We combine up to three methods and weight them by the strength of their evidence: this home's own previous sale adjusted by the official UK House Price Index, recent comparable sales of the same property type, and local price per square foot applied to the home's registered floor area.
How comparable sales are selected
We start with standard sales in the same postcode and property type from the last two years, widening to three or five years, and then the street, only when there are too few. Sales are weighted towards recent and similar-sized homes, new builds are down-weighted, and sales far outside the rest are set aside by a robust statistical rule but still listed.
What affects a home's value
Size, type, condition, layout, outdoor space, parking, tenure and lease length, and the local market all matter. Recorded sales capture size and type well; condition and finish need your input or a viewing.
Why an automated estimate can differ from a professional valuation
A surveyor or agent inspects the home and knows very recent, unregistered sales. Registered sales can take months to appear. Treat the range as a starting point for questions, not an answer.
How to use the result when buying or moving
If you're selling, use the range to sense-check agent appraisals and your onward budget. If you're buying, use it to understand whether an asking price sits within recorded evidence before you make an offer.
Frequently asked questions
Is this a formal valuation?
No. It is an automated estimate based on available property and market evidence. It is not a mortgage valuation, survey or formal professional valuation.
Where does the evidence come from?
HM Land Registry Price Paid Data for recorded sales, the official UK House Price Index for movement since each sale, and the government's energy certificate register for floor areas — all under the Open Government Licence.
Why might an estimate differ from an agent's figure?
Sold-price records don't capture condition, layout, views, recent works or the exact position of a home. An agent or surveyor sees the property; this estimate only sees recorded evidence.
Why do I sometimes see “Insufficient evidence”?
When there are too few recent, similar recorded sales we would rather say so than show a misleading range.
Do I need an account?
No. You can enter a home, confirm details and see the range and comparable sales without signing up. An account is only needed to save the estimate or use it across devices.
Does it cover Scotland and Northern Ireland?
Not yet. HM Land Registry sold-price data covers England and Wales.