Property description examples for UK sales and lettings
Ten realistic property description examples you can adapt today, each finishing with the material information UK portals now expect, plus one bad example pulled apart line by line.
Most example listings you find online were written for the American market, or for a Britain that predates material information rules. Since National Trading Standards (NTSELAT) published Part A of its material information framework in May 2022, followed by Parts B and C in November 2023, a UK listing is expected to state things like price or rent, council tax band, tenure and, for lettings, the deposit. The legal duty not to omit material information carried over from the old Consumer Protection from Unfair Trading Regulations into the Digital Markets, Competition and Consumers Act 2024 regime from 6 April 2025 — and although NTSELAT withdrew its detailed guidance in April 2025 pending new CMA guidance, 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 missing key material information fields. Our plain-English guide to Parts A, B and C covers the detail.
So every good example below ends with a short MATERIAL INFORMATION block. You can reproduce any of them, with your own property details, using our free property description generator.
What every good example has in common
| Detail | Why it is in every example |
|---|
| Price or rent | Part A basic; the first thing buyers and tenants filter by |
| Council tax band | Part A; shown prominently on Rightmove |
| Tenure (with leasehold details) | Part A; remaining term, ground rent and service charge where leasehold |
| Deposit (lettings) | Part A for lettings listings |
| Rooms, layout and one concrete measurement | Part B expects room numbers and types; specifics beat adjectives |
| Heating, broadband, parking | Part B practicalities that reduce fall-throughs and wasted viewings |
Sales property description examples
1. Three-bedroom semi-detached house for sale
Orchard Lane, Guildford — £550,000
A well-proportioned three-bedroom semi-detached house on a quiet residential street within a 15-minute walk of Guildford mainline station. The ground floor offers a bay-fronted sitting room, a separate dining room and a fitted kitchen opening onto a south-facing rear garden of around 60 feet. Upstairs are two double bedrooms, a single bedroom and a family bathroom. Gas central heating, double glazing throughout and driveway parking for two cars. Full-fibre broadband is available to the property. Offered with no onward chain.
MATERIAL INFORMATION
Property type: Semi-detached house
Council tax: Band D
Tenure: Freehold
EPC rating: C
Notice the specifics doing the selling: the walk time to a named station, the garden length, the garden orientation. Broadband type and parking are Part B details, folded in naturally rather than bolted on.
2. Two-bedroom terraced house for sale
Foundry Row, Sheffield — £165,000
A two-bedroom mid-terraced house well suited to first-time buyers or investors, positioned a short walk from Hillsborough tram stop. The living room runs the full width of the house, leading to a galley kitchen and an enclosed, low-maintenance rear yard. Both bedrooms are doubles, and the bathroom has been refitted with a shower over the bath. Gas combi boiler installed in 2022; uPVC double glazing; on-street permit parking. Superfast broadband is available. Currently achieving £750 pcm on a periodic tenancy — sale with tenant in situ or vacant possession by agreement.
MATERIAL INFORMATION
Property type: Mid-terraced house
Council tax: Band A
Tenure: Freehold
EPC rating: D
Written for its actual audience — investors want the achievable rent and tenancy position; first-time buyers want the boiler age. One description can serve both if you name the facts each group needs.
3. Detached family home for sale
Beechwood Close, Harrogate — £725,000
A four-bedroom detached family home at the head of a small cul-de-sac in the catchment area for well-regarded local primary schools. The heart of the house is a 24-foot open-plan kitchen and dining room with bi-fold doors to the west-facing garden; there is also a separate sitting room, a study and a utility room. Upstairs, the principal bedroom has an en-suite shower room, with three further bedrooms sharing the family bathroom. Double garage and driveway parking for three cars. Gas central heating; full-fibre broadband available.
MATERIAL INFORMATION
Property type: Detached house
Council tax: Band F
Tenure: Freehold
EPC rating: C
Family buyers scan for schools, storage and space to spread out. One measured room — the 24-foot kitchen — anchors the whole description; you do not need dimensions for every room.
4. Bungalow for sale
Seaholme Crescent, Eastbourne — £385,000
A detached two-bedroom bungalow on a level plot, offering step-free living throughout — there are no internal steps and the walk-in shower room was fitted in 2023. The sitting room faces south over a private front garden, and the kitchen and dining room open onto a paved rear terrace. Both bedrooms are doubles with built-in wardrobes. Gas central heating, driveway parking and a single garage. Local shops and a bus route into the town centre are within a 5-minute walk.
MATERIAL INFORMATION
Property type: Detached bungalow
Council tax: Band D
Tenure: Freehold
EPC rating: D
Accessibility features are Part C material information where relevant — and for a bungalow they are also the main selling point, so stating them plainly does two jobs at once.
5. New-build house for sale off-plan
Plot 14, The Maltings, Warwick — £329,995
Plot 14 is a three-bedroom end-of-terrace house at The Maltings, a development of 42 new homes on the northern edge of Warwick, with estimated completion in spring 2027. The layout comprises an open-plan kitchen and dining room, a separate living room, three bedrooms (en-suite to bedroom one) and two allocated parking spaces. Air source heat pump heating and full-fibre broadband to every plot. Ten-year new home structural warranty. An annual estate management charge applies for the upkeep of shared green spaces — details available on request.
MATERIAL INFORMATION
Property type: End-of-terrace house (new build)
Council tax: Band to be assessed on completion
Tenure: Freehold, subject to an estate management charge
EPC rating: Predicted B
Off-plan listings still need the material facts — but honestly hedged where they genuinely are not fixed yet, as with the council tax band and the predicted EPC here. The estate charge is flagged rather than buried.
