Win theinstruction.Sell the house.
A fully sourced, evidence-led valuation, built to stand up to scrutiny in the room.
Evidata cross-references 100 checks against public property records, weighs every comparable sale by recency and reliability, and builds a valuation you can defend line by line, before you've knocked on the door. Every figure is sourced. Every adjustment is named and priced. Nothing is asserted without evidence behind it.
Property valuation
The full 100-point evidence pack: sold comparables, price per square foot, confidence score.
Three free reports. No card, just a free Google sign-in.
Rental valuation
An evidence-led rent for a new listing or a sitting tenant's rent review — with a Section 13 compliance check when one applies.
Three free reports. Same sign-in, same account.
- 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
- Broadband and mobile coverage checks
- School and catchment research
- 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
- Ground stability and radon research
- 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
- Broadband and mobile coverage checks
- School and catchment research
- 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
- Ground stability and radon research
A valuation is a trace,
not an opinion.
Every step is recorded, timed and auditable. The last one waits for a person.
// 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
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.
Every adjustment is shown
The full build-up, from base rate to final figure, with each adjustment named and priced. Nothing arrives as a single unexplained number you have to take on faith.
Every comparable,
and what it was worth.
Price per square foot against sale date. Bubble size is floor area. Hover any point.
Evidence weighting
Not every sale deserves the same vote.
The highest figure wins
the instruction. Then
loses the sale.
- 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
- 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
What 90 means. What 50
means. And what to do about it.
Every report carries two numbers: the valuation, and how much to trust it. The second one is what actually does the work when you're sitting on someone's sofa.
Verified floor area, several fresh open-market comparables on the same street, nothing material left to confirm. Say the number and stop talking.
The basics are verified and the comparable evidence is decent. There may be one or two named gaps, but nothing that should worry a seller.
Real evidence, but thinner: older sales, fewer comparables, or something specific still to confirm. Worth naming before the seller finds it themselves.
Almost always one specific cause: the floor area has not been independently verified. Not a weak valuation — the system refusing to claim precision it doesn't have.
The score isn't a dial you turn. It's a mirror.
It only moves when the evidence does, which is exactly what makes a 90 worth saying out loud to a seller. Four ways to move it, all inside tools you already have.
- Verify the floor area. This is what gets capped at 55 when it can't be confirmed, because it's the number everything else is built from. Check the EPC register or a measured floorplan, then enter it on the form yourself.
- Read "What We Checked." The report names, in plain English, exactly what's confirmed and what isn't. Go and verify the specific items in the third column before your next visit.
- Give the form more to work with. Extensions, upgrades, defects, drainage: thin answers make for thin evidence. The score reflects what you told us, not just what's public record.
- Run it again. A second report built on better evidence earns a genuinely different score, not a nudged one. That's what a seller is actually responding to, whether they know it or not.
Four steps. The last
one is a person.
The research is automated. The judgement is not. Read the playbook to see how to use each page of the report in the room.
Enter an address
A Royal Mail lookup pins the exact property. Add what you know from the visit, then review the nearby sales we have scored and tick the ones you want us to rely on.
Evidata builds the case
Verified floor area and EPC, sold evidence, live competition, planning and risk. You watch each stage tick over, or close the window and carry on.
The pack lands in your inbox
A branded vendor report, an on-site valuation guide, a site-visit guide, a research pack and a draft covering email. About fifteen minutes.
You review, then send
Nothing reaches the client until you decide. If the seller or you know something we did not, challenge the valuation with your evidence and we re-investigate.
The same appointment,
with the homework done.
The report is only half
of it. Here is how to
use it in the room.
A page-by-page guide to running a valuation appointment with the evidence in your hand. What to show, when to stop talking, and the one sentence that wins the instruction.
On the comparablesEvery rival agent brings a number. You are the only one bringing the receipts.
On the curveWhen a seller asks for more, do not argue. Put a finger on the curve and let it answer.
On what you checkedYou are volunteering what you do not know, before anyone asks.
The one ruleNever defend the number. Defend the evidence.
Five minutes with the "What We Checked" page. Know exactly which claims are confirmed, and which you're about to test in person.
Open on the comparables, not the number. Let the evidence build to the figure, so it lands as a conclusion, not an opinion.
Send the curve, not a percentage. A seller who can drag the price themselves argues with the evidence, not with you.
Drag the price.
Watch the odds move.
This is the chart your seller gets. It turns a pricing argument into a conversation about evidence. Drag the handle, or use the arrow keys.
Illustrative, using the sample property. Drag to see how the launch price changes the chance of agreeing a sale within six weeks.
An evidence-led rent,
whether it's a new listing or a sitting tenant.
A rental valuation report, built the same way as the sale-side report: named comparables, sourced context, an honest confidence score. Use it to work out what to market a new listing for, or to review a sitting tenant's rent — where a statutory increase is the reason for the review, it also checks a proposed Section 13 notice for you, a supporting detail on the report, not the headline.
