Hi Everyone,

Just to update and close this thread, the issue is that zoopla, rightmove, house prices, hometrack, mouseprices etc all look at historical data which is fine however the issue with HOP IMO is the following:

+ Compared to other areas in london theres a smaller turnover so it takes longer to update the valuations

+ HOP/FH etc are made up of micro areas making generalised postcode valuations miss the mark

+ prices wrongly or rightly seemed to have stepped up a gear after ELL which is only 6months ago

+ it takes approx 6 months plus from a sale price agreed to the actual price hitting land registry


in short this means that all the tools were undervaluing my house so I took the risk and paid for a surveyor to come out to value the house which came in at 60k more than the automated tools!

In these difficult times my goal is not to borrow more because the house is worth more, its to pay the banks less interest due to a better LTV therefore in that sense its not the value i am bothered with its the result.

Luckily it paid off