How it works
From postcode to professional valuation report in under a minute. No phone calls, no waiting, no estate agent opinions.
Enter the address
Type a postcode and select the property from our database of 19.4 million UK residential addresses. We match to Land Registry title data, EPC records, and our enriched feature set automatically.
Get your valuation
Our LightGBM gradient boosting model analyses 60+ features — comparable sales, property characteristics, location metrics, and market trends — to produce a point estimate with confidence scoring.
Download the report
A professional PDF report containing the valuation, confidence tier, comparable evidence, feature contributions, methodology disclosure, and data provenance. Ready for lenders, investors, or your own records.
Data sources
Every valuation draws on multiple authoritative government and public-sector datasets, updated monthly. No scraped listings. No asking-price estimates.
HM Land Registry
31M+ actual sale transactions with price, date, property type, and tenure. The ground truth for UK property prices.
Energy Performance Certificates
25M+ EPC records providing floor area, construction age, energy rating, wall type, heating, and more.
ONS House Price Index
Regional and local authority price indices used to time-adjust comparable sales to the valuation date.
Schools & Ofsted
Distance to nearest schools, Ofsted ratings, and school density metrics within catchment areas.
Environment Agency
Flood risk zones (rivers, surface water, coastal) mapped to individual property locations.
Crime & Deprivation
Police.uk crime rates, ONS Census demographics, and Index of Multiple Deprivation deciles.
Methodology overview
We use a LightGBM gradient boosting model trained on millions of actual sale transactions. The model learns the relationship between property features and sale prices, then applies that learning to produce valuations for unseen properties.
Each valuation is validated against a walk-forward backtest: the model is trained on historical data and tested on future sales it has never seen. This mirrors real-world conditions and prevents overfitting.
Read the full methodology →Confidence scoring
Not all valuations are equally reliable. Properties with abundant comparable evidence and standard characteristics produce more confident estimates than unusual properties in thin markets. We tell you which is which.
Tier 1 — High Confidence
Strong comparable evidence. Standard property type in an active market. Model prediction interval is narrow.
- • Abundant recent comparable sales
- • Good EPC / feature coverage
- • Low prediction uncertainty
Tier 2 — Medium Confidence
Reasonable comparable evidence with some gaps. Model prediction interval is moderate.
- • Some comparable sales available
- • Partial feature coverage
- • Moderate prediction uncertainty
Tier 3 — Low Confidence
Limited comparable evidence. Unusual property, thin market, or missing data. Treat as indicative only.
- • Few or distant comparable sales
- • Significant feature gaps
- • Wide prediction uncertainty
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