01
It has never been inside
A loft conversion, a new kitchen or a damp cellar can move a price by tens of thousands. Instant tools only know the floor area on the last EPC.
Manchester valuations · sales & lettings
A valuation you can check.
Most agents give you a number. We give you the evidence behind it: the recent sales near you, what they sold for per square foot, and why your home sits where it does. Then we come round and confirm it.
4.8 on Google · 212 reviews · Oct 2026 sample
Comparables from 6 recent local sales
The Property OmbudsmanRedress scheme · member no. T00000 sample
Client Money ProtectionPropertymark CMP · cert. no. C00000 sample · view certificate
PropertymarkNAEA / ARLA membership placeholder
Fees incl. VATSales and lettings fees, one click away · see fees
The evidence board
Pin the sales that set your price.
Enter a sample postcode, then tell us about your home. Six comparable sales pin themselves to the board and the valuation range tightens with every detail. All sales and figures here are samples.
Samples:
2 · Property type
3 · Bedrooms
4 · Condition
Comparable 1
waiting for a postcode
waiting for a postcode
Comparable 2
Comparable 3
Estimated range · sample
Add a postcode
We start wide and narrow it down with evidence.
LowerHigher
0 of 4 details
An online range is a starting point, not a valuation. Sample data only.
Book a home visit to confirm
Comparable 4
Comparable 5
Comparable 6
Why online valuations miss
Three things an algorithm can't see.
02
It averages the whole postcode
A quiet cul-de-sac and a main road can share a postcode. So can a street that backs onto a park and one that backs onto a railway.
03
Its data is months old
Sold prices reach the Land Registry weeks or months after a sale is agreed. We also know what is under offer right now and how fast it went.
Hollis Achebe-GrantSenior valuer · sample person
Selling with us
The home visit turns a range into a figure.
- 1
45 minutes at your home
We measure, look at the condition and ask what you've changed since you bought it.
- 2
Your evidence pack within 48 hours
A written valuation with the comparables we used, the ones we left out and why.
- 3
An asking price strategy, not a promise
We explain the price we'd list at, the price we expect to agree, and how long that usually takes nearby.
Fees, including VAT
What it costs, before you ask.
Every figure below includes VAT at 20%. Rates are samples for this concept.
Selling
Sole agency
1.44%
incl. VAT (1.2% + VAT) · sampleNo sale, no fee. 12-week term, then 2 weeks' notice.
Multi-agency
2.16%
incl. VAT (1.8% + VAT) · sampleNo sale, no fee. Cancel any time with 2 weeks' notice.
Sole agency fee, incl. VAT
£6,120
£6,120
Multi-agency fee, incl. VAT
£9,180
£9,180
Letting
| Let only (of annual rent) | 10.8% incl. VAT |
|---|---|
| Rent collection (of monthly rent) | 12% incl. VAT |
| Fully managed (of monthly rent) | 15.6% incl. VAT |
| Inventory, per tenancy | from £150 incl. VAT |
Tenant fees (Tenant Fees Act 2019)
- Holding deposit: up to 1 week's rent
- Tenancy deposit: up to 5 weeks' rent (annual rent under £50,000)
- Changes to the tenancy at your request: £50 incl. VAT
- Late rent over 14 days: interest at 3% above Bank of England base rate
- Lost keys: reasonable cost of replacement
On the market
Listings with the facts up front.
Price, tenure, council tax band and EPC sit on every card. The rest of the material information is one tap away. All listings are samples.
For sale£435,000 guide price · sample
3 bed semi-detached · Larkhill Avenue, M20
TenureFreehold
Council taxBand D
EPCC (71)
Floor area1,060 sq ft
- Construction
- Brick and slate
- Utilities
- Mains gas, electricity, water, sewerage
- Heating
- Gas central heating
- Broadband
- Full fibre available (check Ofcom)
- Parking
- Driveway, one car
- Flood risk
- Very low (check GOV.UK)
- Restrictions
- None known
For sale£299,950 offers in excess of · sample
2 bed mid-terrace · Ferndene Street, M21
TenureLeasehold
Council taxBand B
EPCD (62)
Lease921 yrs left
- Ground rent
- £5 a year · service charge none
- Construction
- Brick and slate
- Utilities
- All mains
- Broadband
- Superfast available (check Ofcom)
- Parking
- On-street, no permit
- Flood risk
- Low (check GOV.UK)
- Conservation area
- Yes
To let£1,250 pcm fixed rent · sample
1 bed apartment · Wrenfield Mill, M4
We don't invite or accept offers above the advertised rent.
Deposit£1,442
Council taxBand B
EPCB (84)
Holding deposit£288
- Available
- From 1 Dec 2026, unfurnished
- Utilities
- Mains electricity and water
- Heating
- Electric, communal hot water
- Broadband
- Full fibre available (check Ofcom)
- Parking
- None
- Building safety
- EWS1 form available
- Pets
- Considered on request
Reviews
What sellers said afterwards.
4.8 Google · 212 reviews4.7 Trustpilot · 96 reviews4.9 allAgents · 58 reviewssample ratings, shown newest first
They showed us the six sales they used and crossed two out because the houses had extensions. We agreed within £3k of their figure.
Ruth K., sellerGoogle · 14 Sep 2026 · sample
Another agent quoted higher. Mabel & Rook explained why that figure would sit on the market. They were right, and honest about it.
Daniel O., sellerTrustpilot · 2 Aug 2026 · sample
Clear fees, quick replies. Viewings were slower in August than we hoped, but they told us that up front.
Amira S., landlordallAgents · 19 Jun 2026 · sample
Next step
Check our working at your kitchen table.
A free home visit, about 45 minutes, with the evidence printed out. No obligation to list.