This page answers a question by refusing it, and explains exactly why. The United Kingdom is the one market where we hold a free, complete, official record of what every house sold for, and still will not turn it into a valuation. The missing piece is not access. It is floor area.
The price paid, the date, the property type and the address, for every registered transaction in England and Wales. Free, keyless, open data. As a record of transactions it is better than almost anything comparable in Europe.
Floor area. Also bedroom count and condition. Those are the three things that separate one house on a street from the house next door, and none of them is in the file.
Without floor area there is no price per square metre. Without a price per square metre, a valuation is a neighbourhood average pointed at your front door. That is a fine description of a street. It is not a description of your house, and at the top of the market it is not even close, because the houses that are worth the most are the ones least like their neighbours.
We are not catching anyone out here. Several of the large valuation tools serving the United Kingdom say in their own copy, which we read on 01/08/2026, that their estimate is less accurate for unique or luxury homes because the comparable transactions do not exist, and they suggest speaking to an agent or a surveyor instead. That admission is correct and it is the same limitation we are describing.
The difference is where each of us puts it. Theirs sits in a help page, under a number that has already been shown to you. Ours sits in the title.
A number you cannot defend is worse than no number at all.
Two houses on the same street, one with water in front of it, do not trade at the same price. No address-based model prices a view.
The gap is not marginal. In Saint-Tropez we measured two four-bedroom villas at about 1,170 and about 9,376 euros a night. Identical bedroom count, factor of eight.
Above a certain price the transactions stop being frequent and stop being public. Below eight genuinely comparable nearby sales, we publish nothing.
The rental side does not depend on floor area, so it is not blocked. If the house is let, the question we can answer is how many nights a year comparable properties actually sell, and at what rate.
We count nights actually sold, never an occupancy percentage, and the rental income guide sets out the whole method. Fifty per cent occupancy sounds moderate until you multiply it by 365 and discover you have just implied 182 nights sold. Very few seasonal markets sell anything like that. In Saint-Tropez a villa sells around 45 nights at the high rate and perhaps 10 more outside the peak, which is about 92,000 euros gross rather than the 193,000 the occupancy method produces. The distance between those two figures is usually the whole of the owner's decision.
A source of floor area joined to the sale records. EPC data carries floor area and is free, and joining it to the price paid records would give a genuine price per square metre for the United Kingdom. We have not done that join. So we do not claim it, and until someone does it here, this page stands.
Because HM Land Registry publishes the price paid on every registered sale but does not publish floor area. Without floor area there is no reliable price per square metre, and a bare distribution of what the neighbours paid is not a valuation of your house. We would rather publish the gap than dress the average up as an answer.
The price paid, the date, the property type and the address, for every registered transaction. It is free and open data. What it does not carry is floor area, bedroom count or condition, which are the three things that separate one house on a street from another.
They publish an average anyway. Several of the large estimators state in their own copy, read on 01/08/2026, that their figure is less accurate for unique or luxury homes because the comparable transactions do not exist. We agree with them about the limitation. We differ on what to do about it.
Yes, on the rental side. If the house is let, we can tell you how many nights a year comparable properties actually sell and at what rate. That is a measurement rather than an average, and it does not depend on floor area.
A reliable source of floor area joined to the sale records, and at least eight genuinely comparable nearby sales before any local figure is trusted. EPC data carries floor area and is free. We have not done that join, so we do not claim it.
If your house is also let, the rental estimator does work, in the United Kingdom and everywhere else. It is free, it takes three questions, and it counts nights sold. Start with the rental income calculator, see every market ranked by income, or read how we build the numbers and how we are paid.
Three questions. Free. And a report we would be happy to defend in front of you.
Estimate my home →Last updated 05/08/2026.