What is this property actually worth? Not what the agent says. Not what the seller wants. What the evidence shows.
Sellers and their agents set asking prices based on what they want to achieve, not what the market will support. In a slow market, the gap between asking and fair value can be enormous.
Because asking prices reflect seller ambition rather than market evidence, there's often a meaningful gap between what a property is listed at and what comparable sales suggest it's worth. On a £400,000 home, even a 10% gap is £40,000 you could be overpaying — or saving, if you know the data.
We calculate fair value from the bottom up: actual sold prices for comparable properties, adjusted for size, condition, and market timing. All evidence-based. All sourced. No gut feel.
Saltoun Road SW2 — Asking vs Sold
Comparable sales within 0.3mi, last 14 months
Five steps. All evidence-based. Fully explained in your report.
We pull all sold prices within 0.5 miles of the target property from the HM Land Registry Price Paid dataset — updated monthly and covering every transaction in England and Wales. We focus on the last 12 months and filter for the same property type.
Bigger properties cost more. We retrieve the floor area of each comparable from the EPC Register and calculate price per square foot. We then multiply by the target property's floor area to get an apples-to-apples comparison.
A freshly renovated property is worth more than one needing significant work. We look at the EPC report narrative, listing photos (age of kitchen/bathrooms), and planning history to estimate a condition adjustment of ±5–15%.
A sale from 11 months ago isn't the same as one from last week. We apply a monthly index adjustment using HMRC's residential property price index for the relevant postcode district, so every comparable is expressed in today's money.
We weight comparables by proximity, recency, and similarity, then calculate a fair value midpoint and a confidence range. The full workings appear in your report — you can see exactly how we got there.
A 2-bedroom flat in Brixton asking £650,000. Here's exactly how we got to a fair value of £580,000.
Fair Value Derivation — Waterfall
Sensitivity Analysis
How different assumptions shift the conclusion
| Assumption | Fair Value | vs £650K |
|---|---|---|
| If flat fully modernised (EPC B, new kitchen) | £612,000 | −5.8% |
| ◀ Base case | £570,000 | −12.3% |
| If lease extension costs £25K more than est. | £545,000 | −16.2% |
| If SW2 market softens a further 5% | £540,000 | −16.9% |
| Bear case (comps −10%, lease cost +£25K) | £508,000 | −21.8% |
Recommended offer range
£552,000 – £570,000
Walk away above: £580,000
How floor area is established — EPC Register cross-check
Listing states
Not disclosed
EPC Register
1,020 sq ft
EPC lodged
Feb 2023
Certificate ref
EPC-4421-9087
Without the EPC floor area, agents can claim any size they like. We always cross-reference against the official EPC certificate — which is a legal document — to get the verified sq ft before computing £/sq ft comparables.
Kenilworth · 5-bed
Saltoun Road SW2 · 2-bed flat
Birmingham B15 · 3-bed semi
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