In short: An online house valuation estimates your home’s value from recent sold prices of similar properties nearby, adjusted for size, type and condition. It is a good starting point for deciding whether and when to sell, but it cannot see your property, so treat it as a range rather than a price. We tested ours on 683 sales in N1, E8, W11 and E1: half of the estimates were within about 17% of the price paid, and within 14% for homes that had sold before. That is wider than in a standard suburban street, because central London homes vary so much, so book an in-person valuation before you set an asking price. London prices averaged £569,000 in July 2026, down 3.3% on a year earlier, so recent local evidence matters more than usual.
Source: ONS, Private rent and house prices, UK: September 2026.
How our online valuation works
The tool compares your home with recent sales of similar properties nearby and adjusts for the details you give it. It takes your postcode and four answers and returns a sale range and a rental estimate.
- Your postcode finds the sales recorded by HM Land Registry in your area. Every price is brought up to today’s market using the UK House Price Index for your borough and property type, so a sale from two years ago isn’t compared as if it were today’s.
- Your address, picked from the EPC register, fills in your floor area and property type, and lets us find your own home’s last sale, if it has one. On its own, a home’s last sale brought up to today is the strongest clue to what it is worth now.
- Property type, bedrooms and size filter and adjust the comparables, because a flat and a house on the same street can differ in value by hundreds of thousands of pounds.
- Condition nudges the figure up or down within the range: about 10% lower for a home that needs modernising, 5% higher for one that has been renovated.
The rental estimate uses ONS private rent data for your borough, adjusted for bedrooms and size, so you can compare selling with letting in one view.
How accurate is an online house valuation?
An online valuation is accurate enough to plan with but not to price with. We tested ours against what homes actually sold for: 683 sales in N1, E8, W11 and E1 between February and July 2026, each valued using only the data available before it sold.
| Situation | Homes tested | Median error | Within 10% of the price paid |
|---|---|---|---|
| All homes | 683 | 17% | 33% |
| Home had sold before (72%) | 489 | 14% | 39% |
| Home had not sold before | 194 | 34% | 17% |
Half of the estimates were closer than the median error, and half were further away. By district, the median error was 15% in E8, 16% in E1, 18% in N1 and 21% in W11. Central London is harder to value than most places: a Notting Hill flat can sell for £500,000 or £1.5 million depending on the building, the floor and the finish, and sold-price data records none of that. That is why the tool shows a range, not a single number, and why the range is wider when your home has not sold before.
It works best for standard flats and terraced houses in streets with plenty of recent sales, and least well for:
- Homes that have been extended, converted or heavily renovated
- Prime and period homes, where finish, ceiling height and outside space drive value
- Leasehold flats with short leases or high service charges
- Streets with few recent sales
If your home falls into any of these groups, book an in-person valuation before you set a price. Read how a property valuation works for what a valuer checks on the day.
What London homes are selling for now
Median sold prices in the four areas where we sell most, from HM Land Registry Price Paid Data for the 12 months to June 2026.
| Postcode district | Flats | Terraced houses | All property types | Sales recorded | Area guide |
|---|---|---|---|---|---|
| N1 Islington | £608,000 | £1,738,000 | £685,000 | 790 | Islington |
| E8 Hackney and Dalston | £548,000 | £1,042,000 | £600,000 | 336 | Dalston · Hackney Central |
| W11 Notting Hill | £845,000 | £3,150,000 | £1,150,000 | 210 | Notting Hill |
| E1 Aldgate and Whitechapel | £445,000 | £830,000 | £460,000 | 342 | Aldgate |
| London (all) | £569,000 (Jul 2026, ONS) |
Data: HM Land Registry Price Paid Data, standard residential sales (category A), 12 months to June 2026. Medians, not averages, so a single very expensive sale does not distort the figure. Half of homes sold for more, half for less. Semi-detached and detached homes are left out because too few sold in these districts. Sales recorded by August 2026: a few late registrations will be added. Updated quarterly; next update January 2027.
How wide the spread is within each area:
- N1 (Islington): half of all homes sold for between £489,000 and £1,070,000. Flats, the bulk of sales, sold for between £459,000 and £810,000.
- E8 (Hackney, Dalston): half sold for between £455,000 and £815,000. Terraced houses are rare (47 sales) and sold for a median £1,042,000.
- W11 (Notting Hill): by far the widest spread. Half of all homes sold for between £664,000 and £2,421,000, and half of terraced houses for between £1.8 million and £5.5 million. A postcode median says little about any one street here.