6. Cottage for sale
Bramble Cottage, Church Lane, near Ludlow — £450,000
A Grade II listed two-bedroom cottage in a conservation area on the edge of a well-served village, around four miles from Ludlow. Character features include exposed beams, an inglenook fireplace with wood-burning stove and a cottage garden of approximately a quarter of an acre with a detached stone outbuilding. The kitchen was refitted in 2021 in a style sympathetic to the building. Oil-fired central heating; private drainage via a septic tank; standard broadband available, with mobile signal limited indoors on some networks. Off-road parking for two cars.
MATERIAL INFORMATION
Property type: Detached cottage (Grade II listed, conservation area)
Council tax: Band E
Tenure: Freehold
EPC rating: E
Rural stock is where Part B and C details earn their keep: listed status, conservation area, oil heating, septic tank and patchy mobile signal are exactly the things buyers complain about discovering late. Stating them up front filters viewings honestly.
7. Maisonette for sale
Alder Road, Bristol — £290,000
A first-floor two-bedroom maisonette with its own front door and a private section of rear garden, in a popular location a 10-minute walk from Victoria Park. The dual-aspect living room sits over the bay, with a separate kitchen, two double bedrooms and a bathroom with shower over bath. Gas central heating and double glazing. On-street parking is unrestricted. Full-fibre broadband is available.
MATERIAL INFORMATION
Property type: Maisonette (first floor)
Council tax: Band B
Tenure: Leasehold — approx. 96 years remaining; ground rent £150 per year; service charge approx. £1,100 per year
EPC rating: C
For leasehold homes, Part A expects the leasehold detail — remaining term, ground rent and service charge — not just the word "leasehold". Buyers' solicitors will ask anyway; answering early keeps sales moving.
Lettings property description examples
Lettings is where the portals police material information hardest: Rightmove has flagged or blocked lettings listings missing key fields since May 2024. If you write letting adverts regularly, our companion guide on how to write a letting advert goes deeper.
8. One-bedroom flat to let
Station Road, Reading — £1,150 pcm
A one-bedroom second-floor flat in a purpose-built block a 5-minute walk from Reading station, available from 1 September on an initial 12-month tenancy. The open-plan living room and kitchen has integrated appliances including a dishwasher, and the double bedroom has a built-in wardrobe. Electric panel heating; secure entry system; one allocated parking space. Offered unfurnished. Full-fibre broadband available. Sorry, no smokers; pets considered by application.
MATERIAL INFORMATION
Property type: Purpose-built flat (second floor)
Council tax: Band C
Deposit: Five weeks' rent (£1,326)
EPC rating: C
Availability date, tenancy length, furnishing and the deposit figure answer the four questions every applicant emails to ask — which means fewer emails and better-qualified viewings.
9. Studio flat to let
Cross Street, Leeds — £795 pcm
A well-presented studio on the third floor of a managed city-centre building, a short walk from Leeds station and the Trinity shopping quarter. The main room is around 20 square metres with a defined sleeping area, plus a separate kitchen with two-ring hob, oven and fridge-freezer, and a modern shower room. Rent includes water; electricity is metered separately. Lift access, secure entry and an on-site bike store. Offered furnished, available now.
MATERIAL INFORMATION
Property type: Studio flat (third floor)
Council tax: Band A
Deposit: Five weeks' rent (£917)
EPC rating: C
With studios, floor area is the honest headline number — "around 20 square metres" tells an applicant more than any adjective, and saying what the rent includes prevents disputes later.
10. HMO room to let
Room 3, Milton Avenue, Manchester — £560 pcm including bills
A furnished double room in a licensed five-bedroom professional house share close to Withington village, available from mid-August. Rent includes gas, electricity, water, council tax and full-fibre broadband. The room has a double bed, desk, wardrobe and a small en-suite shower room. Shared kitchen with two ovens, a communal lounge and a rear garden; a cleaner attends the shared areas fortnightly. Current housemates are working professionals aged mid-twenties to thirties.
MATERIAL INFORMATION
Property type: Room in a licensed HMO (house share)
Council tax: Included in rent
Deposit: £645 (five weeks' rent)
EPC rating: D
Room-by-room adverts live or die on what "including bills" actually covers and who the housemates are. Spell both out. Our HMO room template follows this exact structure.
One bad example — and why it fails
Stunning and deceptively spacious, this beautiful home simply must be seen to be believed! Boasting a wealth of charm and character throughout, this rarely available gem benefits from a lovely garden and is ideally located for all local amenities. Viewing is highly recommended to appreciate everything this fantastic property has to offer. Call today to avoid disappointment!
This reads like thousands of live UK listings, and it fails on every axis:
- No price, council tax band or tenure — the Part A basics that buyers, and the portals, look for first.
- No property type and no bedroom count. You cannot even tell if it is a flat or a house.
- "Deceptively spacious" and "must be seen" are adjectives standing in for facts — one room measurement would say more than the whole paragraph.
- "Ideally located for all local amenities" names nothing; a station, school or high street would.
- Nothing on heating, parking, broadband or EPC — the Part B practicalities that decide whether a viewing is worth anyone's time.
How to use these examples
Copy the structure, not the sentences: a factual opening that places the property, a walk through the rooms with one or two real measurements, the practical details, then a clean MATERIAL INFORMATION block. If you want the technique behind that structure, read our guide to how to write property descriptions that sell, and keep the material information checklist to hand while you draft.
Or skip the blank page entirely: every example on this page can be reproduced with your own property details in the free NippyListings generator. It is built to be compliance-aware — the material information fields are part of the template, so it helps you include them rather than remember them. Bulk generation and CRM integrations are on our roadmap; the generator itself is free to use today.