Buyer-side property intelligence · England
The seller’s side has done their due diligence. You have a listing and a feeling. Commission a 10-section forensic research dossier to dismantle their asking price.
No card required — you are invoiced only if the evidence clears our sufficiency threshold.
SettleIQ provides unregulated transaction data, not FCA-regulated financial advice, RICS valuations, or price forecasts. Folios must supplement, never replace, a physical surveyor’s inspection.
Ten identical flats put the registered centre at £871,234 — a quarter of a million below the asking. Every offer number in the folio is capped at the top of what that cohort supports.
The aim and the walk-away are the same figure, and that is the finding: the asking sits £104,574 above the highest number the cohort supports, so there is no registered ground above it left to aim at.
The market underneath is losing price momentum while velocity holds flat, but this specific seller is defying the softness with a fast, unreduced listing. The four signals net to mildly seller-firm — enough to open a measured £20,409 under the aim rather than lowball a vendor who has no reason to move.
We filtered 3,825 sector results down to a pure cohort of 12 identical transactions, and the cascade never had to widen past the sector or relax the pre-1900 era band. Lock your anchor to this specific evidence — broad geographic estimates from the seller will not survive the pushback.
The cohort’s own rate, applied to this flat’s cross-checked floor area, lands the anchor on the line at £871,234. The asking sits a quarter of a million above it — and one comparable sold at almost exactly the same floor area, so the gap is not a size argument.
UKHPI, 8-quarter change
Every level is down, the borough included, so there is no local headline for the agent to point at — and this sector is not even the weakest of the five: its own district is.
A completion sits roughly two months downstream of its offer, so the April trough is really a midwinter trough in offers — the thinnest competition a patient buyer will face. The district’s 4,101 completions trace the same curve, so this is structural.
Broadband matched to this address by a live Ofcom call, not a postcode average. And the folio is candid where the record runs out: the signals that would price schools, transport and green space returned no computable value here, so it reports the absence rather than inventing a premium.
Gentrification stage Steady Position holding, appreciation not outrunning the borough. Descriptive, never a forecast.
Ahead of 48% of England — a number that tells you almost nothing. Beneath it the dimensions run from 95% to 10%, and they pull opposite ways: safety up 21 points since 2019, health down 28. Arrows are 2019 → 2025, in points.
Six of ten checks are clear. The one flag — a conservation-area designation — is a consent step, not a defect. The three left open are the ones no public register holds: listed status, the seller’s chain, and the lease term. Get all three in writing from the vendor’s solicitor before exchange.
Registered data from
The buyer advantage
A property transaction is rarely just about the purchase price. A Buyer Folio stress-tests the physical, regulatory, and financial realities of the address before you commit.
Read how the asking price has moved since the listing went live. Dismantle the agent's asking price with clinical comparable evidence and receive a calibrated offer bracket designed to extract maximum value.
Spot red flags before instructing a solicitor. We surface indicative flood risks, radon potential, Article 4 directions, and strict conservation constraints that restrict future development.
Verify what the sales particulars promise. We pull hard data on Ofsted school expansions, true transport connectivity via DfT nodes, and verified premises-level broadband speeds.
Look past the purchase price. Uncover hidden heating bottlenecks, verified VOA Council Tax bands, and the exact capital expenditure required to meet future energy efficiency regulations.
How it works
Typically two working days from confirmation to delivery.
Give us the address. No card details needed.
Sixteen public datasets, checked and cross-referenced.
Invoiced after the research holds up, not before.
Inside the folio
Every instrument names its source register.
Your two-bed leasehold flat is compared to two-bed leasehold flats. Not the terrace down the street.
The cohort's median price per square foot, applied to your floor area, cross-checked against the EPC register. Working shown.
A 0–10 read on how firm the seller actually is, before you name a number.
Ten property-level checks — flood, radon, cladding, conservation, asbestos — each naming its register.
Methodology
SettleIQ brings together public records that describe an address from different angles — what sold, what the property is, what surrounds it, and what may cost you later — then organises them into one buyer-side view.
The result is not a black-box estimate. It is a clear trail of evidence, with the full working available when you want to see how the pieces fit together — and where the evidence is too thin to support a claim.
Explore the full methodologyThe next step
We confirm by email, build the folio against the same sixteen registers, and send a payment link only once the evidence clears.
