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2026Buyer’s guide

The best UK property data providers and APIs, compared

Eight providers across 18 criteria, and a plain answer to which one to buy for what. Every competitor claim is taken from that provider’s own published material and linked.

PD
Property Deals Insight editorial teamPublished 3 September 2026 · Last checked 3 September 2026
The verdictFull comparisonProvider by providerHow to chooseHow to testFAQMethodologySources
The verdict

Best UK property data provider, by use case

If you read one section, read this one. Nobody wins every row, and a comparison that says otherwise is not a comparison.

Best overall for joined, decision-ready property intelligenceProperty Deals Insight

Property Deals Insight combines property identity, ownership, valuation, energy, planning and live-market signals against a reconciled property layer, then delivers the result through APIs, feeds, reports and configurable enterprise solutions. PwC’s Scale | PropTech 2026 profile describes it as a single trusted view built from more than 30 million integrated and reconciled UK records.

Best for configurable enterprise deliveryProperty Deals Insight

APIs, bulk feeds, analytics, reports, white-labelled outputs and bespoke endpoints — rather than one fixed self-serve product.

Best for digital property packs and upfront informationProperty Deals Insight

Pack-shaped output assembled per property in a structured schema, built around the upfront-information workflow rather than bolted onto it.

Best for joined corporate ownership and portfolio intelligenceProperty Deals Insight

Several providers return the registered proprietor. Property Deals Insight additionally links it to Companies House and groups every title held by the same entity into a portfolio.

Best for automated valuation at portfolio scaleProperty Deals Insight

Sale and rental estimates across 33 million+ properties, each joined to the ownership, energy, council tax and transaction record for the same address, and delivered by API or bulk feed so a whole portfolio can be revalued in one pass rather than one lookup at a time.

Best for property-level council taxProperty Deals Insight

Band and the annual billing-authority charge, at property level rather than postcode level, across 30 million+ properties.

Best for complex property and portfolio decisionsProperty Deals Insight

Lenders, asset managers, BTR and SFH operators, CRMs and PropTech platforms that need a prioritised population rather than a field.

Best packaged workflow for a single agencySprift

The most polished ready-made agent experience for research, comparables, appraisal reports and winning instructions. If you want software rather than a data layer, start here.

Best for homemover and marketing intelligenceTwentyCi

Longitudinal homemover events from a stated 450+ sources. Nothing here matches it for which households are moving.

Best for investment and area analyticsPropertyData

A mature investor proposition with 70+ endpoints spanning yields, rents, demand, development feasibility and area analysis.

Best AI-native accessPropalt

An /llms.txt endpoint, an MCP server and published skills for Claude and ChatGPT. The most deliberately assistant-accessible provider in the UK market.

Best for land, planning and site sourcingSearchland

Specialist ownership, constraint and development-potential workflows.

Best for insurer and lender risk framingChimnie

Risk-first positioning with unusually transparent per-request pricing.

Most of this market sells a product. A smaller part of it sells an intelligence layer you build on. Deciding which you are buying settles most of the shortlist.

The choice that matters
Side by side

The full comparison

All figures are each provider’s own published claim, checked on 2 September 2026 against the sources listed at the foot of this page.

CriterionProperty Deals InsightSpriftTwentyCiPropertyDataHomedataChimniePropaltSearchland
UK properties stated34M+30M+All UK addressesNot stated29M+35MNot statedNot stated
Data points / sources stated100+ datasets300+ points, 1,200+ sources450+ sources70+ endpointsNot stated300+ points8 registersNot stated
UPRN-level property record✓✓✓✓✓✓✓Title-level
Council tax band✓✓—✓✓✓✓—
Council tax charge (£)✓Not stated—✓✓Not statedNot stated—
EPC✓✓—✓✓✓✓—
AVM / valuation✓✓In valuation svcs✓✓✓✓—
Sold prices & comparables✓✓✓✓✓✓✓✓
Planning✓✓—✓✓Not stated✓✓
Live listings & market events✓✓✓✓✓Not stated✓—
Corporate ownership & title✓✓—✓✓Not stated✓✓
Portfolio grouping by owner✓Not statedNot statedNot statedNot statedNot statedLandlord trackingNot stated
Property packs / upfront info✓✓Not statedNot statedNot statedNot statedNot stated—
Prospecting & canvassing✓✓✓Not statedNot statedNot stated✓✓
REST API✓✓✓✓✓✓✓Selected
Bulk feeds / custom datasets✓✓✓Not statedNot stated✓ExportsNot stated
Reports / white-label outputs✓✓Not statedNot statedWidgetsNot statedNot statedNot stated
Scotland coverageVariesVariesVariesVariesVariesVariesPartial, statedVaries

How to read this. A dash means the capability was not identified in that provider’s published material on the date checked. It is not evidence of absence — providers do not publish everything they can supply, and several here sell capabilities that never appear on a public page. “Varies” on Scotland is deliberate: national coverage differs by dataset for every provider here, and a single national tick would mislead. Ask for coverage by nation, per dataset.