- E1 (Aldgate, Whitechapel): the cheapest and the tightest. Half of flats sold for between £355,000 and £550,000.
Are prices falling in these areas?
The UK House Price Index shows a different picture for each borough in July 2026:
| Borough | Average price (Jul 2026) | Change on a year | Flats | Terraced | Compared with the borough’s peak |
|---|---|---|---|---|---|
| Islington (N1) | £674,592 | −4.9% | £560,124 (−5.4%) | £1,151,398 (−3.0%) | −10% (May 2024) |
| Hackney (E8) | £605,729 | −2.6% | £524,885 (−3.2%) | £960,633 (−0.4%) | −7% (Sept 2025) |
| Kensington and Chelsea (W11) | £1,232,640 | −14.1% | £971,688 (−15.4%) | £2,429,086 (−8.9%) | −26% (Sept 2022) |
| Tower Hamlets (E1) | £447,796 | −14.4% | £430,120 (−14.6%) | £690,210 (−11.3%) | −22% (Jan 2022) |
| London | £550,037 | −3.3% | £424,013 (−6.6%) | £642,452 (−0.2%) | −5% (Aug 2022) |
Source: UK House Price Index (HM Land Registry and ONS), July 2026. The index compares like with like, so it shows the trend better than a median of the homes that happened to sell. Borough figures cover more than one postcode district: W11 is mostly in Kensington and Chelsea, E1 mostly in Tower Hamlets. The UKHPI puts the London average at £550,037; the ONS figure of £569,000 used elsewhere on this page comes from the ONS’s own bulletin, which is calculated slightly differently.
Prices in London have been lower than a year earlier every month since September 2025, and the falls are steepest in the borough areas that rose most before. A figure based on sales from 12 months ago may now be too high. That is why the tool weights recent sales most.
What affects your property value in London?
Six things explain most of the difference between two similar-looking London homes: micro-location, building type, condition and EPC, lease, transport and who is buying. An online tool captures the first two well and the rest only partly, which is where an in-person valuation earns its keep.
Location, down to the street
In London a single street can separate two price brackets. Islington (N1) benefits from Zone 1 access and the Angel and King’s Cross corridor. Notting Hill (W11) has some of the highest prices per square foot in the capital, while homes two postcodes east can trade at a fraction of that: the median flat in W11 sold for £845,000 in the year to June 2026, against £445,000 in E1. Hackney (E8) offers a cheaper route into East London, and Aldgate (E1) draws investors because yields are higher than in the west. Valuing a London home starts with the micro-market, not the borough.
Property type and character
Buyers pay a premium for period character: high ceilings, original cornicing and sash windows in a Georgian or Victorian house are rarely captured by an algorithm. Stucco-fronted houses with communal garden access in W11 and warehouse conversions in E8 each attract their own buyers and prices. New-build flats, especially with high service charges, often trade at a discount to comparable period stock. Not sure what you own? See our guide to property types and when your property was built.
Condition, renovation and EPC rating
A well-presented, recently refurbished home sells faster and usually for more than a tired one on the same street. Kitchens, bathrooms, loft conversions and rear extensions tend to return the most. Energy efficiency now matters to investor buyers in particular: the government confirmed in January 2026 that privately rented homes must reach the equivalent of EPC band C by 1 October 2030, so homes rated D or below face an upgrade bill that buyers will price in. Check your rating on the EPC register and see how to improve it. Before spending, read what not to fix when selling.
Source: Elmhurst Energy, 22 January 2026.
Tenure, lease length and service charges
For flats, which make up most central London homes, the lease is one of the biggest value drivers. A lease of 90 years or more generally sells at full value. Below 80 years, extending becomes more expensive and some lenders become cautious; below about 70 years, many buyers cannot get a mortgage, which limits you to cash buyers. High service charges and ground rent also reduce what investors will pay. If your lease is short, ask whether to extend before selling or price the sale to reflect it. More in leasehold vs freehold and buying a leasehold.
Transport and walkability
Distance to a station has a direct effect on price. Homes within a short walk of the Elizabeth line (Farringdon, Liverpool Street, Paddington) have gained a premium since it opened. In N1, Angel and King’s Cross St Pancras drive demand; in W11, Notting Hill Gate is the anchor. Lively local high streets, such as Broadway Market in E8, add to that.
