Property value guide
How to value a property using comparable sales
Start with recent completed sales of homes a buyer would genuinely see as alternatives. Adjust for timing, size, condition, tenure and micro-location, then reconcile a range instead of taking a simple average.
At a glance
Key facts
- Evidence
- Completed sales, not asking prices
- Best comparables
- Recent, nearby and physically similar
- Output
- Supported range with confidence
A reliable process
How to approach the question.
- 01Confirm the subject property’s type, tenure, floor area, room mix and condition.
- 02Build a broad candidate set and remove identity mismatches and outliers.
- 03Adjust the strongest sales for date, size and material differences.
- 04Reconcile several compatible signals and explain the range.
Worked example
Three similar terrace houses
Two recent renovated homes and one tired home can frame the condition range. A much larger detached house on the same postcode should not pull the average merely because it is close.
What this does not prove
- Sale records do not reveal every improvement, defect or special transaction circumstance.
- Floor area and condition may be unavailable or stale.
- This is indicative research, not a formal valuation.
Method used
- Resolve the property identity before joining sales, certificates, floor area and local market evidence.
- Prefer recent completed sales of genuinely comparable homes and explain each adjustment rather than averaging every nearby transaction.
- Use a range and reduce confidence where the evidence is sparse, contradictory or dependent on unverified property characteristics.
Primary sources and official guidance
Price Paid DataHM Land RegistryUK House Price IndexHM Land Registry, ONS and partnersEnergy Performance of Buildings DataDepartment for Levelling Up, Housing and Communities
Source scope, licensing, refresh expectations and known limitations are listed in the public data-source register.
Related guides
Apply this guide
Start with the exact UK address.