How Much Is My House Worth?
Get a free estimate based on HM Land Registry sale records and regional price trends. See what your property last sold for and what it could be worth today.
Uses official HM Land Registry Price Paid Data. Covers England & Wales.
How This Estimate Works
This tool uses two official HM Land Registry datasets to estimate your property's current market value:
- Price Paid Data — the last recorded sale price for your specific property, taken from the register of all residential transactions in England and Wales since 1995.
- UK House Price Index — the regional price change since your property last sold, calculated at local authority level and published monthly.
By combining these two figures, we can estimate how much your property would sell for today based on average price growth in your area. This is the same approach used by many estate agents for initial desktop valuations.
What This Estimate Does Not Include
This is a data-driven estimate, not a formal valuation. It does not account for:
- Improvements you've made — extensions, loft conversions, new kitchens, or other renovations that add value beyond regional averages
- Property condition — a well-maintained home will sell for more than a neglected one, even if both have the same last sale price
- Micro-local factors — a desirable street, good school catchment, or proximity to transport can significantly affect value within the same postcode
- Current market conditions — buyer demand, local supply, and seasonal patterns can cause prices to differ from the long-term average trend
For a more precise figure, we recommend getting valuations from at least 2 to 3 local estate agents. Most agents offer free, no-obligation valuations. Our guide on how to choose an estate agent can help you decide who to invite.
What to Do With Your Estimate
Knowing your approximate property value is the first step in deciding whether to sell. Here's what to do next:
- Calculate your selling costs — use our selling cost calculator to see what you'd actually take home after agent fees, solicitor costs, and other expenses.
- Check your sale readiness — take our free sale-readiness assessment to find out what legal paperwork and certificates you need before listing.
- Check your EPC — you need a valid Energy Performance Certificate before marketing. Use our free EPC checker to see if you already have one.
- Get professional valuations — invite 2 to 3 local estate agents to value your property in person. Compare their suggested asking prices with this estimate.
Related guides
View allValuation, costs & deciding whether to sell
- →How Much Does It Cost to Sell a House in 2026?
- →How to Sell a House in the UK: Step by Step
- →Should I Sell or Rent My House?
- →Should I Sell Now or Wait Until 2026?
- →Can I Afford to Move House?
- →Estate Agent Fees Explained
- →How to Choose an Estate Agent
- →What Adds Value to a House Before Selling
- →Capital Gains Tax When Selling a Second Home
- →Best Time of Year to Sell a House in the UK
Frequently Asked Questions
How accurate is this property value estimate?
This tool estimates your property's current value by taking its last sale price from HM Land Registry records and applying regional house price index changes since that date. It is a directional estimate, not a formal valuation. It does not account for improvements you have made, the current condition of the property, or micro-local factors like a particularly desirable street. For a precise figure, we recommend getting 2 to 3 estate agent appraisals.
Where does the data come from?
All data comes from official HM Land Registry sources. Individual sale prices come from the Price Paid Dataset, which records every residential property transaction in England and Wales since January 1995. Regional price trends come from the UK House Price Index (UK HPI), published monthly by HM Land Registry. Both datasets are free and open under the Open Government Licence.
Why can't you find my property?
The tool searches HM Land Registry Price Paid records. Your property may not appear if it has never been sold on the open market (for example, inherited properties, council transfers before Right to Buy, or properties that have been in the same family since before 1995). In these cases, the tool will show recent sales in your postcode as a guide to local values.
How is the estimate calculated?
The estimate uses the formula: last sale price multiplied by the ratio of the current UK House Price Index to the index at the time of sale. For example, if your home sold for £200,000 when the local index was 110 and the current index is 132, the estimate would be £200,000 times 132 divided by 110, which equals £240,000. This reflects average price growth in your local authority area.
How often is the data updated?
HM Land Registry updates the Price Paid Dataset monthly, typically around the 20th to 25th of each month. There is approximately a 6 to 8 week lag between a sale completing and the transaction appearing in the data. The UK House Price Index is also published monthly with approximately a 2 month lag.
Does this cover Scotland and Northern Ireland?
No. HM Land Registry data covers England and Wales only. Scotland has its own land register (Registers of Scotland) and Northern Ireland uses the Land and Property Services. This tool does not currently support properties in Scotland or Northern Ireland.
Should I rely on this estimate to set my asking price?
No. This estimate is useful for initial planning — understanding roughly where you stand financially before you start the selling process. But your asking price should be based on a professional assessment by an experienced local estate agent who knows your specific property and its condition, features, and micro-market. We recommend getting valuations from at least 2 to 3 agents.
What should I do after checking my property value?
If you are thinking about selling, the next steps are to understand the full cost of selling (use our selling cost calculator), check whether your property is sale-ready (take our free sale-readiness assessment), and get formal valuations from local estate agents. Being prepared before you list can cut weeks off the process and reduce the risk of your sale falling through.
Sources
- HM Land Registry — Price Paid Data (Open Government Licence)
- HM Land Registry — UK House Price Index (Crown Copyright, OGL)
- ONS — House Price Statistics for Small Areas (ons.gov.uk)