Who is buying
In central London, the buyer pool matters as much as the property. Investment-grade one and two-bedroom flats in N1, E1, E8 and W11 often sell fastest to investors and overseas buyers, many of whom buy without a chain. Cozee works with a network of investor buyers in the UK and abroad, and some of the homes we sell are matched to registered buyers before they reach the portals.
Online valuation vs in-person valuation vs RICS valuation
Use an online valuation to explore, an estate agent valuation to set your asking price, and a RICS valuation only when you need a formal figure for a legal or tax purpose.
| Type | Who does it | Cost | Time | What it is for | Can you rely on it legally? |
|---|---|---|---|---|---|
| Online valuation | An algorithm using sold-price data | Free | Under a minute | Deciding whether to sell, tracking your home’s value, comparing sale with rent | No |
| Estate agent valuation (market appraisal) | A local agent who visits the property | Free | 30 to 60 minutes on site; written figure within a day or two | Setting the asking price and marketing strategy | No, it is an opinion to win your instruction |
| RICS Red Book valuation | A RICS Registered Valuer | Paid, quoted per property | Usually one to two weeks | Probate, divorce, Capital Gains Tax, lease extensions, transfers between family members | Yes, it is a formal valuation |
| Mortgage valuation | The buyer’s lender | Paid by the buyer, sometimes free | Days | Confirming the property is good security for the loan | For the lender only, not for you |
Two cautions on agent valuations. First, ask to see the comparable sales behind the figure. Second, be wary of an agent whose figure is far above the others: overpricing to win the instruction is common, and homes that need price reductions usually take longer to sell. Our guide to choosing an estate agent explains what else to compare.
If you are valuing a property for inheritance purposes, read inheritance tax on property first, since HMRC expects a figure that reflects open market value at the date of death.
Looking for an in-person valuation?
Book a call with our team and they will organise for someone to come to your property, value it.
Book a call with Cozee
Pick a time that suits you. A Cozee lettings expert will call you on the number you give us. Calls last up to 30 minutes.
Should you sell or let your property?
Compare the sale value with the rent the property could earn: if the gross yield is low, prices are falling and your EPC needs work, selling often makes more sense; if the yield is healthy and you can hold for the long term, letting can keep your capital invested. The tool shows both figures so you can run this check straight away.
Gross rental yield = annual rent ÷ property value × 100
Example: a flat valued at £500,000 that would let for £2,150 a month earns £25,800 a year, a gross yield of about 5.2%. After letting fees, maintenance, insurance, voids and mortgage interest, the net return is much lower. Our guide to rental yield shows how to work it out properly.
Here is how the median sold prices above compare with average rents in each borough:
| Home | Median sold price | Average borough rent | Gross yield |
|---|---|---|---|
| Flat in E1 (Tower Hamlets) | £445,000 | £2,284 a month | 6.2% |
| Flat in E8 (Hackney) | £548,000 | £2,360 a month | 5.2% |
| Flat in N1 (Islington) | £608,000 | £2,483 a month | 4.9% |
| Flat in W11 (Kensington and Chelsea) | £845,000 | £3,069 a month | 4.4% |
| Terraced house in E1 | £830,000 | £2,735 a month | 4.0% |
| Terraced house in E8 | £1,042,000 | £3,186 a month | 3.7% |
| Terraced house in N1 | £1,738,000 | £3,827 a month | 2.6% |
| Terraced house in W11 | £3,150,000 | £4,500 a month | 1.7% |
Rents: ONS Price Index of Private Rents, August 2026, by borough and property type. The ONS average includes long-running tenancies, so new lets often achieve more. London rents are up 3.5% on a year while prices are down 3.3%. Gross yield is a year’s rent divided by the price, before costs. Borough rents are an approximation for the postcode district.
Flats in E1 and E8 earn the strongest yields; terraced houses in N1 and W11 earn the least, which is why owners of those homes usually weigh capital growth and tax rather than income.
| Lean towards selling if… | Lean towards letting if… |
|---|---|
| Your gross yield is below what you could earn elsewhere after costs | Your gross yield is strong for the area and you do not need the capital |
| The property needs EPC upgrades to reach band C by October 2030 | It is already EPC C or above, or upgrades are cheap |
| You have a large mortgage and Section 24 limits your tax relief | You own outright or hold the property in a company |
| You want to stop being a landlord under the Renters’ Rights Act | You are happy with professional management handling compliance |
Paying higher-rate tax on rental income? See how Section 24 affects your return.
