Valuations you can defend.
A comparative market analysis for UK estate agents, built from Land Registry evidence in about four seconds — and honest enough to tell a seller what it cannot prove.
Free to sign up, free to make CMAs. No card, no listings to fight for, no black box.
The valuation that wins the instruction, then gets reduced
It is the oldest problem in UK estate agency. The optimistic number wins the listing on Tuesday and comes down three weeks later, and everyone involved knew it would.
A tool that makes that easier is worse than no tool at all. So this one shows its working, argues against itself when the evidence is thin, and prints its own limitations on the page the seller reads.
What a report actually says
£1,680,000 – £1,805,000
Medium confidence, 73/100 · 6 comparables · £909/sq ft evidence
! Only 2 comparables have a measured floor area. Size is the largest single adjustment — add the rest before trusting the range.
How it works
- 1
Pick the address
Type a postcode. Every property Land Registry has a record for comes back — choose yours and the type, tenure, location and last sale price fill themselves in.
- 2
It does the legwork
Comparable search, shortlist by likeness, floor areas from the EPC register, prices restated at the house price index. Seconds, not half an hour.
- 3
You apply judgement
Condition, bathrooms, kitchen age and the things only you know — the railway behind the top floor, the neighbour's extension — are yours to add.
- 4
Print something defensible
A branded report showing every comparable, every adjustment, the reasoning behind each number, and an honest account of what the evidence cannot support.
Built for UK property, not adapted to it
The established CMA tools were built around US listing data. They have no concept of the things that actually move a price here.
Leasehold relativity
An unexpired-term curve that steepens below the 80-year marriage-value threshold, so a 72-year lease is not quietly priced as a 125-year one.
Ground rent
Capitalised at 20×, with the Leasehold Reform (Ground Rent) Act 2022 accounted for — a 2023 lease is not comparable to a 2019 one.
EPC bands
Recorded, adjusted and pulled automatically from the register, along with the floor area no other free source publishes.
Listed and conservation
Adjusted explicitly, and flagged as a starting point to confirm against local evidence rather than a verdict.
Shared gardens
A seven-rung outdoor scale that distinguishes a communal garden from a private one, and both from a balcony.
Council tax bands
Recorded on the report, where a seller will be asked about them.
Every figure traces back to a published source
HM Land Registry
Every recorded sale in England and Wales since 1995
EPC register
Floor areas, habitable rooms, energy ratings
UK House Price Index
Per district and property type
postcodes.io
Postcode search and geocoding
Contains public sector information licensed under the Open Government Licence v3.0. Price Paid Data covers England and Wales; elsewhere, comparables are added by hand.
Thirty minutes of research, in about four seconds
With a document at the end of it that you can put in front of a seller and defend line by line.
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