AI valuations · built by an estate agent, for estate agents

Win theinstruction.Sell the house.

Because you walked in knowing, and they could tell.

Evidata runs 100 checks across public records, weighs every comparable sale, and hands you a valuation you can defend line by line — before you knock on the door. No guesswork. No flattery. No reduction conversation six weeks later.

Three free reports. No card, no signup.

31 Ingleby Way idle
Value—
Launch—
6wk—
// Floor area is the backbone. It is never estimated.
{
  "source":      "GOV.UK EPC Register",
  "certificate": "8200-8995-0322-5522-3353",
  "lodged":      "2025-07-22",
  "floorArea":   { "sqm": 77, "sqft": 829 },
  "uprn":        "100110384844",
  "confidence":  "verified"
}
// Auction and probate sales set a floor. Never an anchor.
[
  { "addr": "19 Meadow Way", "psf": 134, "sold": "2026-01",
    "weight": "high",     "why": "same street, detached" },
  { "addr": "16 Meadow Way", "psf": 204, "sold": "2024-11",
    "weight": "moderate", "why": "semi, larger, renovated" },
  { "addr": "20 Meadow Way", "psf": 140, "sold": "2018-05",
    "weight": "low",      "why": "stale, market has moved" }
]
// The arithmetic is deterministic. Same evidence, same number.
base        "own sale, +3% market"   133,900
+ add       "kitchen, fitted 2024"    +10,500
+ add       "bathroom"                 +4,500
+ add       "boiler and heating"       +3,500
+ add       "windows and doors"        +5,000
+ add       "full rewire"              +4,500
- sub       "tenanted at present"      -2,000
- sub       "no building regs seen"    -1,500
- sub       "no private driveway"      -900
= value                            157,500
Every report runs the 100-point framework hover to pause
  • 001Subject property verification
  • 002Land Registry title register
  • 003Land Registry title plan
  • 004Land Registry sold price evidence
  • 005Comparable sales evidence
  • 006Comparable evidence weighting
  • 007Price per square foot analysis
  • 008Current asking price evidence
  • 009Sale agreed and pipeline evidence
  • 010Failed listing and reduction history
  • 011Local market data
  • 012Market demand and absorption
  • 013Local supply pressure
  • 014Agency buyer demand evidence
  • 015Buyer pool assessment
  • 016Search band and portal visibility
  • 017Stamp duty and affordability context
  • 018Rental value and yield cross check
  • 019Competing new build evidence
  • 020Planning and local authority checks
  • 021Building regulations evidence
  • 022Certificate and installation evidence
  • 023Heritage and listed building status
  • 024EPC and energy efficiency
  • 025Condition and improvement evidence
  • 026Fall through and survey risk
  • 027Mortgageability checks
  • 028Leasehold terms and lease length
  • 029Rights of way and access
  • 030Environmental and location risk
  • 031Coalfield and mining context
  • 032Flood risk
  • 033Conservation and land charge context
  • 034Broadband and mobile coverage
  • 035School and catchment evidence
  • 036Transport and commute evidence
  • 037Nearby amenity and nuisance
  • 038Location evidence
  • 039Plot, garden and external space
  • 040Layout and usability
  • 041Street view and visual history
  • 042Seller circumstance and possession
  • 043Insurance and rebuild context
  • 044Risk and constraint checks
  • 045Comparable evidence methodology
  • 046Recommended launch price and range
  • 047Probability of sale within six weeks
  • 048Evidence limitations stated
  • 049Source checklist reconciliation
  • 050Final valuation logic test
  • 051Client summary readability
  • 052Internal pricing discipline test
  • 053Evidence over opinion test
  • 054Report introduction accuracy
  • 055Final valuation page consistency
  • 056Pre-issue mandatory checklist
  • 057Clarity over length test
  • 058Property presentation readiness
  • 059Photography and media impact
  • 060Floor plan quality
  • 061Kerb appeal and first impression
  • 062Entrance and arrival experience
  • 063Natural light assessment
  • 064Aspect and outlook
  • 065Noise and disturbance
  • 066Smell and environmental perception
  • 067Neighbouring property condition
  • 068Neighbour dispute risk
  • 069Boundary condition
  • 070Retaining walls and level changes
  • 071Driveway practicality
  • 072Garage usability
  • 073Electric vehicle charging potential
  • 074Heating system competitiveness
  • 075Hot water and pressure
  • 076Electrical capacity
  • 077Smart home and convenience
  • 078Security and safety perception
  • 079Fire safety considerations
  • 080Accessibility and lifetime living
  • 081Downsizer suitability
  • 082Family practicality
  • 083First time buyer practicality
  • 084Investor practicality
  • 085Second home and holiday let appeal
  • 086Annexe and multigenerational potential
  • 087Home working suitability
  • 088Extension potential
  • 089Loft conversion potential
  • 090Garage conversion potential
  • 091Outbuilding conversion potential
  • 092Plot development potential
