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Get a free, instant property valuation powered by our machine learning model trained on real UK sold prices, EPC records, and local market data.
Tested on real sold prices
Accuracy you can measure
0B+
datapoints
powering every valuation
0.00%
median error
across all property types
0.0%
within 10%
of actual sale price
0
features analysed
per property valuation
How Our House Valuation Works
Our automated valuation model uses machine learning trained on millions of UK property data points to estimate your home's current market value.
Step 1
We gather the data
Our model ingests millions of Land Registry transactions, EPC certificates, local market statistics, and comparable sales data across the UK.
Step 2
AI analyses your property
An XGBoost machine learning model trained on 256 property features — including floor area, property type, local comparables, and market trends — predicts the current value.
Step 3
You get an instant estimate
Within seconds, you receive an AI-powered valuation alongside transaction history, EPC data, and local market context to help you understand your property's worth.
What Factors Determine Your House Value?
Our valuation model considers over 250 features across three key categories to estimate your property's worth.
Property characteristics
- Floor area & number of rooms
- Property type & built form
- Age, tenure & EPC rating
- Features (garden, garage, parking)
Location & comparables
- Recent comparable sales on your street
- Sector-level market statistics
- Distance to nearest stations & schools
- Local house price index trends
Market intelligence
- UK House Price Index data
- 1-year & 5-year price change trends
- Forward price adjustment
- Multi-view comparable ranking
Data-driven, not guesswork
Why our valuations are different
Most online valuations are little more than a postcode average. Ours goes deeper.
Comparable sales, not gut feeling
Every valuation is anchored to recent sold prices on your street and in your postcode sector, weighted by recency and similarity.
EPC data baked in
Floor area, energy rating, property age, and built form from official EPC certificates feed directly into the model — not just price history.
No upward bias
Our model is calibrated on a 50.1%/49.9% split above and below — so estimates are not inflated to flatter sellers the way agent valuations often are.
Forward price adjustment
UK House Price Index data is applied to keep estimates current even between Land Registry releases, so you get today's value, not last year's.
Hyper-local market stats
1-year and 5-year price change trends, transaction volumes, and sector-level statistics give the model fine-grained local context.
254 features, one number
Our XGBoost model ingests over 250 property, location, and market features to produce a single, interpretable estimate with a confidence score.
Independently verified
How accurate are our valuations?
Our model is built on 2 billion datapoints, tested against actual property sales it had never seen before.
Error distribution
No systematic bias
50.1% of valuations above the sale price, 49.9% below. Unlike some AVMs, our estimates are not inflated to please sellers.
Accuracy by price band
| Price band | Median error | Within 10% |
|---|---|---|
| Under £100k | 9.2% | 66% |
| £100k – £250k | 6.1% | 78% |
| £250k – £500k | 6.18% | 81.3% |
| £500k+ | 8.4% | 70% |
Best accuracy in the £250k–£500k range where training data is most abundant. Performance varies by region and property type.
Frequently Asked Questions
Common questions about house valuations
100% free, no registration
Find out what your home is worth
Backed by real sold prices. Median error under 5%. Takes 10 seconds.
2B+ datapoints · Median error 4.74% · 75.4% within 10%