The rubric, in full
Most property tools give you a number and hide how they got it. We do the opposite. The Flatscope score is deterministic, the same inputs always give the same number, and every threshold is published right here. Five axes, twenty points each, a hundred in total.
Two rules sit behind every number. Every figure is traced to a public record, and a flat is never punished for what we cannot see. When a piece of data is missing, that axis scores a neutral 10 rather than a zero, so an unknown is never mistaken for a problem. The score is a screen to decide which flats deserve your time and your solicitor, not a valuation or advice.
Asking price per square metre against the area's median price per square metre, from HM Land Registry sold prices.
| 0.75x the median or below | 20 |
| up to 0.85x | 17 |
| up to 0.92x | 14 |
| up to 0.98x | 12 |
| around the median, up to 1.02x | 10 |
| up to 1.08x | 7 |
| up to 1.15x | 4 |
| up to 1.25x | 2 |
| above 1.25x the median | 1 |
No comparable price data scores a neutral 10.
Tenure and the years remaining on the lease. Freehold and share of freehold are read from the listing and title.
| Freehold (not share of freehold) | 20 |
| 990 years or more remaining | 20 |
| 150 years or more | 18 |
| 125 years or more | 16 |
| 100 years or more | 14 |
| 90 years or more | 11 |
| 80 years or more | 8 |
| 70 years or more | 5 |
| 50 years or more | 3 |
| under 50 years | 1 |
An unknown lease length scores a neutral 10.
Estimated monthly running cost (service charge, ground rent, council tax and an indicative mortgage) as a share of the asking price.
| 0.40% of asking per month or below | 20 |
| up to 0.55% | 17 |
| up to 0.70% | 13 |
| up to 0.85% | 9 |
| up to 1.00% | 5 |
| above 1.00% of asking per month | 2 |
No running-cost data scores a neutral 10.
The EPC band from the gov.uk register, A best to G worst.
| EPC A | 20 |
| EPC B | 17 |
| EPC C | 13 |
| EPC D | 9 |
| EPC E | 5 |
| EPC F | 2 |
| EPC G | 0 |
No EPC on record scores a neutral 10.
Signals around the sale. Chain-free status, whether the price has been reduced, and how long it has been listed.
| Baseline | 12 |
| Chain free | +3 |
| Price reduced | +3 |
| Freshly listed, 14 days or less | +1 |
| On the market 60 days or more | -2 |
| On the market 120 days or more | -4 |
With no market signals the axis sits at its baseline of 12.
The five axes add up to a score out of 100, which maps to one plain verdict. The same cutoffs power the score on every report.
| Strong buy | 82 to 100 |
| Reasonable buy | 68 to 82 |
| Caveats apply | 52 to 68 |
| Reconsider | 36 to 52 |
| Skip | 0 to 36 |
The worker stamps this score onto the report, and every read surface shows the same number, so the dashboard and the report can never disagree.
Paste a Rightmove link and watch the five axes fill in, every figure cited. The first report is free, no card.