How Much Is Your House Worth?

Whether you’re looking to sell now, soon or in the next few years, it’s always worth keeping one eye on the value of your house.

It’s a good barometer for what you can afford for an onward purchase, which obviously has a big impact on where you move to next and sharpens your focus for the house hunt.

There are many tools and services out there that help you estimate the value of your house in the UK, but beware that they are exactly that: estimates. No house valuation tool can be accurate enough to predict what you’ll actually get for your house, so go into this with that pinch of salt firmly gripped between your thumb and index finger.

Table of Contents

• What affects your house price?

• What does market value mean?

• How do I find out how much my house is worth?

• Free tools to find out the value of your house

• What to do once you have a house valuation

• FAQs

What affects your house price?

There are loads of factors that are used to determine the value of a house, so much so that working out a value is never an exact science. Prices are constantly changing based on supply and demand, so it’s almost impossible to be accurate.

Here are just a few of the general factors that can determine the selling price of your house:

Time is also a big factor, given how much the market can change depending on the likes of tariffs, government policies, stamp duty, etc.

According to the UK House Price Index from the Land Registry, the average house price for all types of properties combined in the UK has risen by 8% from £248,309 to £268,319 in the three years from April 2022 to April 2025.

It doesn’t look like a drastic change at that scale, but when you compare locations like England and Scotland, for example, you can see how geography alone can impact the value of your house over time:

It’s important to bear in mind that there is a difference between sale price and market value, of course, so these kinds of stats should only be taken as a guide when you’re trying to value your own home by, for instance, comparing your area with others nearby.

What does market value mean?

The definition of market value is an estimate of the amount for which a property should exchange on the date of the valuation between a willing buyer and seller (emphasis on the should). This doesn’t mean that a house will sell for that much, but instead provides a guide for sellers when putting a house on the market.

Read more: Can I Sell My House for 100% Market Value?

How do I find out how much my house is worth?

Most homeowners already have a good idea of how much their house is worth, so why would you need to get a house valuation?

Knowledge is power and having a further opinion on the value of your house will just help arm you with more information when the time does come to sell.

Property prices are constantly changing, so, if you're looking to sell your home, it's worth continuously doing research and keeping up to date with house sales in your area.

Here are some great resources that you can use to better understand the value of your home before you look to sell:

• Rightmove Sold House Prices

• UK House Price Index

• Mouseprice Property Heatmap

You need to ensure that you get valuations of your property from several different places so you have enough knowledge to make an informed decision on how much you want to sell it for.

Here are just a few things you should do when looking to determine your house value:

At The Property Buying Company, we use regional and local experts to value your home in person to give you an extra string to your bow.

As you can see in our customer success stories, Suzie from London completed with us in just three weeks and got £435,000 for her property:

Our two-pronged valuation system simply enables us to offer you the best price for your property and, although we can’t offer you the market value price, we will offer you a fair price and all legal fees are included, which means there will be no hidden costs. To get a free cash offer to see how much you’ll get for your house, simply enter your postcode below:

Free tools to find out the value of your house

As we’ve touched on, online house valuation tools are a good way of getting an initial indication or idea of how much your house may be worth on the open market, but they can’t be seen as completely accurate.

To help you compare the accuracy of the tools, we’ve used each one to price up a house that we recently had a RICS survey valuation on—it’s the most accurate and independent type of valuation, so it’s the ideal comparison. The house we used was a three-bedroom semi-detached in the M34 postcode in Manchester and its RICS valuation was £230,000.

Although we can talk you through our valuation and get our team of underwriters to determine the value of your property, it’s always worthwhile referencing this against other tools. One thing with any of these tools that you need to take for granted is that they are unaware of the condition of the property.

So, where do you start? There are several free online house valuation tools that you can use—here’s a table that compares their accuracy against our example property, as well as a breakdown of some of the best:

Rightmove

• Rightmove tool valuation: £240,000 (approximate range: £210,000-£270,000)

• Certified RICS valuation via The Property Buying Company: £230,000

• Accuracy: 95.83%

Rightmove has built a tool that allows you to easily check all the data that you need to value your property, in what they call a price comparison report.

All you have to do is enter your postcode and house number, and a few details about your home, and it will help provide you with sold house prices, similar properties on the market and no longer on the market properties.

It’s a really simple tool to use, but it requires a bit of knowledge and understanding of how to determine what your house may be worth.

Here is a link to Rightmove’s House Valuation Tool.

Zoopla

• Zoopla tool valuation: £257,000 (approximate range: £231,000-£283,000)

• Certified RICS valuation via The Property Buying Company: £230,000

• Accuracy: 89.49%

Zoopla’s house valuation tool is probably the most popular out of the bunch, and it’s pretty easy to see why, as it actually provides you with a figure for your property.

All you have to do is type your postcode in, select your address, and it will provide you with an estimate price, including a "low" and "high" value on either side.

You’ll get a timeline of your particular property sales, allowing you to also view some of the old listings if they’ve been on Zoopla.

Although it’s the easiest of the tools to use, we wouldn’t recommend trusting this valuation without taking into account extra information.

If you look at the information for how the estimates are calculated, it states “The data does not include: Any extra work that has been done to the property and has not been recorded yet (including extensions, extra rooms, makeovers).”