  • 093Overdevelopment risk
  • 094Room count versus usable rooms
  • 095Specification level
  • 096Maintenance backlog
  • 097Capital expenditure within five years
  • 098Buyer objection forecast
  • 099Negotiation resilience
  • 100Completion confidence
  • 001Subject property verification
  • 002Land Registry title register
  • 003Land Registry title plan
  • 004Land Registry sold price evidence
  • 005Comparable sales evidence
  • 006Comparable evidence weighting
  • 007Price per square foot analysis
  • 008Current asking price evidence
  • 009Sale agreed and pipeline evidence
  • 010Failed listing and reduction history
  • 011Local market data
  • 012Market demand and absorption
  • 013Local supply pressure
  • 014Agency buyer demand evidence
  • 015Buyer pool assessment
  • 016Search band and portal visibility
  • 017Stamp duty and affordability context
  • 018Rental value and yield cross check
  • 019Competing new build evidence
  • 020Planning and local authority checks
  • 021Building regulations evidence
  • 022Certificate and installation evidence
  • 023Heritage and listed building status
  • 024EPC and energy efficiency
  • 025Condition and improvement evidence
  • 026Fall through and survey risk
  • 027Mortgageability checks
  • 028Leasehold terms and lease length
  • 029Rights of way and access
  • 030Environmental and location risk
  • 031Coalfield and mining context
  • 032Flood risk
  • 033Conservation and land charge context
  • 034Broadband and mobile coverage
  • 035School and catchment evidence
  • 036Transport and commute evidence
  • 037Nearby amenity and nuisance
  • 038Location evidence
  • 039Plot, garden and external space
  • 040Layout and usability
  • 041Street view and visual history
  • 042Seller circumstance and possession
  • 043Insurance and rebuild context
  • 044Risk and constraint checks
  • 045Comparable evidence methodology
  • 046Recommended launch price and range
  • 047Probability of sale within six weeks
  • 048Evidence limitations stated
  • 049Source checklist reconciliation
  • 050Final valuation logic test
  • 051Client summary readability
  • 052Internal pricing discipline test
  • 053Evidence over opinion test
  • 054Report introduction accuracy
  • 055Final valuation page consistency
  • 056Pre-issue mandatory checklist
  • 057Clarity over length test
  • 058Property presentation readiness
  • 059Photography and media impact
  • 060Floor plan quality
  • 061Kerb appeal and first impression
  • 062Entrance and arrival experience
  • 063Natural light assessment
  • 064Aspect and outlook
  • 065Noise and disturbance
  • 066Smell and environmental perception
  • 067Neighbouring property condition
  • 068Neighbour dispute risk
  • 069Boundary condition
  • 070Retaining walls and level changes
  • 071Driveway practicality
  • 072Garage usability
  • 073Electric vehicle charging potential
  • 074Heating system competitiveness
  • 075Hot water and pressure
  • 076Electrical capacity
  • 077Smart home and convenience
  • 078Security and safety perception
  • 079Fire safety considerations
  • 080Accessibility and lifetime living
  • 081Downsizer suitability
  • 082Family practicality
  • 083First time buyer practicality
  • 084Investor practicality
  • 085Second home and holiday let appeal
  • 086Annexe and multigenerational potential
  • 087Home working suitability
  • 088Extension potential
  • 089Loft conversion potential
  • 090Garage conversion potential
  • 091Outbuilding conversion potential
  • 092Plot development potential
  • 093Overdevelopment risk
  • 094Room count versus usable rooms
  • 095Specification level
  • 096Maintenance backlog
  • 097Capital expenditure within five years
  • 098Buyer objection forecast
  • 099Negotiation resilience
  • 100Completion confidence
  • HM Land Registry price paid
  • GOV.UK EPC register
  • Royal Mail PAF addresses
  • Local authority planning portals
  • Environment Agency flood risk
  • The Coal Authority
  • Historic England listed buildings
  • Valuation Office Agency council tax
  • Ofcom broadband and mobile
  • Ofsted school ratings
  • ONS house price index
  • Rightmove sold prices
  • Zoopla sold prices
  • OnTheMarket listings
  • Ordnance Survey UPRN
  • Local land charges
  • Public rights of way mapping
  • Building control records
  • Conservation area records
  • Radon and ground stability data
  • HM Land Registry price paid
  • GOV.UK EPC register
  • Royal Mail PAF addresses
  • Local authority planning portals
  • Environment Agency flood risk
  • The Coal Authority
  • Historic England listed buildings
  • Valuation Office Agency council tax
  • Ofcom broadband and mobile
  • Ofsted school ratings
  • ONS house price index
  • Rightmove sold prices
  • Zoopla sold prices
  • OnTheMarket listings
  • Ordnance Survey UPRN
  • Local land charges
  • Public rights of way mapping
  • Building control records
  • Conservation area records
  • Radon and ground stability data
Why sellers say yes

The agent with evidence
wins the instruction.

