Free Property Valuation

We test ours against real sales. On 16,821 sales completed in 2026, half of the estimates made from nearby sales of the same property type were within 10.8% to 14% of the price the home sold for, depending on its type - so half were further out; where a postcode holds only a few, only old or no sales of the type, the page quotes the wider error we measured for those cases. Where too few such sales exist and we use the House Price Index average instead, estimates were typically 29.4% to 35% out, depending on type, and 49% to 57% were more than 30% out (698 sales, fewer per type). Where we can start from the home's own sale between 1 and 5 years ago, half were within 6.4% (2,076 sales, all property types together), and the range we show on that path is never narrower than 7% to 8.6% either side, depending on type. These tests left out our bedroom factor. No online estimate can see condition, renovations or unique features; for a firmer figure, ask a local estate agent for a free valuation.

We take the 20 most recent HM Land Registry standard sales of your property type in your postcode - or in its postcode sector, then its district, if the postcode has none of that type. We use those from the last 5 years if there are at least three, otherwise the last 10, then 20 years, then all of them; restate each in today's money with the UK House Price Index; and take the median. We then scale that by a fixed bedroom factor of our own (x0.65 for 1 bedroom up to x1.5 for 5 or more). Land Registry does not record bedrooms, so this factor has not been tested. If fewer than three sales of your type are found, we use the House Price Index average price for your type in your local authority instead - that figure takes no account of bedrooms. We show no estimate at all where there is no sale of your type on record in your postcode, its sector or its district, or where that average would have to be the UK-wide figure because the index cannot place your postcode in a local authority. The figure from either route is then corrected for a bias we measured by property type against real sales: reduced by 2% for detached homes and reduced by 10% for flats. Other types carry no correction. If you give a house number or name and HM Land Registry's most recent standard sale of that home was between 1 and 5 years ago, and the house number picks out one home in that postcode, we start from that sale, restated in today's money, instead - with no bedroom factor or type correction - unless it is less than 0.5 times or more than 2 times the median of the same-type sales we found. Where fewer than 3 such sales were found to check it against, we use it unchecked and widen the range. A sale between 1 and 2 years ago is used with a wider range than an older one: anchors that young measured less reliable in our back-test. A most recent sale under 1 year old is not used at all: estimates anchored on a sale that recent measured less reliable than the comparable-sales method, so the estimate is made without it (we do not look back for an older sale of the home). We make no adjustment for energy rating: when we tested a fixed one against real sales it made no clear difference to accuracy. The result is a range, never narrower than the error we measured for that method and property type.

After using our instant estimate tool, you can request a free, no-obligation market appraisal from up to 3 local estate agents. We share your details with agents who cover your area, and each will contact you to arrange a visit. There are no fees or commissions.

Yes, completely free. There are no sign-up fees, no premium tiers, and no hidden costs. The instant estimate is available to anyone, and requesting agent valuations is also free with no obligation.