Walk in knowing the number.
Search the address, tick off the features, add photos if you want condition factored in. Our own Home AVM prices it from real comparables — then three independent frontier AI models challenge that number against the property's own data. You get an appraisal-ready range before you ring the doorbell.
30 years
of UK transaction data behind every appraisal
95% / 90%
UPRN match rate / backtested accuracy
Checked by
three independent models
How it works
Six steps from postcode to branded report.
Nothing here is a black box. Every step is a real screen you fill in yourself — the AI does the cross-referencing, not the deciding.
Search the address
Type the postcode and every address on it resolves in a fast, indexed lookup — pick the right one from the list, or enter details manually for a new build that hasn't been indexed yet. Choose sale or rental valuation up front.
Describe the property
Bedrooms, bathrooms, reception rooms and floor area, plus a property type from twelve options (detached through to land). Tick the key features that apply — garden, garage, off-street parking, a loft conversion — and any special features across six categories: character, upgrades, eco, views, garden and luxury. Only what's true gets ticked; nothing is assumed.
Add photos, if you want condition factored in
Optional. Upload up to five photos and a vision AI scores what it actually sees — kitchen, bathroom, general condition — and folds that into the valuation. Skip this step entirely and the appraisal still runs on the comparables and property record alone.
Our Home AVM prices it from real comparables
Live listings and Land Registry completed sales near the property land within seconds, filtered to matching property type, bedroom count and approximate floor area. Our own Home AVM adjusts for floor-area size and returns a benchmarked figure — the anchor number the AI council then has to defend.
The AI Council challenges our AVM
Our Home AVM number and the full property evidence go to three independent frontier models — GPT-4o, Gemini 3 Flash and Grok 3 Mini — whose job is to challenge it, not just repeat it. Each pressure-tests the figure against the property's own data and returns a base, expected and go-to-market price with its confidence and reasoning. Where they push back, the number moves; where they agree, your confidence is earned. A consensus is synthesised across all three.
Save it as a report and share it
Title the report, adjust any of the three prices yourself if you know something the data doesn't, and set it to expire in 7, 30 or 90 days — or never. Share a secure link, download a branded PDF, or email it to the client directly from the tool.
An AVM measured against
what homes actually sold for.
Most valuation tools benchmark against asking prices — which run optimistic. We back-tested our Home AVM against real Land Registry sold prices, the hardest and fairest test there is.
The result: it's unbiased — sitting dead-centred on the achieved price, with no systematic tendency to over- or under-value. It's a genuinely reliable compass to walk in with, not a black box.
Back-tested against real Land Registry sold prices on a recent sample of go-to-market properties. Valued with present-day comparables against historic sales, so the true point-in-time figure is tighter still. An automated estimate and a strong starting point — not a formal RICS valuation.
From the branch to the doorstep
Search. Check. Knock.
Three steps between the diary entry and the front door — the appraisal is finished before you park the car.
1 · At the branch
Search the address
Postcode in, matching addresses out. Confirm beds, baths and property type, tick the features that apply.
2 · While the kettle boils
The AI Council checks it
Comparables assemble, three independent models value the property in parallel, a consensus range lands in under a minute.
3 · At the door
Walk in knowing the number
A range, a confidence label and the comparables to back it up — already on your phone before the vendor answers the door.
Comparables aren't a guess. They're the street next door — sold prices and live listings, not just an algorithm's opinion.
Every number, checked twice
Real evidence in. Three opinions out.
Both diagrams below show illustrative example data, not a live valuation — the shapes are what your report actually shows.
Real comparables, not guesses
Green pins are completed Land Registry sales, pink pins are live listings — filtered to the same property type, bedroom count and floor area as the subject property, then plotted against a price distribution so you can see exactly where the valuation sits within the real local market.
GPT-4o
87%
Gemini 3 Flash
91%
Grok 3 Mini
83%
Three models challenge the number
GPT-4o, Gemini 3 Flash and Grok 3 Mini each pressure-test our Home AVM against the same evidence, with their own confidence score. The consensus isn't an average for its own sake — it's where the three verdicts and our AVM agree, so a single model's blind spot can't set your asking price.
Before you get in the car
The pre-appointment ritual, rebuilt.
