Data, measured 13 September 2026, from the PropDetect analysed base
Where the below-market stock actually is
By postcode area, across the 12 areas where PropDetect users analysed at least 40 properties each: in Glasgow (G) the median listing sits 25% below its sold comparables, 63% of listings are 20% or more below, and 56% actually stack once modelled. In Guildford (GU) the median discount is 1.1% and 2% stack. That is the sharpest contrast in the dataset.
Read the caveat before the table: these areas reflect where our users chose to search, not a representative survey of the UK. Being straight about the shape of the sample is what makes the rest of it credible. Measured 13 September 2026, shown as measured, inconvenient rows included.
By postcode area
Areas with at least 40 analysed properties. Discount is the median listing price against the median of its matched sold comparables; a negative figure means listings sit above their comparables. Stacks is the share of analysed properties on which at least one strategy clears the verdict thresholds.
| Area | Median asking | Median discount to comps | 20%+ below | Actually stacks |
|---|---|---|---|---|
| G Glasgow | £85,000 | 25.0% | 63% | 56% |
| NG Nottingham | £140,000 | 12.1% | 30% | 20% |
| NE Newcastle | £119,950 | 8.1% | 36% | 31% |
| CV Coventry | £160,000 | 4.9% | 17% | 14% |
| B Birmingham | £177,500 | 2.8% | 23% | 23% |
| AB Aberdeen | £90,000 | 2.3% | 17% | 16% |
| KY Kirkcaldy | £104,995 | 2.0% | 17% | 18% |
| RH Horsham | £350,000 | 1.8% | 11% | 4% |
| GU Guildford | £365,000 | 1.1% | 10% | 2% |
| DD Dundee | £95,000 | -1.8% | 13% | 14% |
| SR Sunderland | £104,950 | -4.2% | 21% | 17% |
| TS Teesside | £80,000 | -4.3% | 15% | 18% |
The rows that do not support the story
Dundee (DD), Sunderland (SR), Teesside (TS) all show listings sitting slightly above their comparable median: 1.8%, 4.2%, 4.3% above respectively. They are cheap on price and not cheap on evidence, and their stacking rates (14%, 17%, 18%) are ordinary. A table that left them out would read better and be worth less. The point of measuring is to find out where the discount is real, and in these three areas, at the median, it is not.
The other thing the table shows is that the two measures are not the same. Birmingham (B) has a modest median discount of 2.8% and stacks at 23%, more than Coventry (CV) at 4.9% and 14%. Whether a deal stacks depends on the refurbishment, the rent and the end value as much as on the price, and the price is the only one of those a listing tells you.
How these figures are produced
Each listing's price is compared with the median of its matched sold comparables from HM Land Registry data; the how-many-stack figure comes from the full appraisal of every property in the area. The national version of the same measurement, with the definitions, is on how much below-market stock is actually out there, and the thresholds a deal has to clear are in the verdict methodology.
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
- These are the areas PropDetect users chose to search. An area missing from the table had fewer than 40 analysed properties, which says something about our users and nothing about that area.
- Within an area the stock analysed is the stock investors thought worth checking, which likely overstates the discount and the stacking rate relative to everything listed there.
- Median discount is to the sold comparable median, not to a valuation of each house. The comparables are evidence, not a verdict.
- Figures are as of 13 September 2026 and are refreshed from the committed query, never edited by hand.
Common questions
Which UK areas have the most below market value property?
Among 12 postcode areas with at least 40 properties analysed by PropDetect, Glasgow (G) stands out: listings sit a median 25% below their sold comparables, 63% are 20% or more below, and 56% actually stack once modelled. Nottingham (NG) follows at a median 12.1% below with 20% stacking, and Newcastle (NE) at 8.1% with 31%. These reflect where PropDetect users chose to search, not a survey of the UK. Measured 13 September 2026.
Where is the cheapest area to invest in UK property?
Cheap and worth buying are different questions. On median asking price the cheapest areas in this table are Teesside (TS) at £80,000 and Glasgow (G) at £85,000. On whether deals actually stack, Glasgow leads at 56%, while Teesside listings sit a median 4.3% ABOVE their comparables and 18% stack. Price alone does not tell you which.
Do expensive areas ever produce deals that stack?
Rarely, in this sample. Guildford (GU), with a median asking price of £365,000, sits a median 1.1% below its comparables and only 2% of analysed properties stack. Horsham (RH), median asking £350,000, manages 4%. Glasgow at 56% against Guildford at 2% is the sharpest contrast in the dataset.
Are these areas representative of the UK market?
No, and the page says so plainly. They are the postcode areas where PropDetect users chose to search and analyse at least 40 properties each. They describe investor interest in those places, not the market as a whole, and areas outside the table are absent because too few properties were analysed there, not because nothing is happening.
More from the same base
- What a refurb actually costs, room by room
- Refurb cost by UK region, per square foot
- How much below-market stock is actually out there
- 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.
An area rate tells you the odds. Only the appraisal tells you about the house. 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.