Our data sources

The Land Registry Price Paid Dataset records every residential property sale in England and Wales, including the full address, date of transfer, price paid, property type, and whether it was new build or existing. Updated monthly. This is the primary dataset for our fair value calculations — we use actual transacted prices, not asking prices or AVMs.

We use two Environment Agency datasets. First, the Flood Map for Planning — which classifies every location in England into Flood Zone 1 (low), 2 (medium), or 3 (high) based on river and coastal flood probability. Second, the EA's real-time flood monitoring API, which we query at report generation time to check whether any active flood alerts or warnings exist within 500m of the property.

The EPC register, maintained by the Ministry of Housing, Communities and Local Government, contains energy performance data for every property that has had an EPC lodged since 2008. This gives us the energy rating (A–G), total floor area (essential for our price-per-sq-ft analysis), estimated annual energy costs, and specific improvement recommendations. Over 90% of listed properties have an EPC on the register.

We query local authority planning portals to retrieve the full planning history for the target property address and surrounding area. We look for: approved and refused applications for extensions or outbuildings at the property itself; significant planning applications within 200m that could affect the property (neighbouring developments, commercial proposals); and any enforcement notices or appeals.

We use Ofsted's published inspection data to identify schools within and near the property's likely catchment area, along with their most recent Overall Effectiveness grade (Outstanding, Good, Requires Improvement, Inadequate). School quality has a well-documented impact on property values and is a key consideration for families.

For London properties, we use Transport for London's PTAL (Public Transport Accessibility Level) data, which provides an official 1–6b accessibility score for any location. For properties outside London, we calculate distances to the nearest railway and metro stations and estimate typical commute times to major employment centres using routing data.

We use the Police.uk open data API to retrieve crime statistics for the property's postcode area. We compare the local crime rate across key categories (burglary, vehicle crime, anti-social behaviour) against the regional average, and provide a simple relative score. This is one of the most requested data points from buyers.