The old way
- ✕Open Rightmove and Zoopla in separate tabs, scroll for anything similar nearby
- ✕Cross-check Land Registry sold prices by hand, guess at floor areas
- ✕Build a mental range from memory of the last few local instructions
- ✕Arrive with an instinct, not evidence — and nothing to hand the vendor
With AI Market Appraisal
- Search the address once — live listings and sold prices assemble automatically
- Three AI models independently value the property and are checked against a statistical baseline
- Get a range, a confidence label and the comparables that back it up
- Walk in with a branded, shareable report — leave it with the vendor on the day
A day in the life
Three valuations, no desk research.
How a branch manager covering her own patch fits three valuation appointments into one morning.
Three valuations booked, back to back
Priya runs a branch in Reading. Three market appraisals in the diary before lunch, none of them properties she's been inside before.
Three postcodes, three appraisals started
One search per address. She ticks the features she already knows from the listing photos — garden, driveway, an extension on one of them — and leaves the rest for later. No photos yet; there's no time before the first appointment.
Comparables land, the AI Council reports back
By the time she's finished her coffee, all three appraisals have a range, a confidence label and the sold prices behind them.
On the first sip
- Live listings and sold prices assembled for each address
On the second sip
- All three AI Council verdicts returned with a consensus range
appointments started with a number, not a guess
She heads to the first address. No spreadsheet to build, no browser tabs to juggle in the car park — the range is already on her phone.
Back at the branch, she adjusts and sends
One vendor mentioned a loft conversion mid-build that the comparables can't see yet — she nudges the go-to-market figure up herself, saves the report and emails it before the vendor's even home from work.
What's in the report
Everything a vendor asks to see.
Not just a number — the working behind it, on one branded page.
Base, expected and go-to-market
Three prices, not one — a quick-sale base, an expected mid-point and an ambitious go-to-market figure, plus a confidence label of High, Medium or Low.
Live listings and sold prices
The current listings and Land Registry completed sales the valuation is drawn from, so the vendor sees the evidence, not just the conclusion.
Each AI Council verdict
GPT-4o, Gemini 3 Flash and Grok 3 Mini's individual reasoning, key factors and estimated time on market — not hidden behind the consensus.
Photo condition analysis
If you added photos, the condition score and observations that came out of them — where the property's finish pushed the number up or down.
Your adjustments, if you made any
Any price you overrode with your own judgement is what the client sees — the AI's original figure stays on record, but your call is the headline.
Share link, PDF and email
A secure link you can text or WhatsApp, a one-click branded PDF, or send it straight to the client's inbox — with an expiry of 7, 30, 90 days or never.
Who it's for
Built for whoever's walking up the path.
The sole agent
No research team behind you
One branch, no back office. The comparables and the AI Council do the desk research a bigger firm would hand to a junior — so every appointment starts on equal footing.
The branch manager
A consistent starting point for the whole team
Every negotiator on the branch gets the same evidence base and the same AI Council cross-check, so valuations don't drift wildly between whoever picked up the enquiry.
The new negotiator
A defensible number on day one
You don't need five years of local instinct to walk in with a credible figure. The comparables and confidence label do the explaining while you build that instinct for yourself.
An opinion, not a guarantee
The AI proposes. You decide.
A valuation is a professional opinion of price, not a fact. AI Market Appraisal is an automated estimate built from public and market data, intended to support your professional judgement — not replace it. It carries no RICS accreditation, and every price it proposes stays fully editable before you share it. What the client sees is your number.
Sales and lettings
One tool, both sides of the branch.
Choose sale or rental when you start an appraisal and the whole flow adapts — rental comparables and an achievable monthly rent instead of a sale price, with the same AI Council cross-check either way.
Photos are optional on both. A refurbished kitchen or a new bathroom that hasn't made it into the comparables yet still gets factored in through the vision AI condition score.
Sale
Base · Expected · Go-to-market price, comparable sold prices near the property
Rent
Achievable monthly rent (pcm), comparable live and let listings near the property
Same AI Council, same comparables engine, same share options — pick a transaction type and everything follows.
Time, illustrated
What the desk research used to cost you.
An illustrative example, not a measured benchmark — your own routine will vary.
| Task | Manual desk research | AI Market Appraisal |
|---|---|---|
| Find live listings nearby | Manual browsing across portals | Automatic on address search |
| Check Land Registry sold prices | Separate lookup, cross-referenced by hand | Included with the comparables |
| Sanity-check the number | One person's judgement alone | Three independent AI models, plus your own edit |
| Something to leave with the vendor | Handwritten note or nothing at all | Branded PDF, link or email, same visit |
Turn the appraisal into the win
The number is the start of the conversation.
