How the numbers are made
Exactly how we work these figures out
Every number on this site is derived from completed sales. Here is the derivation, including the parts that are imperfect.
The reporting window
Every figure covers 12 complete calendar months, ending 4 months before the current month. Right now that is 1 April 2025 to 31 March 2026, shown as “12 months to March 2026”. The window moves forward automatically at each month end.
The 4-month gap is not caution for its own sake. Sale records are published in arrears and the most recent months keep filling in for a while after the event. Including them would make the newest months look artificially quiet and would flatter or punish agents at random depending on where they sell.
What each figure means
| On the page | Precisely |
|---|---|
| Homes sold | Completed sales in the window that we can attribute to that agent. Sales we cannot attribute count for nobody, so this is at or below an agent’s real total. |
| Average sold price | The mean completed sale price across those sales. Lettings are excluded. |
| Sold vs asking price | The sale price as a percentage of the earliest advertised asking price we hold for that home. 100% means it sold for exactly the price first advertised. We calculate it only on the sales where we hold that first advertised price, which can be fewer than the agent’s total sales. |
| Listings cut | The share of that agent’s listings whose asking price came down at least once while advertised. |
| Speed vs average | How many days faster or slower than the typical local sale. We measure from the home first appearing for sale to the sale completing, so the figure includes the conveyancing after a buyer is found — usually two to three months, and outside any agent’s control. Because that legal period is much the same for everyone, it cancels out in the comparison, which is why we show the gap rather than the raw number. |
When we leave an agent out
An agent appears only where at least three matched sales sit behind every figure we show for them. Below that we leave them out of the comparison entirely, because an average of one or two sales tells you about those sales and nothing about the agent.
What agents cannot do
Agents cannot pay for position, cannot pay to be included or excluded, cannot remove a poor month, and are not asked to supply any of this. They see the same page you do.