Where the figures come from
| What | Source |
|---|---|
| Sold prices | HM Land Registry Price Paid Data: every home sold in England and Wales |
| Floor areas and energy ratings | The government energy certificate register |
| Flood risk | GOV.UK long-term flood risk service, Environment Agency flood warning areas, and planning flood zones |
| Plot boundaries | HM Land Registry title boundary index, drawn on an OpenStreetMap base |
| Planning designations | planning.data.gov.uk: conservation areas, listed buildings, article 4 directions, tree preservation |
| Crime | data.police.uk, street-level records for the last 12 months |
| Schools | Department for Education school register and Ofsted inspection reports |
| Buses, trains and stations | Department for Transport stop register (NaPTAN) and the Bus Open Data Service timetables |
| Rents | ONS Price Index of Private Rents, by council area and bedrooms |
| Stamp duty | HMRC rates in force at the time of the report |
| The house itself | The listing you send us, summarised in our own words |
Comparing houses like for like
A sold price on its own tells you little, because houses differ in size. We compare price per square metre, using each sold house's floor area from its energy certificate.
We also check what the listing's floor area includes. Agents often count cellars, garages or loft rooms that energy certificates leave out. When that happens, we show the asking price per square metre both ways and explain the difference, so the comparison is fair.
We show prices as paid, with the date of each sale, rather than adjusting them with an index. Older sales get less weight in the summary, and we say so.
What a person checks
- That the sold prices are for the right street. Some towns have two streets with the same name.
- That every price per square metre adds up, by working it out again.
- That the plot on the boundary map looks right for the house, and saying so when the exact plot can't be confirmed.
- Anything in the listing that contradicts itself, such as tenure or parking. These become questions for the agent.
- Condition points from experience of renovating houses: what to look for at the viewing and what it typically costs to fix.
What we don't do
- We don't value the house or recommend a price. The decision is yours.
- We don't visit the property or survey it.
- We don't copy the agent's photos or description.
- We don't fill gaps with guesses. If something isn't in public data, the report says so.
If something's wrong
Public data can be incomplete or out of date. If you spot an error in your report, tell us within 30 days at hello@whattooffer.co.uk. We'll correct it free of charge or refund you. See our terms.
Contains public sector information licensed under the Open Government Licence v3.0. Maps © OpenStreetMap contributors.