Question 1

Where do the property prices come from?

Accepted Answer

We query the HM Land Registry Open Data API using a SPARQL endpoint, which contains every property sale registered in England and Wales. If there are recent sales within your postcode, we calculate the median. If not, we fall back to ONS House Price Index regional averages. The data badge in results tells you which source was used.

Question 2

What is the 'break-even year' and why does it matter?

Accepted Answer

The break-even year is the point at which buying a property has cost the same total amount as renting an equivalent property would have. Before that year, renting has been cheaper in pure cash terms. After it, buying has been more efficient overall — because equity and property value growth outweigh the higher upfront and monthly costs. If you plan to move before the break-even, renting is typically the better financial choice.

Question 3

Does the stamp duty calculation account for first-time buyer relief?

Accepted Answer

Yes. First-time buyers pay 0% SDLT on the first £425,000 and 5% on £425,000 to £625,000. Properties above £625,000 do not qualify for first-time buyer relief and are taxed at standard rates. Toggle 'Moving home' to see what a subsequent purchase would cost.

Question 4

Why is the opportunity cost of my deposit shown?

Accepted Answer

If you rent instead of buying, your deposit stays in your savings account. We show how much that money would grow at 4.5% per year (reflecting current cash ISA and savings account rates). This is relevant context: keeping your deposit invested is itself a form of return when renting, not just a lost expense.

Question 5

Does this tool cover Scotland and Wales?

Accepted Answer

The property price data and regional rents cover Scotland and Wales. However, Stamp Duty Land Tax (SDLT) is an England and Northern Ireland tax. Scotland uses LBTT (Land and Buildings Transaction Tax) and Wales uses LTT (Land Transaction Tax). Both have different rates and thresholds. We use SDLT as a close approximation — the assumptions card flags this clearly.

Question 6

What selling costs am I not seeing?

Accepted Answer

When you eventually sell, you'll pay estate agent fees (typically 1–2% of sale price) and conveyancing costs (around £1,500–£2,000). On a £400,000 property, that's roughly £5,500–£10,000 in selling costs — not included in this comparison. If you're planning to sell within 5 years, factor in these exit costs manually.

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