Value on a date: what a home or portfolio was worth on any day

Every home in your Portfolio valued on the date you choose, such as 5 April 2015, a date of death or a separation, with a tested range, in pounds or any of 35 currencies at that month's rate, and an Excel download that sets out the method.

Value on any date · 46 seconds · captions on screen, no sound

Who needs one

Non-residents selling a UK home

Gains on UK homes owned directly are generally measured from the market value on 5 April 2015; on UK commercial property and interests in property-rich companies and other entities, from 5 April 2019. The return and any tax are due within 60 days of completion. Both dates are one click in the Portfolio.

Probate and inheritance

The value on the date of death, for inheritance tax and as the heirs' starting value for capital gains tax.

Separation and divorce

The value at separation, used in the financial settlement. Since 6 April 2023, separating couples generally have until the end of the third tax year after they separate to transfer assets free of capital gains tax, and without a time limit under a formal agreement or court order.

Gifts and transfers

The value of a gift or transfer on the day it was made.

An accountant or solicitor should confirm which date and which rules apply to each case.

How it is worked out

  1. The home's own sales. Its open-market sales nearest the date, within ten years either side, from HM Land Registry.
  2. Its value today. Valued as every home is: our model, corrected for the bias measured in its area and type, blended with nearby comparable sales.
  3. Carried to the date. Each estimate is carried along its council's price index for its type of home, then combined: the closer an estimate is to the date, the more it counts.
  4. A range. Low and high, where 8 in 10 such estimates land.
  5. If it changed hands after the date, the report says so: its owner's starting value is what they paid. The energy certificate nearest the date is shown, so you can see whether the home has changed since.

How accurate it is

Tested on 6,153 homes that sold in February to June 2015 and again since: each estimated from its later sale and any sale in the ten years before, then compared with what it really sold for in 2015.

9.1%
typical difference on 5 April 2015
7.0%
where the home sold in the ten years before
9.3%
a valuation today, for comparison

The estimates were centred (average difference 0.1%): as likely to be above the price as below it, which matters more for tax than any single figure. Going back eleven years costs no accuracy against a valuation today.

What you get

  • In your Portfolio, the On a date tab: pick a date, or 5 April 2015 or 2019 in one click, and every home is valued on it with its range.
  • A report for each property: the value on the date, its range, the sales it rests on, its certificate then and now, and the method.
  • The values in any of 35 currencies at that month's exchange rate, for owners abroad.
  • An Excel download of the whole portfolio on the date, with a notes sheet on the method, data and tested accuracy, to pass to an accountant or solicitor (paid plans).
  • Upload a spreadsheet of addresses to add a whole portfolio at once.

Free accounts can try it on their five most recent properties. Plus, for homeowners, is £4.99 a month; the Professional plan is £12 a home a year plus VAT, less for more homes: every property you choose, the download, and values carried forward each month.

Open your Portfolio → See the plans

Evidence of market value with its method, data and measured accuracy. It is not a RICS Red Book valuation, and it is not tax or legal advice: an accountant, solicitor or surveyor should review it where it is relied on. HMRC can ask its Valuation Office to check a value. Data: HM Land Registry Price Paid Data; the energy performance certificate register; Houseprice.AI price indices.