included; the facts still have to be accurate, and that remains your job. Anything you leave blank is simply omitted rather than guessed at or padded out with "TBC". But a workflow that asks for the right fields helps you include what the portals and the current consumer protection regime expect. The output ends with a block built from the values you supplied, like this:
Material information
Price: £335,000 · Tenure: Freehold · Council tax: Band D
Heating: Gas central heating · Broadband: FTTP available · Mobile: indoor signal reported for major networks
Parking: Driveway for two cars · Flood risk: very low (rivers and sea)
NippyListings vs DescribeMyProperty at a glance
| Feature | NippyListings | DescribeMyProperty |
| Core approach | AI description generation with a material information block, live today | AI prose writer, one property at a time |
| Compliance awareness | Structured around NTSELAT Parts A, B and C | Not built around the material information framework, at the time of writing |
| Material information block | Prompts you for the Parts A, B and C fields and reproduces your values verbatim as a structured block | No structured block appended, at the time of writing |
| Bulk generation | Planned — generate across a portfolio in one run | No bulk workflow advertised, at the time of writing |
| Lettings support | Lettings prompts with rent and deposit fields | Can write lettings copy, but no lettings-specific material information handling that we have seen |
| Price transparency | Free tier of three listings a month; paid plans from £29 per month, published on the pricing page | Check their site for current pricing |
Honest pros and cons
Reasons to pick DescribeMyProperty
- It is an established, single-purpose tool: prose in, prose out, no extra concepts to learn.
- If your branch already has a solid material information process — a checklist, a compliance manager, portal-side data entry — you may only need the writing help.
- A per-property workflow is perfectly fine for a small number of new instructions each week.
Reasons to pick NippyListings
- Material information is part of the writing step, not an afterthought — useful now that Rightmove flags or blocks lettings listings missing key fields.
- You can start on the free tier — three listings a month, no card required — and judge the output before any money changes hands.
- Sales and lettings are both first-class, including deposit and rent details for adverts to let.
- Planned bulk generation and CRM integrations are aimed at agencies relisting whole portfolios, a gap most description writers leave open.
- Pricing is published up front — free to start, then from £29 per month on our pricing page.
Which should you choose?
Choose DescribeMyProperty if you want a quick, focused prose writer and you are confident your material information process is already watertight. Choose NippyListings if you would rather the description and the Part A, B and C details come out of one workflow — and you want a path to bulk generation as that ships. If you are also weighing up general-purpose tools, our guide to using ChatGPT for property descriptions covers where a raw chatbot helps and where it falls down, and our PropertyScribe comparison looks at the other paid option agents ask about.
Not sure what actually has to appear in a listing? Start with our plain-English explainer on material information Parts A, B and C, keep the material information checklist beside you when you draft, then write a description on the free tier — it takes about two minutes per property.