What this tool can and can't tell you.
How the verdicts are defined
These thresholds are a guide based on typical asking price negotiation margins in England and Wales. A property priced above the estimate is not necessarily overpriced if it has been extended, renovated, or is in unusually high local demand.
A starting point, not a final answer
Is It Cheeky? uses real government data to give you a data-backed sense check. But it can't account for everything. Use it to inform your thinking, not to make your decision.
Condition and renovations
A house that's been extended, renovated, or significantly improved since it last sold could legitimately ask more than our calculation suggests. Always ask the seller what work has been done since the last sale.
Regional vs local
The UK House Price Index adjustment uses regional averages. The South East is a big place. Prices in your specific street may have moved very differently to the regional trend. A new school, a regeneration project, or a new transport link can move a micro-market significantly.
Data lag
Land Registry Price Paid Data can lag real-world completions by anywhere from 2 to 6 months, and sometimes longer for complex transactions or new builds. A sale completed recently may simply not have appeared yet.
Pre-1995 properties
Land Registry digital records begin in 1995. If a property has not sold since before then, no sale history will appear. It does not mean the property has never sold, only that the data is not available.
Not financial or legal advice
This is a personal project built by a first time buyer for first time buyers. Always instruct a RICS-qualified surveyor before exchanging contracts. A surveyor will assess condition, structure, and value in ways this tool cannot. Nothing on this site constitutes financial or legal advice.