Achieved-rent comparables
You supply the comparable lettings you know about — the strongest evidence a tribunal can weigh — and the report shows exactly how they build up to the proposed rent, weighted by how comparable each one really is.
Sourced context, not guesswork
The subject's own EPC, current asking rents nearby, an official ONS benchmark, and — where enough exist — a pooled, anonymised median from other Evidata agencies. Labelled evidence versus context throughout, never blended together.
AI research, working alongside you
Evidata's research assistant searches for further comparable leads and local market commentary, and sanity-checks your proposed figure against what it finds — internal notes for you to review, never added to the evidence automatically.
Section 13 compliance, checked
Where a statutory rent increase is the reason for the review, the report checks the notice period, the 52-week gap and the period alignment against the facts you enter, and flags the earliest compliant date if it isn't ready to serve yet.
Three free rental reports, separate from your three free property valuations. One credit per report after that, from the same balance you top up below.
Three free.
Then buy credits.
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 seat licence and credits never expire. Buy credits when you need them, or pick a monthly plan below.
- Your branding, watermark removed
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- Full audit trail
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Each month’s reports are added to your balance when the payment goes through. Unused reports carry over while the plan is active. Cancel from your Billing page and you keep the reports you have. Prices as shown.
Prices shown are the total price. One credit produces one report. A valuation appointment you win is worth thousands; a report costs less than the petrol to drive there.
Straight answers
before you try it.
Evidata is built and run by Simon Bourne, a working estate agent in County Durham (Bourne & Co), and operated by Bourne and Co Technologies Ltd. Questions: info@bournenco.com.
Is this a RICS Red Book valuation?
No. It is an evidence-based desk appraisal, and it says so on every page. It does not replace a survey, a mortgage valuation or your own judgement on the visit.
Whose valuation is it?
Yours. The report is evidence to support the advice you give. You review it first, check the facts on the visit, and decide what to tell the seller. Nothing is sent to your client unless you send it.
Will my professional indemnity insurance cover using it?
We cannot give insurance advice. Check with your insurer how it treats desk appraisals you prepare with a tool, the same as you would for any other tool you use.
What happens to the seller’s details I enter?
Their name and email are optional. We use what you enter only to build your report, using the providers listed in our Privacy notice. You remain responsible for having the right to enter it. We never contact the seller.
What do I get free?
Three property valuation reports and three rental reports, with just a Google sign-in. No card. Free reports are watermarked and marked not for client use. Buy credits or start a monthly plan and they carry your name, logo and fees.
How long does a report take?
About fifteen minutes. It is emailed to you, and you can close the window while it builds.
What if the report gets something wrong?
Challenge it with your own evidence. We re-investigate, and the first challenge on each report is free. Every report also says what it could not confirm, so you know what to check on the visit.
Can I cancel a monthly plan?
Yes, any time from your Billing page. You keep the reports you already have.
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.
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 figure, and a confident smile
- Comparables you never see
- No way to tell evidence from flattery
- A price cut suggested six weeks later
- 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
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.
Where shall we send it?
Reports take about fifteen minutes to build. We email it when it is ready, so you do not have to wait here.
Which property?
The exact address matters more than anything else here. It is how we pull the EPC floor area, the title, and the sold history for the street.
About the property
Where records and reality disagree, we say so in the report. Tell us what you actually see.
Outside space and works
Two homes with identical floor area can differ by tens of thousands on plot, parking and paperwork.
Review the evidence
These are recent sales near the property, scored for how closely they match it. We have ticked the strongest. Untick any you would not rely on, tick any we missed, and the report is built around your choice.
Homes you leave unticked are not used as comparables. We may still add one you did not see if the evidence is thin, and we will say so in the report.
Condition, and anything else
Be honest rather than optimistic. An inflated condition score produces an inflated valuation, and the market corrects it later anyway.
Reading the EPC register…
Your report is being built.
We are gathering the evidence now. It takes about fifteen minutes, and it will arrive at .
You can close this window. The report keeps building in the background and will land in your inbox.
- Reading the public records and live listings
- Drafting the valuation
- Checking the numbers against the live market
- Putting the report pack together
Know something we did not? A wrong floor area, a comparable with a story, work the seller has done. Add your context and evidence and we re-investigate. Your first challenge on each report is free, and the original is kept. After that, one credit.
Nothing arrived? Check your spam folder, then email us.
01632 960 118 · beth@marlowandfinch.co.uk
4 Castle Street, Elmsworth, EM1 2QP
Prepared for Mr & Mrs Whitlock · 9 July 2026 · This address is fictional
Property overview
A four bedroom detached house on a level corner plot, extended to the rear in 2021 under permitted development with a building regulation completion certificate held. Gas central heating with a 2022 boiler, EPC C. Detached double garage and a driveway for three cars. Vacant and chain free.
