diff --git a/app/services/bulk_upload/sales/year2023/row_parser.rb b/app/services/bulk_upload/sales/year2023/row_parser.rb
index b3b74f615..f07312aae 100644
--- a/app/services/bulk_upload/sales/year2023/row_parser.rb
+++ b/app/services/bulk_upload/sales/year2023/row_parser.rb
@@ -396,22 +396,32 @@ class BulkUpload::Sales::Year2023::RowParser
             },
             on: :after_log
 
-  validates :field_13,
+  validates :field_12,
+            inclusion: {
+              in: [1, 2],
+              if: proc { outright_sale? && field_12.present? },
+              category: :setup,
+              question: QUESTIONS[:field_12].downcase,
+            },
+            on: :before_log
+
+  validates :field_12,
             presence: {
-              message: I18n.t("validations.not_answered", question: "will the buyers live in the property"),
+              message: I18n.t("validations.not_answered", question: "company buyer"),
               category: :setup,
               if: :outright_sale?,
             },
             on: :after_log
 
-  validates :field_12,
+  validates :field_13,
             presence: {
-              message: I18n.t("validations.not_answered", question: "company buyer"),
+              message: I18n.t("validations.not_answered", question: "will the buyers live in the property"),
               category: :setup,
               if: :outright_sale?,
             },
             on: :after_log
 
+
   validates :field_14,
             presence: {
               message: I18n.t("validations.not_answered", question: "joint purchase"),
diff --git a/config/locales/en.yml b/config/locales/en.yml
index e57e01da4..18251468d 100644
--- a/config/locales/en.yml
+++ b/config/locales/en.yml
@@ -41,6 +41,8 @@ en:
   activemodel:
     errors:
       models:
+        bulk_upload/sales/year2023/row_parser:
+          inclusion: Enter a valid value for %{question}
         bulk_upload/lettings/validator:
           attributes:
             base:
diff --git a/spec/services/bulk_upload/sales/year2023/row_parser_spec.rb b/spec/services/bulk_upload/sales/year2023/row_parser_spec.rb
index 26ac2855b..ef01bc887 100644
--- a/spec/services/bulk_upload/sales/year2023/row_parser_spec.rb
+++ b/spec/services/bulk_upload/sales/year2023/row_parser_spec.rb
@@ -615,6 +615,17 @@ RSpec.describe BulkUpload::Sales::Year2023::RowParser do
       end
     end
 
+    describe "#field_12" do # buyer a company?
+      context "when an invalid option" do
+        let(:attributes) { setup_section_params.merge({ field_7: "3", field_12: "100" }) }
+
+        it "returns setup error" do
+          expect(parser.errors.where(:field_12).map(&:message)).to eql(["Enter a valid value for is the buyer a company?"])
+          expect(parser.errors.where(:field_12, category: :setup)).to be_present
+        end
+      end
+    end
+
     describe "#field_14" do # joint purchase
       context "when an invalid option" do
         let(:attributes) { setup_section_params.merge({ field_14: "100" }) }