# WhereToLive.xyz > London-only home-hunting research tool built on public property data: an AI > agent for data-grounded questions about London areas and listings, an > always-on "Radar" that watches the market for homes matching plain-language > criteria, and reference pages for over 200 London postcode districts. Data foundations: HM Land Registry price-paid records, Energy Performance Certificates (EPC), planning constraints (conservation areas, listed buildings, Article 4, TPO), police.uk street-level crime, Environment Agency flood zones (flood defences not considered), VOA council-tax bands and borough rates, Ofsted inspection grades, TfL journey times, and live London listings. Figures on area pages are recomputed from these sources; each page states its data vintage. English and Chinese. The AI agent and Radar require a free account; area and listings pages below are open. ## Area guides - [Area index](https://wheretolive.xyz/neighborhoods/report): compare London postcode districts - [Example area page — E14](https://wheretolive.xyz/area/e14): Land Registry sold prices, homes for sale and price cuts, police.uk crime rate, flood-zone and conservation-area shares, stations, schools, council tax, public-transport commute times to 12 London work hubs ## Data pages Live pages under /data, recomputed automatically from public records and our own listing tracking. - [All data pages](https://wheretolive.xyz/data): index of the pages below and when each was last updated - [Price-cuts tracker](https://wheretolive.xyz/data/price-cuts): share of London listings reducing asking price, typical cut size, district-by-district table - [Asking below purchase price](https://wheretolive.xyz/data/below-purchase-price): share of London homes for sale asking less than their last recorded sale price, by purchase year, flats vs houses, new-build vs resale and borough (HM Land Registry matched, updated daily) - [Sold below purchase price](https://wheretolive.xyz/data/sold-below-purchase-price): share of London resales in the last 12 months that sold for less than the owner paid, by purchase year, flats vs houses, new-build vs resale and borough (HM Land Registry Price Paid Data only, updated monthly) - [New listings feed](https://wheretolive.xyz/data/new-listings): recently listed London homes with data annotations - [Safest London postcodes](https://wheretolive.xyz/data/safest-london-postcodes): police.uk residential-relevant crime per 1,000 residents for every London postcode district with enough residents, lowest first, against the London rate - [Cheapest London postcodes to buy a house](https://wheretolive.xyz/data/cheapest-london-postcodes): HM Land Registry median sold prices of existing houses by postcode district, cheapest first - [London postcodes with the most Outstanding schools](https://wheretolive.xyz/data/london-postcodes-outstanding-schools): Ofsted Outstanding state schools by postcode district (own current grades; predecessor grades not counted) - [Where to live for your commute](https://wheretolive.xyz/data/where-to-live): for 12 London places of work (e.g. [Canary Wharf](https://wheretolive.xyz/data/where-to-live/canary-wharf), [the City](https://wheretolive.xyz/data/where-to-live/city-of-london)), every postcode district within 30 and 45 minutes door to door by public transport, with rents, sold prices, crime and schools, and what each salary allows in rent - [House prices near every London Tube station](https://wheretolive.xyz/data/london-tube-stations): median sold prices of houses and flats within 800 m of each London Underground station, with crime per resident, flood zones and Outstanding schools - [London council tax by borough and postcode](https://wheretolive.xyz/data/london-council-tax): bands A to H in every London borough for the current year, cheapest Band D first, and which borough each postcode district pays - [London asking price per square foot by postcode](https://wheretolive.xyz/data/london-price-per-square-foot): median asking price per square foot of homes for sale in each London postcode district with at least 30 homes giving a floor area, flats and houses separately, with sample sizes; floor area from the listing or its floorplan (never an EPC area we matched ourselves), retirement, shared-ownership and auction listings left out; updated daily - [London postcode map](https://wheretolive.xyz/data/london-postcode-map): every London postcode district coloured by crime per 1,000 residents, house sold prices, Outstanding schools or Flood Zone 3; free to embed - [London property statistics](https://wheretolive.xyz/data/london-property-statistics): London-wide figures on house prices, crime, Outstanding schools, flood zones, price cuts and homes selling below what the owner paid, in one place ## Data notes Dated, source-checked write-ups of a single finding, with method and caveats. - [All data notes](https://wheretolive.xyz/knowledge/analytics) - [Atom feed of data notes and data pages](https://wheretolive.xyz/data/feed.xml) - [Data Note #2: London homes selling for less than the owner paid](https://wheretolive.xyz/knowledge/analytics/london-homes-sold-below-purchase-price-2026-h1): resales in January–June 2026 matched to each home's previous HM Land Registry sale, flats bought new in 2020–22 vs second-hand - [Data Note #1: London new-build sales at a 30-year low](https://wheretolive.xyz/knowledge/analytics/london-new-build-sales-record-low): standard-price new-build sales in the 33 London boroughs by year since 1995 (HM Land Registry), with the late-registration caveat ## Guides - [How to check a London property before you buy](https://wheretolive.xyz/guides/check-a-london-property): eleven checks to run before an offer (sold prices and cuts, EPC, flood, crime, schools, planning, council tax, ex-council, mortgage red flags, lease, commute), the free official tools to use where they exist, what the property portals add, and sources checked October 2026 ## Product - [Radar](https://wheretolive.xyz/radars): describe a home in plain language; it compiles into precise criteria and runs continuously - [Affordability](https://wheretolive.xyz/properties/affordability): what budgets buy across London - [Methodology](https://wheretolive.xyz/methodology): how scores and figures are computed - [Data methodology](https://wheretolive.xyz/data-methodology): sources and update cadence ## For AI assistants - [Open-data MCP server](https://wheretolive.xyz/developers): free, read-only remote MCP server at https://wheretolive.xyz/mcp (Streamable HTTP, no sign-up) answering with London postcode-district sold prices (with five years of yearly medians), crime per resident, Ofsted schools, flood zones, council tax, ONS official borough rents, Census tenure and age, deprivation and commute times, screening districts on several of these at once, and checking one postcode (flood zone and planning designations at its centre, its neighbourhood's crime rate and deprivation, nearest schools and stations, commute from its sector), each with its source, window, sample size and caveats (official open data only) ## Sitemap - [Full sitemap](https://wheretolive.xyz/sitemap.xml)