Landlord tax calculator
Section 24 calculator: own name or limited company?
Enter a year’s figures for your property. See what Section 24 costs you, and what you’d keep if you owned it through a limited company instead.
Letting a property? We help landlords get the most from their rent.
Or book a callAn estimate for one owner using England, Wales and Northern Ireland tax rates. It leaves out pension contributions, losses and interest carried forward from earlier years, other companies you own, taking a salary from the company, and Incorporation Relief. It isn’t tax advice: speak to a property accountant before you change how you own a property. Sources: GOV.UK Section 24 guidance, income tax rates, corporation tax rates.
If you already let the property and decide to sell, you can sell with the tenant in place or give notice under Ground 1A to sell with vacant possession. Both routes are explained in our selling process guide. If you decide to let, get a free instant rental valuation and see how Cozee manages properties for landlords at home and abroad.
What to do after your valuation
Use your online figure to decide whether to go further, then turn it into an asking price with an in-person valuation. These are the steps most sellers take next.
- Work out what you would walk away with. Subtract your mortgage, selling costs (around £5,000 on an average UK home, more in London) and any Capital Gains Tax. Our cost of selling calculator does the sums.
- Book one to three in-person valuations. Ask each agent for comparable sales and how long similar homes took to sell.
- Check your paperwork. EPC, title, lease details for flats, and certificates for any building work. The full list is in our selling process guide.
- Decide what to fix. Spend on presentation and obvious defects, not major works; see what not to fix.
- Choose how to sell. Most homes go through an estate agent; if speed matters more than price, read how to sell your house fast.
If you are also buying, check what you can borrow with our mortgage capacity tool and estimate Stamp Duty on your next home.
Frequently asked questions
Enter your postcode in the tool above for an instant estimate based on recent sold prices nearby. In the year to June 2026 the median home sold for £685,000 in N1, £600,000 in E8, £1,150,000 in W11 and £460,000 in E1 (HM Land Registry). For a figure to price your home on, book an in-person valuation, since an algorithm cannot see condition, layout or outside space.
It is a reliable starting range for standard homes in streets with plenty of recent sales, and less reliable for extended, prime or unusual properties. We tested ours on 683 sales in N1, E8, W11 and E1 between February and July 2026: half of the estimates were within about 17% of the price paid, and within 14% for homes that had sold before. Treat it as a guide, not an asking price.
Yes. There is no charge, no card details and no obligation. You can use it as often as you like.
An online valuation uses data only. An in-person valuation adds a local agent’s view of condition, finish, light, layout and current buyer demand, and is what you should base your asking price on. Both are free.
No. You only need a RICS Red Book valuation for formal purposes such as probate, divorce, Capital Gains Tax or a lease extension.
Check it whenever you are considering selling, remortgaging or extending, or once a year to track your equity. London prices have been lower than a year earlier every month since September 2025, so an estimate from last year may now be too high.
Yes. Flats with 90 years or more remaining usually sell at full value. Below 80 years, values start to fall and extending costs more; below about 70 years, many buyers cannot get a mortgage.
Yes. The online tool works from anywhere, and our team can carry out the in-person valuation with keys from your managing agent or tenant, then report back by video call.
£569,000 in July 2026, according to the ONS, down 3.3% on a year earlier. The UK average was £273,000. Prices differ widely between boroughs: the UK House Price Index puts the average in Tower Hamlets at £447,796 and in Kensington and Chelsea at £1,232,640.
Yes, gently overall and sharply in the most expensive boroughs. London was 3.3% lower than a year earlier in July 2026, the eleventh monthly annual fall in a row (ONS). Kensington and Chelsea and Tower Hamlets are down about 14% (UK House Price Index), Islington 4.9% and Hackney 2.6%.
It depends on the yield and what you need the money for. On median sold prices and average borough rents, flats earn a gross yield of 6.2% in E1, 5.2% in E8, 4.9% in N1 and 4.4% in W11, before costs. Terraced houses earn 4.0% or less. The tool shows the sale price and the rent for your own home, side by side.
Get a valuation you can price on
Your online estimate is a starting point. Our sales team will visit, look at the details an algorithm cannot see and give you a written valuation with the comparable sales behind it, plus a rental figure if you are weighing up letting.
- Free and no obligation
- Written valuation within 48 hours
- Sale and rental figures side by side
- Specialists in selling for landlords and overseas owners
Last Updated on October 2, 2026