We’ve also found that sometimes, some of the data might be a bit off, such as bedroom counts, bathroom counts, etc.

Here’s Zoopla’s home valuation tool for you to try for yourself.

HM Land Registry

• HM Land Registry tool valuation: N/A

• Certified RICS valuation via The Property Buying Company: £230,000

• Accuracy: -

As you might expect, the HM Land Registry, which has all the house price data registered with them, is one of the best and most comprehensive tools out there.

The tool allows you to search the price paid for houses in your nearby area using data that goes back all the way to 1995.

Although it’s great, reliable data, it doesn’t actually provide you with a full valuation of your property or comparable properties.

In order to keep it vague, we would suggest not entering your exact house number as this will only show your specific house(s) sold history, whereas if you just have your road, then it will show you all the data for your road, offering a better overall view.

Here you can find the HM Land Registry Open Data.

Nethouseprices

• Nethouseprice tool valuation: £240,866 (approximate range: £216,779-£264,953)

• Certified RICS valuation via The Property Buying Company: £230,000

• Accuracy: 95.48%

This is another tool that works quite like Zoopla, providing a minimum and maximum valuation with yours as an average.

Along with showing you their valuation price, they also show you recent sold property price data local to you, and properties marked by them and their prices. On top of that, it offers a feedback section, which asks if you think the estimate is accurate.

In testing quite a few postcodes, the price was very similar to that which Zoopla provided, which suggests they could use a combination of very similar data.

Try the NETHOUSEPRICES instant house valuation tool.

Property Price Advice

• Property Price Advice tool valuation: £228,500

• Certified RICS valuation via The Property Buying Company: £230,000

• Accuracy: 99.44%

The valuation tool for Property Price Advice is quite comprehensive. It asks you for information about the property and its condition—something a lot of other tools don’t do. It does, however, require you to enter your contact details.

Once you’ve submitted your valuation, you will find a page that offers an estimated price for your property, its previous sold price, the local average for all properties in the area and for comparable properties.

It states that the estimated price is based on 40 different components, including eight local area characteristics and 31 property characteristics, although that leaves an extra component…some kind of secret sauce?

It takes the average property price in the area and adjusts it based on all these factors.

In a few properties we looked at, we felt it was a little less accurate than some of the other tools.

You can get a valuation in three steps by using the Property Price Advice tool.

Mouseprice

• Mouseprice tool valuation: £263,000

• Certified RICS valuation via The Property Buying Company: £230,000

• Accuracy: 87.45%

Mouseprice is a good tool that very quickly provides you with a valuation, price ranges and several other statistics.

It’s also arguably the simplest to use—all you need to do is type a postcode in and click the link of your address and the information is all there for you.

Once you have selected your address, you will find the previously recorded sold house prices for your property, an estimated valuation, price range, rental estimate, rental price range and all the details about your property, as well as more properties on the street.

You can also look at area guides and trends, such as the house growth in the area, current values and housing stock.

Here is the link to access the Mouseprice tool.

Acadata

• Acadata tool valuation: N/A

• Certified RICS valuation via The Property Buying Company: £230,000

• Accuracy: -

Acadata has a fairly simple house price calculator that is based on the house price index.

You provide all the information about the property, including purchase price, date and property type, with the postcode, of course.

It uses this information to work out the house price based on when you purchased the house to what it currently is, which is essentially a guide to inflation’s impact on it. Once you have filled your details in and submitted, you’ll get the valuation result.

This doesn’t take a lot of factors into account, so you should only use it as a really rough example alongside all of your other valuation estimates.

Here is the link to access the Acadata House Price Calculator.

Yopa

• Yopa tool valuation: £166,900-£203,900

• Certified RICS valuation via The Property Buying Company: £230,000

• Accuracy: 75.94%

Yopa also has a house price valuation tool that can offer you an instant online valuation using the external software company, ValPal.

The tool asks you for your property details as well as your contact details, so they can then email your valuation to you and try to book you in for a formal valuation (not exactly instant, but pretty quick).

In the email, you get an estimated value for your property value and a low and high end, but the tool differs slightly from the others.

Unfortunately, Yopa doesn’t offer you any further information on the email nor details about how they arrived at this figure, or sold comparable for you to check, but they do say that it is based on “millions of pieces of data from sold house prices in your area to current market trends and the size of your home.”

Here is the link to the Yopa Online Valuation.

What to do once you have a house valuation

Once you’ve been through all the tools and pulled a few estimates together, you’ll be in a stronger position to make the next move on your house. You have a few options here.

1. List your house on the open market: You can choose between online estate agents and traditional estate agents on the high street to sell your house on the open market and wait for the right buyer to come along

2. Sell your house to a cash buyer: You can opt for a quicker, guaranteed completion at a lower price than the market value by selling your house fast to a cash buyer like The Property Buying Company

3. Put your house up for auction: You can try your luck at a house auction and possibly get closer to or more than its market value (but beware of the risk involved here)

To help you make your mind up about what to do next, here’s an idea of how the three main ways to sell your house compare: 

The important thing to remember is not to rush into a decision—you’ve been studious enough to do your research up to this point, so you need to take your time to make sure your next move is the right move for you.

FAQs