Methodology
How we price your property.
No black box. Every number in our offer has a line of reasoning you can see. Here is the exact process, in order.
01
Comparable sales
We pull every recorded sale within 0.5 miles of the property from the HM Land Registry Price Paid dataset for the last 24 months. We filter to the same property type and adjust for floor area where the Energy Performance Register holds a verified figure.
02
Market trend
Every historical comp is adjusted to today's value using the UK House Price Index (ONS) for the local authority. This stops us from undervaluing based on stale sales or overpaying in a falling market.
03
Environmental and building risk
We score five environmental factors — radon, coal-mining, Japanese knotweed proximity, flood zone, noise — plus construction type and EPC rating. Each produces a small, disclosed discount. No hidden adjustments.
04
Seller-situation margin
Our base acquisition margin reflects the speed and certainty you're buying:
| Probate | 20% |
| Chain break | 20% |
| Repossession | 25% |
| Relocation | 22% |
| Short lease | 15% (plus lease discount) |
| Standard | 22% |
05
Floor and ceiling
No offer can go below 60% of AVM point without founder escalation. No offer can go above 88%. Total discount capped at 40%. These are hard rules, not rules of thumb.
06
Worked example
Manchester M40, 3-bed terrace, probate, EPC D, flood zone 1.
- 12 HMLR comps
- £192,400 AVM point
- Base margin (probate)
- -20.0%
- EPC rating D
- -1.2%
- Environmental risk
- -0.8%
- Age adjustment (post-1950 brick)
- 0.0%
Cash offer£150,700
(a price that reflects the speed and certainty of the transaction, completion in weeks not months)