Value analysis
Anchored to two open-market sales on Harrowgate Rise at £198 and £204 per square foot. The 2021 extension and the double garage support the upper end; the dated family bathroom holds it below the street's best.
| Property | Type | Size | £/sq ft | Sold | Price | Weight |
|---|---|---|---|---|---|---|
| 18 Harrowgate RiseSame street | 4 bed detached | 1,386 sq ft | £204 | Mar 2026 | £283,000 | Highest |
| 4 Harrowgate RiseSame street | 4 bed detached | 1,455 sq ft | £198 | Nov 2025 | £288,000 | Highest |
| 9 Cottersley Green0.3 miles | 4 bed detached | 1,290 sq ft | £207 | Jan 2026 | £267,000 | High |
| 27 Marlow Fold0.5 miles | 5 bed detached | 1,690 sq ft | £189 | Aug 2025 | £319,000 | Moderate |
| 2 Harrowgate RiseSame street · probate | 4 bed detached | 1,401 sq ft | £156 | Jun 2025 | £218,500 | Floor only |
31 Marlow Fold · £352,000 · Oct 2025 — five bedrooms with a large annexe, not like for like
11 Cottersley Green · £241,000 · Feb 2026 — sold needing full modernisation, below the condition of this home
The right asking price depends on what matters most to you. These are three honest options, all read from the same price against probability model, around our valuation of £284,000. Pricing higher does not just risk a slower sale: it moves you into a bracket where buyers compare your home with better ones.
The chances shown are our best guesses, not promises. What you would keep is before you pay off any mortgage and your legal costs.
Our figure of £289,950 rests on the condition, presentation and floor area described in this report. Some things can only be judged in person: the finish, the outlook, privacy and arrival, and the verified internal floor area. This guide shows how the valuation would move if the visit finds something better or weaker than assumed. Choose the row that matches what you see, then read across to the confirmed floor area.
| £ per sq ft | 1,312sq ft | 1,362sq ft | 1,412sq ft | 1,462sq ft | 1,512sq ft | What justifies the rate |
|---|---|---|---|---|---|---|
| £235per sq ft | £309k | £320k | £332k | £344k | £356k | ExceptionalNeeds market evidenceRare condition, character and setting; little to justify |
| £225per sq ft | £296k | £307k | £318k | £330k | £340k | PremiumNeeds market evidenceStandout finish, privacy and outlook across the corner plot |
| £215per sq ft | £282k | £294k | £304k | £315k | £326k | StrongNeeds market evidenceExtension and kitchen present as new; garage and driveway tidy |
| £205per sq ft | £270k | £280k | £290k | £300k | £310k | At our recommended priceThe condition and area assumed in this report |
| £195per sq ft | £256k | £266k | £276k | £286k | £296k | Good, but not specialWell kept, but kitchen and bathroom finishes only average |
| £185per sq ft | £243k | £252k | £262k | £271k | £280k | Dated or ordinaryFamily bathroom and decor need updating throughout |
| £175per sq ft | £230k | £239k | £248k | £256k | £265k | Functional / compromisedDamp, weak kerb appeal or work needed to the extension |
Core residential value only. The best rate in the sold evidence for this home is £207 per sq ft, so rows above that need fresh market evidence to justify them.
Three directly comparable four bedroom detached homes are for sale within half a mile, asking between £285,000 and £299,950. Two of them sit on Harrowgate Rise itself. Asking prices show what sellers hope for; the sold evidence on page 1 shows what buyers paid.
At £289,950 the property sits just under the £290,000 search band and ahead of the two competing listings at £299,950. Pushing beyond £300,000 moves it into a bracket where buyers compare it against larger homes on Marlow Fold, and the probability falls away sharply.
- Floor area 1,412 sq ft, EPC certificate 0000-0000-0000-0000, lodged March 2022
- Sold March 2019 for £242,000, HM Land Registry price paid
- Freehold title, no restrictive covenants affecting sale
- Rear extension approved, building control completion August 2021
- Council tax band E, Valuation Office Agency
- Flood risk very low, Environment Agency
- Condition rated 8 of 10 by the seller; not yet inspected
- Boiler replaced 2022; service history not seen
- Garage described as double; dimensions unverified
- Garden stated as level and south facing
- Chain free and vacant possession
- Whether 2 Harrowgate Rise was a probate sale, which would explain the £156 per sq ft
- Party wall position on the corner plot boundary
- Whether the two competing listings reduce or sell
- Loft insulation depth, which affects the EPC recommendation
- Any planning applications since March 2026
What we recommend
Launch at £289,950. It sits under the £290,000 search band, ahead of the two competing listings at £299,950, and it is supported by two open-market sales on your own street. We expect strong early interest, and we would review the position at four weeks.
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