<?xml version="1.0" encoding="UTF-8"?>
<!--
  Static sitemap of all public, indexable PropROI routes.
  Last reviewed: 2026-05-29. Update when public routes change. Auth-gated
  routes belong in robots.txt and use a page-level noindex (not here).
  lastmod dates reflect the most recent meaningful content change per page.
  NOTE: keep this comment free of doubled hyphens and angle brackets; both
  are illegal inside XML comments and make Search Console reject the sitemap.
-->
<urlset xmlns="http://www.sitemaps.org/schemas/sitemap/0.9">

  <!-- Core marketing -->
  <url><loc>https://prop-roi.com/</loc><lastmod>2026-04-30</lastmod><changefreq>weekly</changefreq><priority>1.0</priority></url>
  <url><loc>https://prop-roi.com/pricing</loc><lastmod>2026-05-02</lastmod><changefreq>monthly</changefreq><priority>0.9</priority></url>
  <url><loc>https://prop-roi.com/about</loc><lastmod>2026-04-30</lastmod><changefreq>monthly</changefreq><priority>0.6</priority></url>
  <url><loc>https://prop-roi.com/contact</loc><lastmod>2026-04-30</lastmod><changefreq>yearly</changefreq><priority>0.4</priority></url>

  <!-- Demo / lead-gen.
       /demo is intentionally NOT listed: it client-side redirects to
       /results with query params, which Google flags as "Page with redirect"
       for a submitted sitemap URL. The real, indexable demo is /signal/demo. -->
  <url><loc>https://prop-roi.com/signal/demo</loc><lastmod>2026-05-29</lastmod><changefreq>monthly</changefreq><priority>0.9</priority></url>
  <url><loc>https://prop-roi.com/signup</loc><lastmod>2026-04-30</lastmod><changefreq>yearly</changefreq><priority>0.6</priority></url>

  <!-- Open calculator pages (no login required) -->
  <url><loc>https://prop-roi.com/analyse</loc><lastmod>2026-04-30</lastmod><changefreq>monthly</changefreq><priority>0.9</priority></url>
  <!-- /results omitted: it only renders meaningful content from query params;
       the bare URL is a thin/duplicate page, not a canonical content URL. -->

  <url><loc>https://prop-roi.com/tax-simulator</loc><lastmod>2026-04-30</lastmod><changefreq>monthly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/refinance-simulator</loc><lastmod>2026-04-30</lastmod><changefreq>monthly</changefreq><priority>0.7</priority></url>
  <!-- Bare /{x}-calculator routes intentionally omitted — the /tools/* versions
       below are canonical, to avoid splitting keyword equity (cannibalisation). -->


  <!-- SEO landing pages (keyword-targeted) -->
  <url><loc>https://prop-roi.com/tools/stamp-duty-calculator</loc><lastmod>2026-04-30</lastmod><changefreq>monthly</changefreq><priority>0.9</priority></url>
  <url><loc>https://prop-roi.com/tools/buy-to-let-calculator</loc><lastmod>2026-04-30</lastmod><changefreq>monthly</changefreq><priority>0.9</priority></url>
  <url><loc>https://prop-roi.com/tools/hmo-calculator</loc><lastmod>2026-04-30</lastmod><changefreq>monthly</changefreq><priority>0.8</priority></url>
  <url><loc>https://prop-roi.com/tools/sa-calculator</loc><lastmod>2026-04-30</lastmod><changefreq>monthly</changefreq><priority>0.8</priority></url>
  <url><loc>https://prop-roi.com/tools/brrrr-calculator</loc><lastmod>2026-04-30</lastmod><changefreq>monthly</changefreq><priority>0.8</priority></url>
  <url><loc>https://prop-roi.com/tools/flip-calculator</loc><lastmod>2026-04-30</lastmod><changefreq>monthly</changefreq><priority>0.8</priority></url>
  <url><loc>https://prop-roi.com/tools/spv-calculator</loc><lastmod>2026-04-30</lastmod><changefreq>monthly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/tools/epc-upgrade-calculator</loc><lastmod>2026-04-30</lastmod><changefreq>monthly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/tools/tax-calculator</loc><lastmod>2026-04-30</lastmod><changefreq>monthly</changefreq><priority>0.8</priority></url>
  <url><loc>https://prop-roi.com/tools/second-home-stamp-duty-calculator</loc><lastmod>2026-05-29</lastmod><changefreq>monthly</changefreq><priority>0.8</priority></url>
  <url><loc>https://prop-roi.com/tools/non-resident-stamp-duty-calculator</loc><lastmod>2026-05-29</lastmod><changefreq>monthly</changefreq><priority>0.8</priority></url>
  <url><loc>https://prop-roi.com/tools/first-time-buyer-stamp-duty-calculator</loc><lastmod>2026-05-29</lastmod><changefreq>monthly</changefreq><priority>0.8</priority></url>
  <url><loc>https://prop-roi.com/tools/section-24-calculator</loc><lastmod>2026-05-29</lastmod><changefreq>monthly</changefreq><priority>0.8</priority></url>
  <url><loc>https://prop-roi.com/tools/capital-gains-tax-calculator</loc><lastmod>2026-05-29</lastmod><changefreq>monthly</changefreq><priority>0.8</priority></url>
  <url><loc>https://prop-roi.com/tools</loc><lastmod>2026-05-29</lastmod><changefreq>monthly</changefreq><priority>0.8</priority></url>

