Data, measured 13 September 2026, from the PropDetect analysed base
How much genuinely below-market stock is actually out there
Across 2,944 UK listings analysed by PropDetect, each with at least 30 matched sold comparables, 611 (20.8%) were priced 20% or more below the median of those comparables. One listing in five, which sounds like the market is full of bargains. But only 527 (17.9%) actually stack once refurbishment, purchase costs, finance and the exit are modelled. About one in six.
Cheap relative to comparables and a good deal are different things, and the gap between those two numbers is where most beginners lose money. Every figure here was measured on 13 September 2026 and is shown as measured.
The numbers
| Measure | Result |
|---|---|
| Listings measured, each with at least 30 matched sold comparables | 2,944 |
| Listed below their sold comparable median | 1,624, being 55% |
| Listed 20% or more below | 611, being 20.8% |
| Listed 30% or more below | 316 |
| Median discount to the comparable median | 2.9% |
| Properties that actually stack once modelled | 527, being 17.9% |
What the two numbers mean together
The industry line is that below-market stock is rare and that finding it is the whole skill. The first half is not what the data says: 55% of these listings sit below their sold comparable median, and the median listing is 2.9% under it. Discounts to comparables are ordinary. What is rare is a discount that survives the refurbishment cost, stamp duty, legal fees, finance and the cost of getting out, and that is the 17.9%.
The 316 listings 30% or more below their comparables are the ones that look like the bargains. Some are. Many are priced that way for a reason the comparables cannot see: an auction guide, a short lease, a share rather than the whole, structural work, or simply that the nearest sold evidence describes a better house. The appraisal exists to tell those apart, and it says no far more often than it says yes.
How these figures are produced
Each listing's price is compared with the median of its matched sold comparables from HM Land Registry data, scored on type, bedrooms, distance and floor area. Only listings with at least 30 matched comparables are counted, so no discount is measured against thin evidence. A deal stacks when at least one modelled strategy clears the thresholds set out in the verdict methodology, after every cost is counted. The valuation method itself is in how the end value is built.
How the numbers behind this page are produced, and what the method can and cannot see: does AI property valuation actually work, and the measured back-tests on the accuracy page.
What this data does not say
- A discount to the comparable median is not a discount to what the property is worth. The comparables are the best available evidence, not a valuation of the specific house.
- Stacking is a modelled outcome on the strategy thresholds documented in the methodology. A different investor with different finance or a different target return would draw the line elsewhere.
- Listings analysed by investors skew toward stock that looked like a deal, which likely overstates how much of the whole market is priced below its comparables.
- Figures are as of 13 September 2026 and are refreshed from the committed query, never edited by hand.
One limit applies to every figure on this page: the properties were chosen by PropDetect users to analyse, so this is a sample of investor interest, not a survey of the UK market. Where our users search shapes what the numbers can say.
Common questions
How much below market value property is there in the UK?
Measured against real sold comparables, more than you would think and less than it seems. Of 2,944 UK listings analysed by PropDetect with at least 30 matched sold comparables, 1,624 (55%) were listed below their comparable sold median, 611 (20.8%) were 20% or more below it, and 316 were 30% or more below. The median listing sat 2.9% below its comparables. Measured 13 September 2026.
Is a property listed below market value automatically a good deal?
No, and the gap is measurable. One in five listings in this sample (20.8%) is priced 20% or more below the local sold median, but only 527 of 2,944 (17.9%) actually stack once refurbishment, purchase costs, finance and the exit are modelled. Cheap relative to comparables and a good deal are different things, and the gap between those two numbers is where most beginners lose money.
What does it mean for a deal to stack?
That at least one modelled strategy (flip, buy refurbish refinance, buy to let, and the others PropDetect models) clears the profitability thresholds set out in the methodology after refurbishment, purchase costs, finance and exit costs are all counted. Being below the comparable median is an input to that calculation, not the answer.
Why compare to sold comparables rather than asking prices?
Asking prices are what sellers hope for; sold prices are what buyers paid. Every property in this sample has at least 30 matched sold comparables from HM Land Registry data, and the discount is measured against the median of those. Listings with thinner evidence were left out rather than measured against a guess.
More from the same base
- What a refurb actually costs, room by room
- Refurb cost by UK region, per square foot
- Where the below-market stock actually is
- Does AI property valuation actually work
- See the output on a real analysed property, Bolton Road, Bradford, or browse every published example analysis, with the room schedule and the comparable sales shown.
Whether a specific listing is in the one in five, or the one in six, is a question about that listing. Run your own property through PropDetect and the same figures arrive for that address in about three minutes. No card needed for the first analyses.