The pricing games
Optimistic asking prices, quiet reductions, and relist-to-reset tricks. The listing shows today's number — not the three it's been before, or what nearby homes actually sold for.
Independent property due diligence
Know what the agent
can't tell you — before you offer.
An independent report on any home in England or Wales, in minutes. The pricing games, the hidden risks, the running costs — surfaced from public records, before you commit six figures.
- HM Land Registry
- EPC register
- Local planning records
The offer moment is when you know least — and it costs the most.
The risks the listing hides
Flood exposure, subsidence history, a development approved for the plot next door. None of it appears in the brochure, and the agent has no duty to raise it.
The survey comes too late
A full survey lands after you've offered, agreed, and paid four figures — weeks in. By then you're emotionally committed and negotiating from behind.
The report
Everything you'd want a friend in the trade to tell you.
Here's a complete sample for a fictional home. Scroll it like the real thing.
HomeTruth report
17 Crondall Lane, Farnham, GU9
Offer with caution
Priced above our range; two material risks
Estimated value
Confidence: Medium£415,000 – £445,000
Our central estimate is £430,000. The asking price of £475,000 sits 10% above the top of our range.
£430k central
£475k asking
£400k£430k£460k£490k
Price & listing history
Relisted twice-
Mar 2026Listed at £499,950First marketing
-
May 2026Reduced to £485,000−3% after 8 weeks
-
Jun 2026Withdrawn & relisted at £475,000Days-on-market reset to zero
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Aug 2015Last sold for £322,000HM Land Registry · +34% area growth since
Comparable sales
5 nearby, last 18 months| Address | Sold | Price | Beds | £/sq ft | Dist. |
|---|---|---|---|---|---|
| 22 Crondall Lane | Apr 2026 | £428,000 | 4 | £392 | 0.1 mi |
| 4 Waverley Close | Feb 2026 | £441,500 | 4 | £405 | 0.3 mi |
| 9 Bourne Grove | Nov 2025 | £415,000 | 3 | £388 | 0.3 mi |
| 31 Crondall Lane | Sep 2025 | £452,000 | 4 | £410 | 0.1 mi |
| 16 Tilford Road | Aug 2025 | £436,000 | 4 | £398 | 0.4 mi |
| Median comparable | £436,000 | 4 | £398 |
Planning nearby
-
Two-storey rear extension — adjacent (19 Crondall Lane)Approved Apr 2026. May affect light to the rear garden.
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Outline consent: 12 homes on former nursery, 220m awayApproved Jan 2026. Construction traffic and skyline impact.
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No adverse applications on the property itselfLoft conversion (2019) has building-regs sign-off.
Risk flags
- HighFlood — Zone 2 (rivers & sea)1-in-100 to 1-in-1000 annual risk. Check insurability & excess.
- MediumSubsidence — clay soil areaOne historic claim on the street (2003). Ask for the buildings-insurance history.
- MediumRadon — intermediate bandBasic protective measures may be advisable.
- LowTenure & titleFreehold, no restrictive covenants of concern found.
Estimated running costs
Per yearCouncil tax (Band F)£3,180
Energy (EPC C, est.)£2,240
Buildings insurance*£890
Water & wastewater£620
Estimated total£6,930
*Higher than typical for the area, reflecting the flood-zone flag. Actual premiums vary by insurer and cover.
Illustrative sample — not a live valuation. HomeTruth is an information product, not financial or professional survey advice.
Pricing
Less than a fifth of a survey. Before you offer, not after.
One transparent price. No subscription, no agent commissions.
Single report
One full HomeTruth report on the property you're serious about.
£39
- Value range & confidence band
- Price & listing history
- 5 comparable sales
- Planning, risk flags & running costs
- Ready in minutes
3-property pack
Comparing a shortlist? Report on three, decide with confidence.
£59
- Everything in a single report, ×3
- Use anytime — no expiry
- Side-by-side ready
- Best value per report
Built on public data. Paid for by you — nobody else.
Every HomeTruth report is assembled from public records: HM Land Registry sold prices, the EPC register, and local planning and environmental data. No estate agent pays us. No developer sponsors a flag. The only interest we serve is the person about to spend the money.
HM Land Registry
EPC register
Planning portals
Environment Agency (England)
Natural Resources Wales (Wales)
Questions, answered straight.
How accurate is the valuation?
Every report gives a value range with a confidence rating, not a single false-precision figure. It's built from recent comparable sales and Land Registry history — a sharp, independent second opinion to price your offer against. It is not a RICS mortgage valuation or a physical survey.
Which properties can you cover?
Any residential address in England and Wales where public records exist — the large majority of the market. Scotland and Northern Ireland use separate registries we don't cover. Very new-build or unusual properties may have thinner data, and we'll tell you when confidence is lower rather than guess.
How fast is it, really?
Minutes. You enter the address, we pull and assemble the public data, and your report is ready to read — in time to shape the offer you're about to make, not weeks later.
What's your refund policy?
If a report can't be produced for an address, you're not charged. If the data was materially incomplete for a property we said we covered, we'll refund it — just ask.
Where does the data come from?
Public sources: HM Land Registry, the EPC register, local-authority planning portals, and flood and ground data from the Environment Agency (England) and Natural Resources Wales (Wales). We aggregate and interpret it — we don't take money from estate agents, developers or lenders.