Valuations guide · 9 min read
What is my house actually worth? How to find real sold prices
Online estimates disagree with each other because they are guesses layered on guesses. The recorded sale price of the homes around you is public, official and free — this is how to use it properly.
Last verified 6 September 2026 against HMRC and GOV.UK publications.
On this page
Why asking prices mislead you
An asking price is what someone hopes to get. A sold price is what a buyer actually paid, recorded by HM Land Registry when the transfer is registered. Only one of those two numbers is evidence.
How do I choose good comparables?
- Start with the same street, then the same postcode, then the neighbouring postcodes.
- Match the property type — a terraced house is not a comparable for a flat.
- Match the tenure. Leasehold with a short lease behaves very differently from freehold.
- Prefer sales in the last 12–24 months; older sales need indexing.
- Discard obvious outliers: a plot sale, a probate sale, a transfer between family members.
How do I adjust an older sale to today's money?
The UK House Price Index publishes an average price for each local authority every month. Divide the latest index by the index for the month of the sale, then multiply the sale price by that ratio. That restates an old sale in today's money without inventing anything.
We index every nearby recorded sale and show a low, most likely and high figure with the workings.
Do this automatically for my address →What should I adjust for?
- Floor area — the single strongest driver; compare price per square metre where the EPC gives the area
- Condition and works done since the comparable sold
- Extensions, loft conversions and off-street parking
- Energy rating, which increasingly affects both price and mortgage availability
- Lease length and ground rent on leasehold flats
Where to check each fact
| What you need | Official source | On mypropclear |
|---|---|---|
| Recorded sale prices | HM Land Registry Price Paid Data | Sold Price Engine and Street Profile |
| Area price movement | UK House Price Index (ONS & HM Land Registry) | Valuation and market pages |
| Floor area and energy rating | Energy Performance Certificate register | Property report |
| Council Tax band | Valuation Office Agency | Property report |
Every recorded sale near a postcode, colour-coded and filterable.
Check sold prices on the map →In summary
- Use recorded sales, not asking prices.
- Match type, tenure and size before you compare.
- Index older sales with the published House Price Index.
- Always be able to name the source of every number.
Frequently asked questions
Where can I see what a house sold for?
HM Land Registry publishes Price Paid Data for England and Wales. Our Sold Price Engine reads it directly and shows every recorded sale near a postcode.
Are online valuations accurate?
They vary widely because they model, rather than observe. A valuation built from nearby recorded sales, indexed to today, is checkable.
How far back does sold price data go?
To 1995 for England and Wales.
Why is my sale not showing?
Registration can lag completion by weeks or months, and some transfers — such as certain company or right-to-buy sales — are excluded from the published dataset.
Does the sold price include fixtures?
The recorded figure is the price paid for the property as stated on the transfer, which can include some fixtures. It excludes fees.
How many comparables do I need?
Three genuinely similar sales is a workable minimum; five or more is better. Fewer than three and the range should be treated as indicative.
Should I use price per square foot?
Yes, where you have reliable floor areas from EPCs. It is the fairest way to compare homes of different sizes on the same street.
Does an EPC rating affect value?
It affects running costs, mortgage options and, for landlords, whether a property can be let at all — all of which feed into price.
Need to work out your own numbers?
Low, most likely and high — each figure traced to the sales behind it.
Value my property from recorded sales →Official sources
Every figure in this guide is transcribed from these published pages. Always confirm against the source before filing or signing anything.
Guidance only. mypropclear explains published rules and how they apply to figures you provide — it is not personalised tax or legal advice.