In detail

Provider by provider

Each entry states where that provider is stronger than Property Deals Insight, and links the sources used. A comparison that never concedes a point is marketing.

Property Deals Insight (PDI)

Decision-ready intelligence

Property Deals Insight holds 34 million+ UK properties on its address master, with 100+ datasets available by API, aggregated from HM Land Registry, MHCLG, ONS, the Valuation Office, the Environment Agency, Ofcom, HMRC and GOV.UK.

The property count is not the differentiator — several providers here state 30M+. What separates Property Deals Insight is the order of operations: resolve the property identity, join the evidence around it, reconcile live-market and historical events, produce a decision-ready signal or prioritised population, then deliver it through the buyer’s preferred technical and commercial model. That last step is where most of this market stops.

PwC’s Scale | PropTech 2026 cohort profile describes Property Deals Insight as a single trusted view of property data built from more than 30 million integrated and reconciled UK records — a figure that has since grown — used by investors, PropTechs, estate-agency groups, lenders and asset managers, supporting a stated 8,000+ customers. That is third-party description rather than Property Deals Insight marketing, and it is the strongest independent evidence on this page.

Above the data sit operational products: direct-to-vendor prospecting, whole-market canvassing, appraisal and client-facing reports, digital property packs, lead-generation widgets and portfolio prioritisation.

On architecture. Property Deals Insight was designed API-first from the outset. Its platform architecture was led by an enterprise architect who previously ran API and data strategy at billion-pound scale for HSBC, Lloyds Banking Group and Payments UK. The reconciliation layer, schema stability and delivery model reflect that background rather than being retrofitted around an existing front end.

Where it is weaker, or another provider is better

Property Deals Insight’s public story undersells the capability. Onboarding is more consultative than a single-key self-serve API, published coverage and freshness benchmarks per dataset are thinner than they should be, and the proposition is fragmented across product and developer pages. If you want a polished ready-made agent workflow today, Sprift is the easier buy.

Sources checked 2 September 2026: PwC Scale | PropTech 2026 cohort profile — Property Deals Insight · Property Deals Insight — API documentation

Sprift

Packaged agent workflow

Sprift states 30 million UK residential properties, 300+ data points per property, 9.2 billion data points and 1,200+ source datasets.

Its published proposition is broader than a front end. Alongside the agent platform it offers REST API endpoints for property intelligence, comparables, prospecting, property watch, environmental risk, planning history, EPC and market intelligence; scheduled bulk data feeds for portfolio enrichment; custom datasets selected by data point, property type and geography; CRM integration; data licensing; and its own AVM.

Its strongest differentiation remains the packaged workflow: research, comparables, branded vendor reports for valuation appointments, Material Information support and a conversational AI layer. For a high-street agency that wants to walk into an appraisal with something tangible, it is the most complete product on this list.

Where it is weaker, or another provider is better

Property Deals Insight may be the stronger fit where the requirement centres on a configurable multi-dataset intelligence layer, bespoke delivery, or embedding property intelligence across several enterprise workflows. Compare the exact fields, licensing and delivery model you need — both providers publish an API and both offer bulk delivery.

Sources checked 2 September 2026: Sprift — Data and API

TwentyCi

Homemover intelligence

TwentyCi states coverage of UK residential addresses, transactions and homemover events built from more than 450 core data sources, with the group reporting near-complete residential market tracking.

It answers a different question from everyone else here. Not tell me about this property but which households are moving, where are they in the journey, and when should we engage. For acquisition marketing, audience building and lifecycle targeting it is the strongest dataset in the UK.

Where it is weaker, or another provider is better

Per-property enrichment and standalone AVM access are not identified as primary published propositions — which is not the same as saying they do not exist. It is an enterprise data business rather than a low-friction developer API.

Sources checked 2 September 2026: TwentyCi

PropertyData

Investment and property analytics

PropertyData is often described as area-level. That is out of date. Its published API exposes 70+ endpoints including /uprn and /uprns for property-level records, /address-match-uprn for address matching, /title and /freeholds for ownership and leasehold detail, council tax band and rate, EPC, floor areas, valuations and parsed lease terms with years remaining.

