How We Calculate Everything

Complete transparency on our methodology. Every number on SaleSearch is calculated from real data using these algorithms.

🎯 Deal Score (0-100)

Every property gets a deal score based on 8 weighted factors. Higher = better investment opportunity.

1. Price vs Area Average25 pts max

We compare the asking price against the average price for properties with the same bedroom count in the same outcode. 25% or more below average = full 25 points.

2. Rental Yield20 pts max

Gross rental yield based on local rent data (scraped from Rightmove rentals) divided by asking price. 10%+ yield = full 20 points. We use actual local rents, not national averages.

3. Days on Market15 pts max

Properties listed for 180+ days score full points. Stale listings indicate desperate vendors willing to negotiate. We track the TRUE first listing date, not the date agents relist.

4. Price Reductions15 pts max

If the property has been reduced by 15%+ from its original listing price, full 15 points. Multiple reductions signal increasing vendor motivation.

5. Fall-Through History10 pts max

Properties where a previous sale collapsed score 10 points. The vendor has already experienced loss and is highly motivated to close quickly this time.

6. Vendor Distress Signals10 pts max

We scan listing descriptions for 35 keywords indicating motivated sellers: "must sell", "cash buyers welcome", "probate", "repossession", etc. More keywords = higher score.

7. EPC Rating5 pts max

EPC A/B = 5 points. Low EPC (E/F/G) = 0 points but flags an upgrade opportunity. From 2028, EPC C will be required for new lettings.

8. Chain-Free + Market5 pts max

Properties not yet under offer (available, not SSTC) score 5 points. Areas with high fall-through rates indicate a weakening market = better for buyers.

🎯 Vendor Motivation Score (0-100)

Separate from deal score — measures how likely the vendor is to accept a below-asking offer. Factors: days on market (25pts), price reductions (20pts), fall-through history (15pts), distress language (15pts), agent track record (10pts), low photo count (5pts), EPC (5pts), seasonal market (5pts).

💡 Realistic Offer Calculator

Our "What should you actually offer?" range is calculated from: Land Registry sold prices for comparable properties, vendor motivation score, days on market, EPC upgrade costs, and price reduction history. Capped at 25% below asking to remain credible.

📈 Yield Calculation

Gross Yield

Annual rent ÷ Purchase price × 100. We use actual local rents from Rightmove's rental section, not national averages.

Net Cash Flow

Monthly rent minus monthly mortgage payment (75% LTV, current rates, 25yr). Positive = the property pays for itself from day one.

Cash-on-Cash Return

Annual net income ÷ Total cash invested (deposit + stamp duty). Shows your actual return on the cash you put in.

25-Year Projection

Property value growth at 3.5% annual average, plus cumulative rental income, minus remaining mortgage. Based on long-term UK averages.

📊 Data Sources

🏠 Rightmove (240k+ listings)

🔍 Zoopla

🏘 OnTheMarket

🏛 HM Land Registry (sold prices)

🚔 Police API (crime data)

🌊 Environment Agency (flood risk)

📮 postcodes.io (geocoding)

Property data is refreshed daily. Sold prices update as Land Registry publishes (typically 3-6 month delay). Crime data is monthly. All government APIs are free and require no authentication.

⚠️ Important Disclaimers

All scores, yields, and offer recommendations are estimates based on available data. They should not be relied upon as investment advice. Rental estimates may not reflect actual achievable rents. Property values can go down as well as up. Always conduct your own due diligence and seek independent professional advice before purchasing any property.

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