Solving house buying angst

For the past nine months, we have been house hunting.

In the current market, it is a bore. Not enough housing stock being the biggest issues. But the biggest problem in my book is the asymmetry of information between buyer and seller. Fundamentally we are intermediated by the estate agent who holds his cards close to his chest. He is the one who understands the market and the motivations or buyers and sellers. Yet he is also the best source of information for buyers (or has been)–but he is commissioned by the seller to get the best prices. (Actually, the commission structure is rubbish too. A typical salesman will make less than £100 on every extra £10k he gets on a house, so his incentive is velocity.)

The Net isn’t helping buyers or sellers as much as it could either.

There is no Zillow in the UK, instead a raft of disaggregated aggregators
all competing 1.0 style. Worse, many estate agents aren’t represented
by these four–and some estate agents seem to put only a small
selection of stock on these sites.

The estate agents are also effectively re-intermediating by keeping
in touch with serious buyers and offering us looks into homes early. "It’s not on the website yet" is a sure-fire way for a prospective buyer to make time today.

In short–the Internet home buying experience is broken–in the UK
at least. In order to find homes you need to search a minimum of four
websites, if not more. Each of which has a different user experience
and search vernacular. And each frequently shows outdated housing
stock. And in a time when homes are placed with multiple agents it
isn’t uncommon to see five or ten entries for the same property.

The obvious solution to all this is some kind of meta-aggregator.
The problem is that your only entry point is via scraping and
rebuilding the databases of the ‘big four’. And if you did that (and if
they didn’t get indignant, legal and IP-banning on you), you’d still
have a business you couldn’t easily export globally.

There is some comfort.

The most obvious is NetHousePrices which provides you the price of that houses last sold for. This  can be highly relevant in busy urban streets.
Couple that with estate agents estimates of property area (often
exaggerated by 10%), you can quickly get the property developers
£/square foot rule-of-thumb which can help in negotiations.

Two other less obvious but rich sources are:

  • The Land Registry
    which will provide you with title deed searches which in turn tells you
    the name of the owners and their mortgagor. If you Google the owners
    name, you can pick up a ton of information about them which can be
    useful when it comes to negotiating or (in a sellers market) creating
    those empathetic connections that might set you above other buyers. If
    you have an owner who is a company director–and quick search of
    will tell you–then you’re able to create even more transparency for
    your most important purchase. (Bizarrely, the LandRegistry database is
    only available during weekdays–are there people manning the HTTP
  • The final–and richest seam–is HomeTrack.
    HomeTrack provides a valuation on your home based on local sales and
    other comparables. HomeTrack is now used extensively by mortgage
    companies for valuations. The HT report provides an estimated valuation
    of the target property and then tons of data on recent local pricing,
    the activity of the housing market, conveyancing times in that area,
    average viewings per sale, market demand for estate agents–pretty much
    everything you need tounderstand a desired market. The valuation is the
    kicker, particularly if the owners are asking a bit too much. (HT does
    charge £20 per report.)

Clearly there is some kind of opportunity in this space–the housing
market in the UK is broken. Highly fragemented, a regressive tax
regime, a market where buyers rely on the sellers’ agents for market
information, where sellers’ agents aren’t incented to get the best
price: totally insane, in other words.

Fixing it isn’t a pure Web solution, although the new databases like
HomeTrack, LandRegistry and NHP are helping to address the information
problems. All of this is still very much first generation.The second
generation is still waiting in the wings somewhere.

One Comment

  1. Posted July 31, 2006 at 10:35 am | Permalink

    Hi Azeem,

    great overview of the current state of affairs in UK property valuation data.

    Here at Nestoria we’re hard at work on building a second generation UK property search engine.

    I’d be grateful if you could take a few minutes and have a look at our site and see how you think we compare. We only launched a few weeks ago so there’s still a lot to do, but we do think we’re taking a bit of a different approach to finding property.

    Would love to get your opinion.

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