Where our numbers come from
Every number shows its source and date. When we can't get something, we turn it into a question for the agent. We don't guess.
#How sources show
Under a number you'll see a short grey line with the source and date, for example "Listing you shared · Rightmove · 12 Oct", or a "Source" link. "Ask the agent" or "Not in the listing · ask" means we don't have it yet. "Assumed" means we used a typical figure; tap it to change it.
#Our sources
- The listing: the listing page you shared, read on your phone, with the date it was read.
- Sales prices: HM Land Registry Price Paid Data, brought up to today with the UK House Price Index (HM Land Registry and ONS).
- The agent's brochure: "Agent's brochure" with the date you added it.
- What you typed: "You entered".
- Energy: the EPC Register.
- Council tax: your council's rates for 2026/27, published by MHCLG.
- Stamp duty: HMRC rates from 1 April 2025. An estimate; your conveyancer confirms it.
- Water: Water UK average bills for 2026/27, by region.
- Mortgage rate: Bank of England, quoted household interest rates, 5-year fixed at 75% loan-to-value, updated monthly.
- Crime: police.uk.
- Building costs for extensions: published UK builder price guides, London and regional.
- Flood risk: the Environment Agency.
- Deprivation: the English Indices of Deprivation 2025.
- Income: ONS estimates.
- Census: ONS Census 2021.
- Stations: NaPTAN from the Department for Transport, with walking times from Apple Maps.
- Schools: Department for Education, Get Information about Schools, with Ofsted results. Furthest distances offered come from the council, where published.
- Noise: Defra noise maps, Round 4.
- Broadband: Ofcom Connected Nations.
- Planning designations: planning.data.gov.uk, with Historic England data.
- Bus stops: NaPTAN. Main roads, power lines, substations, fire and ambulance stations, hospitals and the road layout outside: OpenStreetMap contributors. We keep our own copy for England and Wales and update it each month.
- Urban or rural, and place names: ONS.
- When it was built: the EPC register, the listing, or the listing photos.
- Travel times: Apple Maps.
- The council for a postcode: the ONS Postcode Directory, via postcodes.io.
- What the agent told you: "Agent, told to you" with the date you added it.
#Area, not street
Area figures describe a small area around the home, not the street or the people next door. Census figures cover about 130 households, deprivation about 1,500 people, and income about 7,000 people.
#Licences
We use public data under the Open Government Licence v3.0 and other open licences. These are the notices their owners ask us to show:
- Contains HM Land Registry data © Crown copyright and database right 2021. This data is licensed under the Open Government Licence v3.0.
- © Environment Agency copyright and/or database right 2025. All rights reserved.
- © Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026.
- Contains OS data © Crown copyright and database right 2026. Contains Royal Mail data © Royal Mail copyright and database right 2026. Source: Office for National Statistics licensed under the Open Government Licence v3.0.
- Contains public sector information licensed under the Open Government Licence v3.0, including data from the Bank of England, police.uk, MHCLG, the Department for Education, Ofsted, the Department for Transport (NaPTAN), Defra (© Crown copyright) and Ofcom.
- Map data © OpenStreetMap contributors, available under the Open Database Licence at openstreetmap.org/copyright.
- Travel and walking times from Apple Maps.
These sources don't endorse HomeBuyerGuide.