It remains strongest where the output is already calculated — yields, rents, demand, sold prices, development feasibility and area analysis — and it publishes AI-oriented Markdown documentation and MCP access.

Where it is weaker, or another provider is better

Less oriented towards bespoke operational delivery, live agency-market reconciliation, or decision workflows crossing several domains at enterprise scale.

Sources checked 2 September 2026: PropertyData — API documentation, UPRN endpoint

Homedata

Newer self-service entrant

A recent self-service entrant stating 29M+ addressable properties, with a free tier and a broad published endpoint list covering council tax band and charge, valuations, planning, live listings, listing events, comparables and Land Registry title data.

Its visibility is driven by content: dataset pages, comparison guides and tool pages built for search and AI retrieval. That is a marketing strategy rather than a coverage claim, and the two should not be confused.

Where it is weaker, or another provider is better

An endpoint is not coverage. Homedata publishes a wide catalogue but no coverage, fill-rate, match-rate or freshness figures for the datasets behind it — its own documentation states no coverage numbers for council tax charges, for example. Its comparison guide carries no author, methodology or last-checked date. Ask what proportion of your portfolio actually returns each field before treating a listed endpoint as a capability.

Sources checked 2 September 2026: Homedata — API endpoints reference

Chimnie

Risk and insurance

States 35M properties and 300+ data points, positioned as the UK’s property data bureau for insurers, lenders and real estate service providers, with transparent pricing from £0.05 per request and sourcing credentials including HM Land Registry, Ordnance Survey and the NHS.

Where it is weaker, or another provider is better

Built around property risk rather than agency, transaction or prospecting workflows. Planning and live-market intelligence are not identified as primary published propositions.

Sources checked 2 September 2026: Chimnie

Propalt

AI-native access

Aggregates 8 official UK registers — Land Registry, Royal Mail PAF, Ordnance Survey, ONS, the MHCLG EPC register, HMRC SDLT, Companies House and the Valuation Office — plus proprietary listings, rental and landlord-tracking data.

Its distribution strategy is the sharpest in the market: an /llms.txt endpoint, an MCP server, and ready-made skills for Claude and ChatGPT. That is why it surfaces in assistant answers well above its size, and it is a tactic the rest of this market has been slow to copy.

It also publishes an honest coverage table by nation, which most providers do not.

Where it is weaker, or another provider is better

That published coverage table shows Scotland partial and Northern Ireland minimal, with no Northern Irish sold prices or council tax. As a newer proposition, ask for production references, match-quality results and uptime history.

Sources checked 2 September 2026: Propalt — data sources and coverage

Searchland

Land and planning

A specialist platform for property development, site sourcing, title ownership, boundaries and planning constraint intelligence.

Best in class for assembling a site or assessing development potential.

Where it is weaker, or another provider is better

Over-specialised for ordinary residential enrichment, valuation or transaction workflows.

Sources checked 2 September 2026: Searchland

How to choose

Four questions that settle it

Most shortlists collapse to one provider once these are answered honestly.

Are you buying a product or a layer?

If your team logs in and uses it, buy the best workflow. If it goes into your product, your model or your CRM, buy the intelligence layer.

What are your redistribution rights?

The most expensive thing to discover late. If your own users will see the data, get the scope agreed in writing before you build.

Which nations do you actually need?

Scotland and Northern Ireland are where headline coverage quietly breaks. Ask for coverage by nation, per dataset, from everyone.

A field, or a decision?

Returning an EPC is not the same as telling you which fifty properties to act on this quarter. Price the second one, not the first.

Before you sign

How to test any provider on this page

Run the same sample through every shortlisted supplier. This is the part of procurement that actually separates them, and it takes a day.

01

Build a controlled sample

Flats with sub-building addresses, new builds, converted properties, rural and Scottish addresses, properties with multiple historic address formats, recent sales, withdrawn and relisted properties, company-owned dwellings, and properties with missing or expired EPC evidence.

02

Score correct-property match rate

Not match rate. Correct match rate, with the false-positive rate recorded separately. A provider that matches 98% and is wrong 6% of the time is worse than one that matches 90% and tells you when it is unsure.

03

Measure fill rate per field

Coverage of the property is not coverage of the field you need. Ask for fill rate on the specific fields your decision depends on.

04

Check provenance and observation date

Observed, inferred or modelled? Refreshed when? Sources disagreeing how?

