How we estimate your property’s value
We use official UK property data and established valuation techniques to provide a transparent, data-driven estimate of your home’s value.
Our data sources
HM Land Registry
Every completed property sale in England and Wales is recorded by HM Land Registry. We analyse recent local sales data to understand how similar homes in your area have performed.
Free, official government data.
Energy Performance Certificates (EPCs)
EPC records provide additional property information such as size, type, and building characteristics, helping us make more accurate like-for-like comparisons.
Open data from the EPC Register.
UK House Price Index
We adjust historical sale prices to reflect current market conditions using the official UK House Price Index, published by the Office for National Statistics and HM Land Registry.
No asking price data
Our estimates are based on completed sales, not advertised asking prices. This avoids speculation and focuses on what buyers have actually paid.
How we estimate value
Rather than relying on a single data point, we analyse a broad set of comparable sales and apply weighting so that the most relevant and recent transactions have the greatest influence.
In simple terms, we:
- •Look at recent sales of similar properties nearby
- •Account for changes in the market over time
- •Focus more heavily on data that best matches your home
- •Produce a realistic value range rather than a single headline figure
This approach reflects how property is valued in the real world.
Why you see a range, not a single number
Property values are not exact. Even similar homes on the same street can sell for different prices depending on condition, presentation, timing, and buyer demand.
A range gives a more honest view of where your property is likely to sit in the current market.
Confidence score
Alongside your estimate, we show a confidence score to indicate how reliable the data is for your area.
This is influenced by:
- •The amount of comparable local sales data available
- •How consistent recent sale prices are
- •How recent the underlying data is
Lower confidence doesn’t mean the estimate is wrong — it simply means there is less comparable data to draw from.
What this estimate can’t account for
No automated valuation can see everything. Factors that may affect your property’s value but aren’t fully visible in public data include:
- •Interior condition and recent renovations
- •Garden size, parking, and outdoor space
- •Views, aspect, and natural light
- •Planning permissions or development potential
- •Buyer demand at the time of sale
Why local agents still matter
This is why we connect you with experienced local estate agents. They can visit your property, understand its unique features, and provide a professional valuation that reflects everything an automated estimate can’t see.
Questions about your valuation?
Local estate agents can provide a more detailed appraisal based on a physical inspection.
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