The asking price is where the seller starts.
In early 2026 the average home sold £18,800 below its first advertised price.Source 1 Paste a listing to see a fair-value range from real sales nearby, a grade for how strong the evidence behind it is, and the price above which you’d be paying more than the evidence supports.
Sample report: a 3-bed semi-detached in Nottingham, asking £235,000. Run on 19 October 2026. Shown as a Buyer Pass report.
Your first check is free.
Three checks are free, then one a week. The Buyer Pass adds the full list of sales behind each check. It isn’t on sale yet. After that comes Your purchase, for the weeks from offer to keys: what happens next, key dates, tasks and quotes. It’s coming soon, as part of the Purchase Pass, and isn’t open yet.
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Step 1: Start from what sold, not what’s asked.
On average, homes sold £18,800 below their first advertised price in early 2026. What similar homes nearby actually sold for is a firmer starting point, and some of those sales compare far better than others.
£18,800Source 1
How Reckon reached its estimate for a sample home
Sample report: a 3-bed semi-detached in Nottingham, asking £235,000. Run on 19 October 2026.
- The seller is asking £235,000. That’s a hope, not a price. Here’s what homes on the same street actually sold for.
- Land Registry has 7 sales on Hempshill Lane. Each row is a real sale, newest first, placed by what it sold for.
- Six of them don’t compare. Three are a different type of house. Three sold so long ago that prices have moved on. Reckon sets them aside and says why.
- Seven sales. One that counts. £180,000 in Feb 2024. Seven homes for sale nearby count too, but for less than real sales, because an asking price isn’t a sale price.
- Most likely £225,000. The fair-value range runs from £204,000 to £246,000. The asking price is inside the range, above the most likely figure. Confidence is low, 31 out of 100: with this little like-for-like evidence, treat the range as the answer, not the single figure.
It tells you when it isn’t sure.
Here’s the working behind that sample, as a Buyer Pass report shows it: every sale it looked at, what it did with each one, and how sure it is.
Every sale it looked at, and what it did with each one
| Home | Sold | Price | Used? |
|---|---|---|---|
| Hempshill Lanesemi-detached, 3 bed | Feb 2024 | £180,000 | Used |
| Cemetery Lodgedetached, 3 bed | Jul 2023 | £120,000 | A detached house, not a semi |
| Hempshill Lanesemi-detached, 3 bed | Mar 2021 | £178,000 | Sold 5.6 years ago, too old to compare |
| Hempshill Lanesemi-detached, 3 bed | Dec 2019 | £140,000 | Sold 6.9 years ago, too old to compare |
| Hempshill Laneterraced, 3 bed | Apr 2011 | £90,500 | A terraced house, not a semi |
| 278 Hempshill Lanesemi-detached, 3 bed | Jul 2005 | £125,000 | Sold 21.2 years ago, too old to compare |
| Hempshill Lanedetached, 5 bed | Jan 2005 | £180,000 | A detached house, not a semi |
Plus 7 homes for sale nearby, counted at their asking prices and weighted below real sales. Land Registry gives the street, not always the house number.
A confidence grade you can argue with
31out of 100. Low.
One recent sale of a similar semi survived the checks, and its floor area is estimated. That’s thin, so the grade is low and the report says why. When more like-for-like homes sell, the grade goes up.
Step 2: New builds: judge the price, not the perks.
Paid stamp duty, upgrades and deposit contributions can make a price feel generous. Land Registry records new-build sales too, so they sit in the evidence beside resales nearby, and when most of the comparable sales are new builds, the report says so.
Step 3: Decide your limit before you fall for it.
About one sale in three falls through before completion.Source 7 After a collapse it’s easy to rush the next offer. Each check gives you a walk-away price, set 5% above the top of the fair-value range. Decide it while you’re calm.
Step 4: The costs that catch people out come after the price.
Among homeowners aged 18 to 34, 16% regret not budgeting for renovations, and 16% for the other costs of buying.Source 5 Reckon works out what this home costs each month, in your browser. Your income, deposit and budget are never sent to us.
Step 5: Offer accepted. Nothing is binding until exchange.
From sale agreed to keys takes 154 days on average.Source 3 Most of it is waiting, and about a quarter of homeowners say they had to chase their solicitor for news.Source 6
Your purchase will keep track of this for the home you’re buying: what happens next, key dates, tasks and quotes. It’s part of the Purchase Pass and isn’t open yet.
Offer accepted
Example guidance: Ask the agent to confirm the offer in writing. Until exchange, either side can still walk away.
Survey
Example guidance: A lender’s check is done for the lender. A survey of your own is done for you, and RICS describes three levels.
Searches
Example guidance: Local searches can take weeks, and timing varies widely between councils. Your solicitor can tell you when yours went in.
Mortgage offer
Example guidance: Note the date your offer expires and check it against your likely completion date.
Exchange
Example guidance: From here you’re committed, and under the standard contract the home is at your risk. Many buyers start buildings insurance today.
Completion
Example guidance: Collect the keys, read the meters, and photograph them before you unpack.
Keys
That’s the 154 days. Most of it was waiting, and now it’s done.
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Sources
- Zoopla, “Half of UK homes aren’t selling”, 14 May 2026. “The average home sold for 3.5% below the asking price in the first 3 months of 2026. That’s equal to £18,800 below the original advertised figure.” business.zoopla.co.uk
- Rightmove analysis, 31 July 2026, reported by Mortgage Soup. mortgagesoup.co.ukSupporting: Connells Group, 11 May 2026 — 104 days from under offer to exchange in April 2026. https://www.connellsgroup.co.uk/news/2026/05/11/conveyancing-delays-push-time-to-exchange-contracts-past-100-days/
- HomeOwners Alliance, HomeOwner Survey 2025 (Opinium, fieldwork 1–5 April 2025). Among UK homeowners aged 18–34, 16% regret not budgeting for renovations and 16% not budgeting for the other costs of buying. hoa.org.ukPercentages of everyone aged 18–34, not of those with regrets.
- YouGov for LawtechUK, May 2026, 1,251 UK homeowners: 24% had to chase their solicitor. Reported by Today’s Conveyancer, 26 August 2026. todaysconveyancer.co.uk
- GOV.UK, “Homebuying shake-up to slash delays, cut costs and stop sales falling through”, 18 June 2026: around one in three sales fall through. gov.uk