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.

The Coal Authority maintains a public dataset identifying areas of former coal mining activity. Properties built on or near former mine workings can face subsidence risk, mortgage implications, and require additional searches at conveyancing stage. We cross-reference the property's coordinates against the coal mining reporting area to flag any risk.

Historic England maintains the National Heritage List for England (NHLE), the authoritative register of listed buildings (Grade I, II*, II) and scheduled monuments. We check whether the property itself is listed, and whether it sits inside a designated conservation area — both of which significantly affect what alterations are permitted and have direct implications for value and renovation potential.

The Office for National Statistics publishes detailed neighbourhood profiles from the 2021 Census, queryable through the Nomis API. We pull tenure mix (owner-occupier vs rented), property type breakdown, and age distribution for the property's output area. This contextualises the property within its neighbourhood and supports the area intelligence section of the report.

The Valuation Office Agency publishes the council tax band (A–H in England, A–I in Wales) for every domestic property. We retrieve the band for the subject property and combine it with the relevant local authority's annual rates to estimate the council tax bill — a meaningful contributor to total cost of ownership that buyers often overlook at offer stage.

Ofcom publishes per-postcode broadband and mobile coverage data covering predicted download speeds, fibre availability (FTTP), and mobile network signal strength. Especially relevant for buyers who work from home or in rural areas where coverage varies significantly street-by-street.

We pull air-quality readings from DEFRA's national monitoring network and London's ERG / AQE stations to provide a Daily Air Quality Index (DAQI) for the nearest stations. Air quality is a quietly significant factor for health, especially near major roads — and one of the few environmental factors not normally surfaced in conveyancing.

Beyond raw sold prices, we use the HM Land Registry House Price Index — the official measure of property price changes by region, property type, and outcode — to time-adjust each comparable sale to today's market. A sale 18 months ago is not a like-for-like comparison; HPI lets us bring it forward to current prices with documented arithmetic.

For leasehold properties, the freeholder and management company are often the source of significant ongoing risk: ground rent escalation, opaque service charges, or insolvency. We use Companies House data to look up the registered freeholder and management company, surfacing dissolution status, recent filings, and group connections that may matter to a leasehold buyer.