Is the price high or low?
Check any home for sale in England or Wales against recent sold prices and what similar homes nearby are asking, per square foot.
The home you're checking
Price in context
Where does this home sit against the market around it?
Against recent sales and current asking prices for comparable homes nearby.
Fill in the home's details and the comparison will appear here. .
Get this on every home in your search
Perch runs this check on every listing in your daily briefing. Free, and now in early access for London.
About this price check
How the price check works
- Tell us about the home. The asking price and postcode are enough to start. Adding the property type, bedrooms and floor area sharpens the comparison, because we compare like with like.
- We gather the evidence. Recent sold prices from HM Land Registry, linked to floor areas so they can be compared per square foot, and the asking prices of similar homes currently for sale nearby, from Perch's own live monitoring of estate agents and portals. The closest, most recent matches come first; when that pool is too small for a fair comparison, the net widens, further out or further back in time, and the result says so.
- You see the price in context. Where the price sits in the local range: how much of the comparable market is asking more, how much sold for less, per square foot where the floor area is known.
This is deliberately not a valuation. A valuation is one number, produced by a model or a surveyor, and it asks you to trust it. This shows you the distribution the number would have to come from: the actual sold and asking evidence, and where the price you are checking sits within it. What a premium or a discount is worth is then your call, made with the market in view.
How can you tell if a house is overpriced?
An asking price is a marketing decision, not a measurement: sellers anchor on what they paid or what a neighbour got, and agents can value high to win the instruction. The reliable test is comparison. A home priced above most comparable recent sales per square foot, and above most similar homes currently for sale nearby, is at the expensive end of its market, and you should be able to name what the premium buys (condition, work done, a better position) before offering. Time on the market, price cuts and relisting are the market already voting. Our guide to telling whether a house is overpriced walks through the full reasoning, and how much to offer on a house covers what to do with the answer.
Why we show sold prices and asking prices together
Sold prices are real transactions, but they lag the market: a sale completes and registers months after the offer was agreed. Asking prices are current, but they are hopes, not facts. Each one covers the other's blind spot, which is why this check places a price against both at once: what buyers have actually paid for similar homes, and what the home is competing against for buyers this month. More in asking price vs sold price.
Where to find a home's floor area
The floorplan on the listing usually states the total internal area, in square feet or square metres (either works above). If there is no floorplan, the home's Energy Performance Certificate records a floor area, and EPCs are publicly searchable by address on the government's EPC register. It is worth the minute of digging: the floor area unlocks the sold-price comparison and puts homes of different sizes on the same price per square foot scale.
What the data covers
Sold prices come from HM Land Registry, which records sales in England and Wales. Asking prices come from Perch's own monitoring of live listings, including agents' own websites as well as the portals. For Scottish postcodes the checker compares against asking prices only (Registers of Scotland is a separate source we do not yet carry), and Northern Ireland is not yet supported. For the same numbers across whole neighbourhoods, see our area market pages.
Common questions
Is this a house valuation?
No. A valuation is one number produced by a surveyor or a lender. This shows you the evidence instead: where the asking price sits against recent sold prices and similar homes currently for sale nearby, so you can judge whether the price is fair and what any premium is buying.
How do I know if a house is overpriced?
Compare it with similar homes rather than trusting the listing. A home priced above most comparable recent sales per square foot, and above most similar homes currently for sale nearby, is at the expensive end of its market. That can still be justified by condition, work done, or a better position, but the seller should be able to point at the reason.
Does a high placement mean the home is overpriced?
Not on its own. Sitting above most comparable homes means the price needs explaining, and sometimes the explanation is good: a renovation, an extension, a bigger plot, a quieter street. The comparison tells you a premium exists and roughly how large the market thinks it is; the viewing tells you whether it is justified.
How are comparable homes selected?
By location first, then by property type and bedrooms where you give them, compared per square foot where the floor area is known. The check starts with the closest, most recent matches and widens the net, further out or further back in time, when the closest pool is too small for a fair comparison. The result always says which comparison it is showing.
How much below the asking price should I offer?
There is no standard percentage. Build the range the evidence supports from comparable sold and asking prices, then set your offer relative to that range rather than to the asking price. Against a fairly priced home that can mean offering close to asking; against an ambitious price it can mean well below.
Why do you show asking prices as well as sold prices?
Sold prices are real transactions but they lag the market, because sales take months to complete and register. Current asking prices are what the home is competing against for buyers right now. Using both together tells you what buyers have paid and what the live competition looks like.
What is price per square foot, and why compare on it?
Price divided by internal floor area. It puts homes of different sizes on the same scale, so a small flat and a large terrace can be compared fairly. It is how professionals compare property, and it is why adding the floor area sharpens this check.
Where do I find a home's floor area?
The floorplan on the listing usually states the total internal area. If there is no floorplan, the home's Energy Performance Certificate records a floor area, and EPCs are publicly searchable by address on the government's EPC register.
Where does the data come from?
Sold prices come from HM Land Registry. Floor areas come from a mix of EPC certificates and listing floorplans. Asking prices come from Perch's own monitoring of live listings from estate agents and portals.
Does it work everywhere in the UK?
Sold price comparisons cover England and Wales, which is what HM Land Registry records. For Scotland the checker can still compare against current asking prices nearby, but not sold prices. Northern Ireland is not yet supported.
Is it really free?
Yes. The price checker is free, with no account and no limit worth worrying about. Perch itself, which runs this comparison on every home in your search each day, is also free and currently in early access for London.
Sold prices from HM Land Registry. Floor areas from a mix of EPC certificates and floorplans. Asking prices from Perch's own listing monitoring.
Full attributions
Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0.
Floor areas from Energy Performance Certificate data (Ministry of Housing, Communities and Local Government), public sector information licensed under the Open Government Licence v3.0.
Postcode locations from the ONS Postcode Directory. Contains OS data © Crown copyright and database right 2026. Contains Royal Mail data © Royal Mail copyright and database right 2026. Source: Office for National Statistics licensed under the Open Government Licence v.3.0.
Contains public sector information licensed under the Open Government Licence v3.0. Northern Ireland postcodes are not yet supported.