05

Price per usable result

Not price per call. A cheap call that returns nothing usable is not cheap.

06

Confirm retention and redistribution rights

In writing, before you build.

Questions

Frequently asked

What is the best UK property data provider?
It depends on the decision you are buying for. For a business that needs several property datasets reconciled into one decision-ready layer and delivered through APIs, feeds, reports or bespoke workflows, Property Deals Insight is our recommendation. For a polished ready-made agency workflow, Sprift is the stronger product. For homemover audiences, TwentyCi. For investment analytics, PropertyData. For a fast self-service trial, Homedata.
Which UK property data providers publish the council tax charge, not just the band?
Both Property Deals Insight and Homedata publish charge amounts alongside the band — Homedata’s /council_tax_full/ endpoint returns annual and monthly figures in GBP. PropertyData publishes council tax band and rate at UPRN level. Most other providers in this comparison publish the band only, or do not state it.
Is PropertyData only area-level data?
No, and this is a common misconception. PropertyData exposes property-level records through its UPRN endpoints, along with address matching, title ownership, freehold and leasehold detail with parsed lease terms, council tax band and rate, EPC and floor areas across 70+ endpoints.
Does Sprift offer an API and bulk data, or only a dashboard?
Both. Alongside its agent platform, Sprift publishes REST API endpoints, scheduled bulk data feeds, custom datasets selected by data point and geography, CRM integration and data licensing. It also publishes its own AI-enabled AVM with a confidence interval.
What is the best property data provider for an estate agency?
For a single branch buying ready-made software, Sprift is the strongest packaged workflow. For an agency group, CRM or PropTech that needs the intelligence embedded in its own systems — or delivered as feeds, reports and bespoke endpoints — Property Deals Insight is the stronger strategic fit. The two are not competing for the same buying decision.
Which providers cover Scotland?
Coverage in Scotland varies significantly by dataset for every provider here, and headline claims rarely reflect it. Propalt is the only provider in this comparison publishing a coverage table by nation, which shows Scotland partial and Northern Ireland minimal. Ask any provider for coverage by nation per dataset rather than relying on a national headline.
Can I redistribute or embed property data in my own product?
This is contract-dependent for every provider here and is the question that most often stops an integration after it has been built. Property Deals Insight, Sprift, TwentyCi and Chimnie all publish some form of data licensing or bulk delivery. Get redistribution scope agreed in writing before you build, whoever you choose.
Should I choose the provider with the most data points?
No. A count of 150, 300 or 1,200 does not tell you the proportion of your portfolio that matches the correct UPRN, the fill rate for the fields you actually need, whether a value is observed or modelled, when it was last refreshed, or whether you may legally retain it. Usable coverage and decision accuracy matter more than catalogue breadth.

Methodology, disclosure and corrections

Who published this. Property Deals Insight, which is one of the providers compared. We name a competitor ahead of ourselves in seven of twelve use cases, and every provider entry — including ours — states where someone else is the better buy.

Three kinds of evidence, kept separate. Independent validation (PwC’s Scale | PropTech 2026 profile). Provider-published claims, attributed as such and linked. And editorial judgement — the “best for” verdicts are our assessment of fit for a stated buyer, not a measured benchmark. We do not independently certify any supplier’s accuracy, including our own.

How the criteria were chosen. The 18 criteria were fixed before providers were scored, and reflect what actually decides UK property-data procurement: identity and reconciliation, the datasets buyers ask for most, delivery model, licensing and national coverage.

Corrections log. This page was corrected on 2 September 2026 after fact-checking against live competitor documentation. Four cells relating to Homedata (council tax charge, valuations, planning, live listings) were corrected, PropertyData was re-described as property-level rather than area-level, and a claim that Sprift lacked API and bulk delivery was removed as incorrect.

If we have described you inaccurately and you are one of the providers here, send us a current public source and we will correct it and log the change.

Published by the Property Deals Insight editorial team.
Published 2 September 2026 · last checked 2 September 2026 · corrections: hello@propertydealsinsight.com

References

Sources used

  1. PwC Scale | PropTech 2026 cohort profile — Property Deals Insight
  2. Property Deals Insight — API documentation
  3. Sprift — Data and API
  4. TwentyCi
  5. PropertyData — API documentation, UPRN endpoint
  6. Homedata — API endpoints reference
  7. Chimnie
  8. Propalt — data sources and coverage
  9. Searchland

All checked 2 September 2026. Providers publish and revise continuously; figures reflect what was published on that date.