About HomeThink
HomeThink reads a UK property listing the way a careful buyer would if they had a week and a research budget — then tells you what it found, including the parts the listing left out.
Who runs it
HomeThink is built and operated by Conor Mather, Founder, HomeThink, in the UK. It is a small, independent product rather than a portal or an agency — nobody pays to appear in a report, and there are no referral fees from brokers, surveyors or conveyancers. The only money HomeThink takes is from readers who subscribe.
Questions, corrections and press enquiries: hello@homethink.co.uk.
Where the numbers come from
Most of what a HomeThink report tells you is not generated by an AI at all — it is looked up. The deterministic layer reads official public datasets and shows them with the measure and the radius they were derived from, so a figure can be checked rather than trusted.
- HM Land Registry Price Paid
- sold prices and comparable sales
- Office for National Statistics
- house-price-to-earnings ratios and rental medians
- ONS/VOA
- private rental market statistics
- Census 2021
- tenure, occupancy and area demographics
- Police.uk
- street-level recorded crime
- Environment Agency
- river, sea and surface-water flood risk
- EPC Register
- energy performance certificates
- Index of Multiple Deprivation
- neighbourhood deprivation deciles
- Planning portals
- nearby planning applications
- Bank of England
- the base rate used in cost estimates
Where a register genuinely holds nothing, a report says so. Where a lookup failed, it says that instead — the two are never presented as the same thing.
Where the AI is used, and where it isn't
An AI model extracts the facts from a listing page and writes the reading — the flags, the survey-risk view, the negotiation angle. It does not set the score. The overall score is calculated deterministically from weighted categories, so the same property and the same inputs always produce the same number, and you can see what it would be at a lower offer.
Listing prose is treated as untrusted text throughout: it is written by whoever is selling the property, and HomeThink reads it as evidence about the seller, never as an instruction.
What HomeThink is not
- HomeThink is not a surveyor, mortgage adviser, solicitor or estate agent, and nothing it produces is regulated financial, legal or tax advice.
- It is not affiliated with, endorsed by or connected to Rightmove, Zoopla or OnTheMarket.
- A valuation it produces is an estimate from public data, not a RICS valuation, and should never replace a survey or a conveyancer's searches.
- It reads a listing and public records. It has not visited the property.
Corrections and editorial approach
Guides and blog posts on this site are written by Conor Mather and dated, with an Updated date shown whenever the content has been revised after publication. Statutory figures — stamp duty bands, tax thresholds, notice periods — change, and a page that quotes one names the year it applies to. If you find something wrong or out of date, email hello@homethink.co.uk and it will be corrected.
HomeThink operates this site under the laws of England and Wales. See the Terms of Service and Privacy Policy.
Read the product before you judge it
The fastest way to see what HomeThink actually produces is to read a finished report, or paste a listing and get one free.