Valuation Leads
Homeowners already asking to be valued, delivered straight to your branch inbox — run the appraisal the moment a lead lands.
CRM Match
Score your existing database against live market signals — find out who's overdue a fresh appraisal before they ask.
Letter Designer
Follow the appraisal with a branded letter in your firm's voice — every mailing saved as a template your branch can reuse.
What it costs
Try it before you commit to anything.
Your first 5 are free
Every home.co.uk agent account gets 5 free valuations, sales and rentals included, shareable reports included. After that, credits are £4.99 each.
Unlimited on Professional
The Professional plan (£199/month) includes unlimited AI Market Appraisals alongside the rest of the AI toolkit — no credits to track.
FAQ
Common questions about AI Market Appraisal
How accurate is the AI valuation?
It's built on 30 years of UK transaction data, a 95% UPRN match rate and 90% backtested accuracy — accurate enough that RICS surveyors use the same underlying data. Every valuation carries a range and a confidence label (High, Medium or Low) rather than a single false-precision number, and the report shows its comparables so you can sense-check it yourself. It's an automated estimate, not a formal RICS valuation.
What is the AI Council?
Three independent frontier AI models — GPT-4o, Gemini 3 Flash and Grok 3 Mini — are each given the same property evidence and value it separately. Their verdicts are compared against the statistical baseline and a consensus becomes your valuation, so one model's blind spot can't skew the result on its own.
Is this a replacement for a RICS valuation?
No. It's an automated estimate built from public and market data, intended to support your professional judgement, not replace it. It carries no RICS accreditation and shouldn't be presented to a client as one.
Can I change the number before I send it to a client?
Yes. The base, expected and go-to-market prices the AI Council proposes are all editable. If you know something the data doesn't — a kitchen extension mid-build, a difficult neighbour, a chain-free buyer pool — adjust any of the three figures before you save and share the report. Your adjustment is what the client sees.
Does it work for lettings as well as sales?
Yes. Choose a rental valuation when you start and the whole appraisal switches to rental comparables and an achievable monthly rent, with the same AI Council cross-check.
Where do the comparables come from?
Live listings and Land Registry completed sales near the property, filtered by property type, bedrooms and floor area. You see both current asking prices and what actually completed, not just what's on the market.
Do I need photos?
No, photos are optional. If you add up to five, a vision AI scores the condition of what it sees and factors it into the valuation — useful when a refurbishment or a kitchen extension isn't reflected in the comparables yet.
Can I share the report with a client?
Yes. Every valuation can be saved as a branded report with a secure share link and a one-click PDF, or emailed straight to the client from inside the tool. Set it to expire in 7, 30 or 90 days, or leave it open indefinitely.
What does it cost?
Every account gets 5 free valuations. After that, credits are £4.99 each, or valuations are unlimited on the Professional plan (£199/month) alongside the rest of the AI toolkit.
What data enriches the property record automatically?
Once you resolve an address, EPC rating, construction age, energy scores, flood and subsidence risk and prior sale history are pulled in automatically from the property record behind home.co.uk — the same data that powers our surveyor tools — so you're not typing it in by hand.
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Photo Studio
Every listing photo, magazine-grade
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Social Studio
A week of social in one sitting
AI social assets in your brand — Instagram analysis, market-stat templates and ready-to-post creative for every listing and win.
Articles
Your local content engine
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Website Studio
A new agency website by Friday
White-label, AI-assisted agency websites with custom domains — designed, built and hosted on the platform, synced to your brand kit and stock.
Widgets
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Ads Manager
Local advertising, self-serve
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Print Shop
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Listings Manager
Your stock, one command centre
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CRM Sync
Plugs into the CRM you already run
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Performance Analytics
Know which photo sells the house
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AML Checks
Compliance that bills the client
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Proof of Ownership
Title checked before you list
HM Land Registry titles bought in-platform via Business Gateway — pay-as-you-go or billed to the client, stored against the property.
Material Information
Part A, B and C without the chase
Material-information disclosure packs per property, with seller invites that collect the answers for you.
HomeSign
Signed before the seller cools off
E-signatures built in — send terms of business, track them from sent to signed, and keep every signed document stored against the lead it belongs to.
Referrals
Revenue from every completion
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Inigo
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One platform for the branch. Every tool included.
Join home.co.uk and get the estate-agent toolkit with your account — market intelligence, canvassing, design studio, compliance and listings tools in one place. No lock-in. Pay only for the premium tools you actually use.
Quick setup · Built for UK estate agents · Trusted UK property platform since 1995