10 Things to Check Before Buying a Property

Buying a property is one of the biggest financial decisions you will ever make. Yet many buyers rely solely on an estate agent's description and a quick viewing before making an offer. Here are ten things you should check before committing.

1. Flood risk

Around 5.2 million properties in England are at risk of flooding. Check the Environment Agency's flood maps for river, surface water, and reservoir risk. A property in a high-risk area may face higher insurance premiums and difficulty selling in the future. You can use our free flood risk checker for a quick look.

2. EPC rating

An Energy Performance Certificate rates a property from A (most efficient) to G (least efficient). From 2028, rental properties in England and Wales will need a minimum rating of C. A poor EPC rating means higher energy bills and potential costs to upgrade insulation, windows, or heating. Check it with our free EPC checker.

3. Planning history

Check what planning applications have been submitted nearby. A neighbour's approved extension could block your light. A proposed development down the road could increase traffic or change the character of the area. Your local council's planning portal is the best source.

4. Crime statistics

Police UK publishes street-level crime data monthly. Look at the types of crime in the area, not just the total numbers. Anti-social behaviour and vehicle crime are different concerns to violent crime. Try our free crime checker for a quick snapshot.

5. School catchment areas

Even if you don't have children, nearby school quality affects property values. Check Ofsted ratings for local primaries and secondaries. Properties in catchment areas for outstanding schools typically command a premium of 5-10%.

6. Listed building and conservation area status

A listed building comes with strict rules on what you can change — even internal alterations may need consent. Conservation areas restrict the materials, colours, and types of changes permitted. These designations can add charm but also cost.

7. Price history and comparable sales

HM Land Registry records every property sale in England and Wales since 1995. Check what the property last sold for and compare it to similar homes nearby. This helps you understand whether the asking price is fair.

8. Broadband and mobile coverage

Working from home is now the norm for many. Check Ofcom's coverage checker for available broadband speeds and mobile signal. Some rural areas still lack reliable superfast broadband.

9. Ground rent and service charges (leasehold)

If the property is leasehold, check the ground rent, service charges, and lease length. A lease under 80 years can be expensive to extend. Doubling ground rent clauses can make a property unmortgageable.

10. Local area and transport links

Walk the area at different times of day. Check public transport links on Google Maps or Citymapper. Look for planned infrastructure projects (like HS2 or Crossrail 2) that could affect the area positively or negatively.