What is this property
actually worth?

The asking price is not a valuation. It's a marketing number — set by an estate agent, instructed by a seller, and designed to do one job: get you through the door. Sometimes it's fair. Often it's optimistic. Occasionally it's a genuine bargain. The problem is that nothing on the listing tells you which.

Worth is a different thing entirely. A property is worth what comparable homes have actually sold for — not what other sellers are hoping to get, and not what an automated portal estimate produces from a postcode average.

Where the real numbers come from

We start with Land Registry sold prices: the record of what people genuinely paid for nearby homes, not what those homes were once listed at. Asking prices are opinions. Sold prices are facts.

Those sales are then adjusted to today's money. A house that sold for £400,000 two years ago isn't worth £400,000 now — the market has moved. We apply the official House Price Index so every comparable reflects current value, the same approach a professional surveyor uses rather than simply averaging old, stale numbers.

Finally, we compare like for like. A 60m² flat and a 200m² house in the same area have very different price-per-square-metre figures, so we size-match the comparables — filtering to homes within a similar floor area — to avoid the classic error of judging a large home against a small-home average. Floor area comes from official EPC data, not a guess.

Why we give you a range, not a single number

Anyone who hands you one confident figure is selling false precision. Real valuation lives in a range — a "football field" showing the spread of credible values, with markers for where the size-matched and area-wide evidence lands. An honest range you can trust beats a single number you can't.

That range is the foundation for everything else. It tells you whether the asking price is fair, optimistic, or a deal — and it's the starting point for deciding what to offer.

A quick honesty note: this is data analysis to inform your offer, not a structural survey. We'll always recommend a full survey before you exchange — see how accurate the valuation range is for what we can and can't tell you, or read the science behind independent valuation in full.