The method
How we reach our number.
Nothing about our valuation is proprietary or clever. It's the same arithmetic a good local surveyor would do. Here it is, written down.
01
Comparable sales in your postcode sector
We use the Land Registry's published record of houses that have actually sold — not asking prices, not estimates — in your postcode sector over the last twenty-four months. We narrow to houses of the same type as yours: terraced with terraced, semi-detached with semi-detached, and so on.
02
Adjusted to today's money
A sale from twenty months ago wasn't at today's prices. We re-index each comparable to the current month using the UK House Price Index for the region. A recent sale and an older one count as if they both happened this month.
03
Priced per square metre, then your floor area
We work out the median price per square metre across the comparable set, then multiply by the floor area of your property. The median matters — it ignores a single unusual sale at the top or bottom that would skew a simple average.
04
Condition, then the costs we absorb
We adjust for the actual condition of your property, and then for the work, cost and risk we take on: refurbishment we'll fund, void months while we get it ready, the legal fees on both sides, and the possibility the market turns against us before we sell.
05
Then we show a range, not a single figure
Until we've visited, we don't know the property well enough to give a single figure. The indicative range you see on the website spans a few percent around our best estimate. The written offer that follows a visit lands within that range or we say why.
What we don't publish
The exact condition adjustments and the below-market factor live in our internal configuration, not on the website. If we put them here they would become the negotiation, and the negotiation would take the place of a proper visit. Every written offer sets out clearly what our figure is and what the property could achieve on the open market, so you can make the comparison yourself.
