Methodology
A general explanation of the information Offer Smart reports consider.
What our reports draw on
Offer Smart reports are built by bringing together publicly available property and market information alongside the details of the listing you paste in. Depending on what is available for a given property, this can include:
- HM Land Registry sold price data
- The UK House Price Index
- Comparable sales of similar nearby properties
- Floor area and price per square foot, where floor area information is available
- Property characteristics, such as type, bedrooms and condition
- Energy Performance Certificate (EPC) information
- Environment Agency flood risk information
- Local crime data
- Local context, such as nearby amenities and schools
- Information taken from the property listing itself, such as the asking or guide price and description
How this is used
We consider this information together to produce a valuation range, comparable evidence and offer guidance for the property you are researching. We do not publish the specific number of data points, sources or weightings used in any individual report, as this varies by property and by what data is available for its location.
Sources, updates and coverage
| Source | Used for | Updates | Coverage |
|---|---|---|---|
| HM Land Registry Price Paid | Sold prices, sold on the road, comparables | Monthly, with a lag of weeks to months | England & Wales |
| UK House Price Index | Local market trends | Monthly | UK (district / region level) |
| EPC register | Floor area, energy rating, bill estimates | As certificates are lodged | England & Wales (Scotland separate) |
| Environment Agency | Flood risk (~0.5 miles) | Periodically | England |
| police.uk | Crime and safety score (~0.5 miles) | Monthly | England, Wales, N. Ireland |
| Ofsted and GIAS | Nearby schools and ratings | Imported periodically | England |
| ONS Census 2021 | Neighbourhood profile (LSOA) | Census release | England & Wales |
| Ofcom | Broadband and mobile coverage | Periodically | UK |
| Local authority planning portals | Planning within 200m | Varies by council | Varies |
Using a provider's data does not mean we have a formal partnership with them. Coverage is not complete across the UK, and some sections will be unavailable for some properties.
Recorded facts, estimates and commentary
- Recorded facts — e.g. a Land Registry sold price, an EPC rating, an Ofsted judgement.
- Calculated estimates — e.g. valuations, rental estimates, gross yield, bills, forecasts and build costs. These are models, not guarantees.
- AI-assisted commentary — some summaries are written with AI from the data above, and may contain errors.
- Missing data — when a source has nothing for the property, the report says so rather than filling the gap.
Schools and distances
Schools listed are nearby schools by straight-line distance from the property. Being nearby does not mean a property is inside a school's catchment or that a place is available — check admissions with the local authority. Amenity distances are straight-line distances shown to two decimal places of a mile.
Corrections
If you spot something wrong in a report, email us at Valuations@offersmart.co.uk and we'll look into it.
Limitations
Public datasets are not always complete or fully up to date, and every property has features a dataset cannot capture — such as its true internal condition, recent renovations or things only visible on a viewing. For that reason, Offer Smart reports are decision-support information, not a substitute for a RICS survey, a mortgage valuation, or independent legal, tax or financial advice. See our About page for more on how to use Offer Smart alongside professional advice, and our Report Disclaimer for the full terms that apply to every report.