AI Property Refurbishment & ROI Calculator (UK)

Act as an expert UK Property Quantity Surveyor and Investment Analyst. Provide a detailed refurbishment cost estimate and ROI analysis for the following property project based on these details:

- Property Type: [PROPERTY_TYPE]
- Location: [LOCATION]
- Number of Bedrooms/Bathrooms: [ROOM_COUNT]
- Current Condition: [CONDITION_DESCRIPTION]
- Scope of Work: [SCOPE_OF_WORK]
- Purchase Price: [PURCHASE_PRICE]
- Estimated Post-Refurb Value (GDV): [ESTIMATED_GDV]

Please structure your response as follows:

1. **Itemized Cost Estimate**: Break down costs into categories (Strip out, Kitchen, Bathroom, Electrical/Rewire, Plumbing/Heating, Plastering, Decorating, Flooring, and External). Use current UK average rates for labor and mid-range materials.
2. **Contingency & Fees**: Include a 10-15% contingency, plus any applicable building control or professional fees.
3. **Investment Analysis**: Calculate the Total Project Cost, the 'All-in' investment, and the potential equity uplift.
4. **Yield Calculations**: If rented at [ESTIMATED_MONTHLY_RENT] per month, calculate the Gross Yield and the Return on Capital Employed (ROCE).
5. **Risk Assessment**: Identify 3 potential 'hidden' issues common to this type of UK property (e.g., damp in Victorian terraces, asbestos in 1960s builds).

Use GBP (£) for all currency and ensure the tone is professional and analytical.