You only find out you overpaid after you’ve paid.

The Free report scores the listing. Pro does the homework — what the home is estimated to be worth where sold evidence supports it, what remains uncertain, and the questions to raise before you offer.

Start with a Free report from the browser extension. A subscription lets you run a Pro report from the listing itself, or on any Free report you already have.

Get started — free See the same house read twice

Step 1 Free reportOpen a listing and press Analyse in the browser extension — the Free report lands on your Dashboard.
Step 2 Upgrade to ProRun Pro on an existing Free report, or start it from the listing with the extension.

Renting instead? Pro reads a let for fair rent, condition and the area — no valuation or offer plan, because a tenancy has neither. Renter guides and calculators.

Read one before you buy one

The same house, read twice — on a switch

A full worked Pro report, open to anyone: the fair-value range with its working, key flags with their evidence and, where a cost applies, the £ against it; the offer plan with a walk-away number; and the five-year cost of owning it. No account needed.

See the same house read twice

Unlimited Free reports

Read every listing you browse — no cap on Free reports

Free plans get 5 Free reports a day across web and the browser extension. Pro removes the Free-report cap entirely — open the extension on any Rightmove, Zoopla or OnTheMarket listing and get a Free read, as many times as you like. Pro reports remain limited to 5 per rolling 24 hours.

£10 a month. One report can change what you offer.

A survey costs hundreds and only happens after you've offered. A wasted viewing costs an afternoon. Pro reads every listing you're serious about before either of those.

5 Pro reports a day · unlimited Free reports · cancel anytime

Everything Pro adds

Every difference between the two reports, in full — not a selection.

The AI that reads it: Our deepest analysis — a multi-step synthesis across valuation, survey, area and negotiation that the Free report does not runOn Free: Standard analysis
Red & green flags: Each flag with its source, the data behind it and a link to check it yourself — and flags drawn from public data checked by a second readOn Free: Up to 5 of each, with why each matters
Property score: Score plus the full working behind itOn Free: Provisional score with the headline concern
Neighbourhood overview: Plus the AI read of the neighbourhood — the area summary, who lives there and the feel of the placeOn Free: The census profile of the area — tenure, life stages and household mix
Area data: Plus the AI read of it all — what the numbers mean for your offer, insurance and daily life, with the full listed-building recordOn Free: Council tax, broadband, ground risk, crime, flood, energy rating, listed-building status, schools within a mile with Ofsted ratings where they exist, and nearby planning applications — the full raw picture
Area trajectory: Which way it's heading and why, plus a 5-year outlook
Your chat persona: Shown on every reply
Chat that can quote your report: Reads your report — recent sold prices nearby, how we worked out the value, likely survey problems with rough repair costs, and how easily a lender would lend — so chat can quote real figures
Sold-price context: Full price range with the working behind itOn Free: Area sold-price context and previous sale, where available — not a property valuation
Rent vs local market: Plus the AI read — modelled comparable rents for the postcode and negotiation pointsOn Free: ONS/VOA median and quartile rents for the local authority (England), matched to the bedroom count, with how far the asking rent sits from the median
The fair-value number, with its working: Know if you're paying too much — compared with the asking price and the nearby sales it leans on, each adjusted one by one, wherever three sales of the same property type are close and recent enough to support it
Survey & mortgageability: Identify issues to discuss with a surveyor, indicative costs where justified, and lending questions to take to a brokerOn Free: A summary of the survey risks the listing's own facts imply, without costs
Offer strategy: Get the negotiation right — your opening offer and the price to walk away at, wherever the sold evidence supports a ladder, with a warning if the asking price moves after it was written. Homes for sale only.
Investor numbers: With the investor lens: net yield after costs, a cashflow waterfall, a stress test on the loan, DSCR, and the Section 24 tax rule. Homes for sale only.
Negotiation script: Talking points for your offer call, with supporting findings and conditional costs where justified. Homes for sale only.
Solicitor question pack: A pack of conveyancing questions written from this property's own tenure, planning and risk findings. Homes for sale only.
Tenancy check: On a let: the tenancy risks in the listing, the full licensing read with the council link, and a scan of the tenancy agreement if you paste it inOn Free: On a let, a short note where the listing suggests a licensable house share
Insurance flags: What an insurer will price in — the findings likely to affect cover or premium, with the impact against each
Listing quality: How the listing is selling to you — marketing-spin score, decoded agent language, completeness signals, and your negotiating leverage
Listing photographs read: The listing's photographs — up to 40 — read for damp, cracking, roof and glazing condition, and the agent's wording checked against what the pictures actually show
Areas that might suit you better: Nearby areas that fit your stated priorities more closely, each with what it trades away
Questions to ask: The same checklists, built from the Pro report's findings instead — each question carrying the finding it came from and how to check itOn Free: Agent, viewing and solicitor checklists, built from the Free report's own flags
5-year cost & renovation ROI: What the home really costs you over 5 years, plus what your renovation money is likely to add
AI property chat: Unlimited — ask anything about your report, no message cap
HomeThink Agent (general property chat): 50 questions a dayOn Free: 25 questions a day
How many Free reports: Unlimited — no daily capOn Free: 5 a day
How many Pro reports: Up to 5 a day
Keeping the report current: Plus re-run the Pro report — after a price change, after you correct a fact we read wrong, or against the price you agreedOn Free: Re-analyse your Free report from the listing with the extension, and record the price you agreed
Watch a listing for changes: Up to 5 listings checked daily — detected price, status and advert changes logged, with email alerts when enabled
Rank a shortlist: Rank 2–4 of your own properties, a Rightmove saved list in the extension, or up to 10 pasted listings, in one AI read — five rankings and three pasted sets a day
Agent sell-side report: A critique of your listing with a listing-strength score, a pricing plan, answers to the questions buyers will raise, and rewritten listing wording

The HomeThink Agent at /chat is a separate tool that answers from public data: 25 questions a day on Free, 50 on Pro.

AI analysis may be wrong. Check anything you would act on, and take professional advice before you commit.

Before you decide

Do I have to pay to find out if it's any good?

No. Start with a Free report, or compare Free and Pro on a composite listing at /pro/sample. The sample identifies sections unavailable in that run. Subscribers can choose Pro when adding a listing.

What if I only buy one house?

Cancel anytime in Settings → Subscription. Access continues until your paid period ends, and you keep reports you have already run.

Is this just the listing, rewritten?

No. Pro reads Land Registry sold prices, the EPC register, crime and flood data, planning applications, schools and broadband alongside the listing — and says where each conclusion came from.

How many reports do I get?

Up to 5 Pro reports a day, unlimited Free reports on web and the browser extension, and unlimited AI chat on your reports.