  <!-- Area data hub. Per-city /areas/{slug} URLs are appended by the dynamic
       sitemap handler (lib/sitemap.ts) from the shared AREAS list. -->
  <url><loc>https://prop-roi.com/areas</loc><lastmod>2026-05-29</lastmod><changefreq>weekly</changefreq><priority>0.8</priority></url>

  <!-- Marketplace (anonymous browsing) -->
  <url><loc>https://prop-roi.com/marketplace</loc><lastmod>2026-04-30</lastmod><changefreq>daily</changefreq><priority>0.8</priority></url>

  <!-- Blog -->
  <url><loc>https://prop-roi.com/blog</loc><lastmod>2026-04-30</lastmod><changefreq>weekly</changefreq><priority>0.7</priority></url>

  <!-- Helpers / docs -->
  <url><loc>https://prop-roi.com/help/investor-safety</loc><lastmod>2026-04-30</lastmod><changefreq>yearly</changefreq><priority>0.5</priority></url>
  <url><loc>https://prop-roi.com/qa-checklist</loc><lastmod>2026-04-30</lastmod><changefreq>yearly</changefreq><priority>0.4</priority></url>
  <url><loc>https://prop-roi.com/api-docs</loc><lastmod>2026-04-30</lastmod><changefreq>monthly</changefreq><priority>0.5</priority></url>

  <!-- Legal -->
  <url><loc>https://prop-roi.com/terms</loc><lastmod>2026-04-30</lastmod><changefreq>yearly</changefreq><priority>0.3</priority></url>
  <url><loc>https://prop-roi.com/privacy</loc><lastmod>2026-05-02</lastmod><changefreq>yearly</changefreq><priority>0.3</priority></url>
  <url><loc>https://prop-roi.com/disclaimer</loc><lastmod>2026-04-30</lastmod><changefreq>yearly</changefreq><priority>0.3</priority></url>

  <url><loc>https://prop-roi.com/areas/manchester</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/liverpool</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/leeds</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/sheffield</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/birmingham</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/nottingham</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/leicester</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/bristol</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/cardiff</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/newcastle</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/sunderland</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/hull</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/coventry</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/derby</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/portsmouth</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/southampton</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/reading</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/milton-keynes</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/edinburgh</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/glasgow</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/bolton</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/stockport</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/oldham</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/rochdale</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/salford</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/wigan</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/bury</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/trafford</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/preston</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/blackpool</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/warrington</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/wirral</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/st-helens</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/knowsley</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/sefton</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/bradford</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/wakefield</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/doncaster</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/rotherham</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/barnsley</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/york</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/middlesbrough</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/stockton-on-tees</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/darlington</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/gateshead</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/wolverhampton</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/dudley</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/sandwell</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/walsall</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/solihull</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/stoke-on-trent</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/telford</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/lincoln</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/mansfield</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/chesterfield</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/plymouth</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/exeter</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/gloucester</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/swindon</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/bournemouth</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/luton</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/peterborough</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/norwich</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/ipswich</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/cambridge</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/bedford</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/southend-on-sea</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/oxford</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
  <url><loc>https://prop-roi.com/areas/brighton</loc><changefreq>weekly</changefreq><priority>0.7</priority></url>
</urlset>