A seller cannot tell whether your number is judgement or flattery. Show them the workings and the question answers itself.

Floor area is never guessed

Taken from the EPC register against a matched UPRN. If it cannot be verified, the report says so and the confidence score falls.

Evidence is weighted, not averaged

Recent open-market sales of similar homes carry weight. Auction, probate and forced sales set a floor and never anchor the figure.

A person signs it off

Nothing reaches a seller automatically. Every draft lands with you, flagged with what is confirmed and what still needs checking.

Inspect the evidence

Every comparable,
and what it was worth.

Price per square foot against sale date. Bubble size is floor area. Hover any point.

Hover a comparable
The subject sits between the unrenovated detached floor and the renovated semi ceiling.

Evidence weighting

Not every sale deserves the same vote.

Recent, same street, open marketHighest weight
Subject’s own past sale, adjustedHigh
Sold with reliable floor areaHigh
Currently listed nearbyContext only
Auction, probate, forced saleFloor, never anchor
Stale sales, poor comparablesLowest
Built by an agent who got tired of this

The highest figure wins
the instruction. Then
loses the sale.

How valuations get made
  • A number chosen to win the listing
  • Three comparables picked from memory
  • Floor area taken from an old brochure
  • An auction sale treated as market value
  • Confidence expressed as certainty
  • The reduction conversation, six weeks later
How Evidata makes them
  • A number the evidence supports, and only that
  • Every comparable weighted and shown
  • Floor area verified against the EPC register
  • Forced sales set a floor, never the anchor
  • Thin evidence lowers the confidence score
  • A price that sells, defended line by line
How it works

Three steps. One of
them is a person.

The research is automated. The judgement is not.

01

Enter an address

A Royal Mail lookup pins the exact property. Floor area and EPC come back verified, with the certificate number.

02

Evidata builds the case

Sold evidence, comparables, price per square foot, live competition, planning and risk. The arithmetic is deterministic and shown in full.

03

You review, then send

The draft arrives with a checklist of what is verified and what is outstanding. You decide what reaches the client.

Pricing

Three free. Then a
credit a report.

Free reports are watermarked and marked not for client use. Buy credits and the watermark lifts, and the report carries your agency’s name, logo and fee structure. No subscription, no seat licence, credits never expire.

Starter
25 credits
£199
£7.96 a report
  • Your branding, watermark removed
  • Full evidence pack
  • Credits never expire
Buy 25 credits
Agency · most chosen
100 credits
£649
£6.49 a report
  • Everything in Starter
  • Several valuers, one balance
  • Report history and audit trail
Buy 100 credits
Group
500 credits
£2,499
£5.00 a report
  • Everything in Agency
  • Multi-branch branding
  • Priority support
Talk to us
Stuff your compliance officer needs to see

No animations here.
Just the limits.

A valuation tool that oversells itself is the same problem in a different coat.

Not a RICS Red Book valuation

An evidence-based market appraisal. It does not replace a survey, a mortgage valuation, or legal due diligence.

It has never walked the rooms

It cannot smell damp, judge build quality, or feel whether a street is right. That is your job.

Only as good as local evidence

Strong on a street of near-identical semis. On a converted barn with no comparable for two miles, it says so.

It never contacts your client

Every report comes to you first. The review gate is deliberate and it is not optional.

Sources are named, with dates

Every verified fact carries its origin: certificate number, title, sale date. Nothing is asserted without provenance.

Assumptions are labelled as such

What the seller told us is separated from what the record proves. The report never blurs the two.

If you are selling

Ask for it by name.

Nobody buys a used car without a history check. Nobody should sell a house on an opinion. If the agent at your door has not brought an Evidata report, ask them why not.

A valuation you cannot check
  • A figure, and a confident smile
  • Comparables you never see
  • No way to tell evidence from flattery
  • A price cut suggested six weeks later
An Evidata report
  • Every comparable listed, dated and weighted
  • Floor area from the EPC register, not a brochure
  • Confirmed facts separated from assumptions
  • A confidence score that falls when evidence is thin
The only test that counts

Run it on a property
you already valued.

Pick one you know inside out. Compare the evidence against your own figure. If Evidata does not hold up, you have lost ten minutes. If it does, you have found the thing you carry into every valuation from now on.

Built and used daily by an independent agency in County Durham.