We use powerful AI to find the discrepancies before you view.
We compare official records with the online listing so you see the facts, risks and questions that should affect whether you spend an afternoon viewing, each tied to a source.
For a home you own: See a sample owner update
What you get
A research brief for one English home: what stands out, what gives pause and what to verify, then every record we checked with its source.
One report type today: a Main Residence Pre-Visit research brief for England.
From the illustrative sample
24 Wrenfield Avenue, Bromley, BR1 3ET
Verdict: Worth viewing
A five-bedroom, two-bathroom terraced house on Wrenfield Avenue, Bromley BR1, listed at £675,000 with Ashworth & Hale. Tenure is freehold, the EPC is band E with potential to reach band D, and river and sea flood risk is rated Very Low. The property is within a 20-minute walk of Bromley South station (792 m straight-line) and several nearby schools carry Good Ofsted outcomes. The asking price sits below PropertyData's central estimate of £820,000, though that estimate only partly reflects any works completed after the last Land Registry sale in 2004.
What stands out
- Freehold tenure confirmed.
- Five bedrooms and two bathrooms across approximately 1,399 sq ft.
- EPC band E with potential to improve to band D (potential score 61 vs current 39).
What gives pause
- EPC current energy rating is band E, with an estimated annual energy cost of £1,612 for heating alone.
- Walls are solid brick with no insulation (assumed) and glazing is only partial double glazing.
- The property is within an Air Quality Management Area (AQMA 2020).
Verify before you commit
- Ask the agent whether any extensions or renovations have been completed since the 2004 sale and whether building control sign-off exists for them.
- Check on site whether completed works match any approved planning applications for this property.
- Inspect the condition of the solid brick walls and partial double glazing, and ask whether any insulation upgrades are planned or feasible.
Illustrative sample: street name and house number have been changed. Maps use the real location. Same shape as a paid Main Residence Pre-Visit report.
Open the full sample
Is the listing telling the whole story?
We compare the listing with the official records for the same address. When they disagree, we show both and say what to ask. We do not average them into false certainty.
Floor area figures disagree (Unresolved discrepancy)
The EPC records 214 m², while the current listing appears to advertise approximately 246 m². That difference is worth clarifying before using £/sq ft comparisons.
What to do. Ask the agent which areas are included in the advertised floor area.
Things the listing often doesn't tell you
Floor area figures disagree. EPC or Land Registry size vs what the listing advertises, which is material before you trust £/sq ft.
This house's own sale history. Land Registry price-paid sales for this address, not nearby sold comparables. Nominal change between recorded sales, not an annualised return.
Asking price vs nearby sold £/m². Same-bracket sales can show whether the ask looks full against recent prices.
Tenure, beds or type mismatch. When sources disagree, we show both. We do not average them into false certainty.
Flood mapping. River/sea and surface-water records for the coordinate. Mapping is not evidence the house has flooded.
Planning on this property. Applications matched to this UPRN, not a neighbour’s extension down the street.
Street-level crime. police.uk counts nearby for burglary, vehicle crime, robbery, violence and ASB.
Nearest stations. Rail, Tube, tram and metro stops near the pin, with about 20 minutes' walk at 3.2 mph on the road network. Not a commute time.
Conservation, listed, green belt. When the structured sources record a constraint, it appears with its source.
“Could not be checked”. A missing optional source is never rendered as “no issue exists.”
Six questions, answered from the records.
Every report is read in the same order. Optional sources may say “could not be checked”, which is never the same as “no issue”.
What is this home?
The home: Property data · Portal Listings · Planning and alteration history
Is the price fair?
Price: Asking price and market position · Sale history · Listed comparables · Sold comparables · Street and local market
What will it cost to run?
Running costs: Energy and running costs · Broadband
What is the area like?
Location: Transport · Schools · Crime and neighbourhood
What risks and restrictions are on record?
Risks and restrictions: Environmental and physical risk
What else is on record?
Anything else: Contradictions · Sources and methodology
Reports draw on Land Registry, Energy Performance Certificates, planning records, police.uk, public stop data and licensed listing data from Realty.io. Every material claim is tied to a source.
How it works
Enter the address
Type an English address or paste an online listing link.
Confirm the property
If several flats or units match, you pick one.
Generate a brief
One prepaid report for a Main Residence Pre-Visit brief. If generation fails before a usable report, it is returned.
What does it cost?
Pay for reports, not a subscription.
A homebuyer survey costs hundreds of pounds. A wasted Saturday costs more. Know before you book the viewing. Looking at a few houses? The multi-report packs are cheaper per report.
Questions buyers ask us
What's in a report?
A research brief for one English main residence: strengths, concerns and things to verify, then sections covering property data, listing and ask, comps, planning, flood, energy, broadband, schools, crime, transport, contradictions, a viewing checklist and questions for the agent, each tied to sources.
What happens if generation fails?
You only pay for a usable report. If generation fails before one completes, the prepaid report is returned automatically.
Is this a survey or valuation?
No. Habifact is automated research to help you decide whether a viewing is worth your time and what to check when you go. It is not a survey, valuation, conveyancing search or legal, mortgage, insurance or planning advice.
Where does it work?
England. Flats and units are never guessed. When several match, you confirm the exact property before a report is used.
How do I contact Habifact?
Email support@habifact.co.uk.
More questions
This is not a survey, valuation, conveyancing search or legal, mortgage, insurance or planning advice. Missing evidence is not the same as no issue.