Hometrack and Rightmove both sit near the top of the UK property data market, but their routes into data services could hardly be more different. Hometrack grew up as an AVM provider for mortgage lenders. Rightmove grew up as the country's dominant property portal and has been building a data division on the back of 25 years of listing and consumer search behaviour.
For procurement and data teams, the question is not which company is bigger or better known. It is which dataset actually solves the problem you have. This comparison walks through where each platform is strongest, where the gaps are, and what alternatives exist for the bits neither covers well.
Who is Hometrack?
Hometrack was founded in 1999 and now sits within the Houseful group, alongside Zoopla, Alto, and Primelocation. Silver Lake Partners owns the group after acquiring ZPG for roughly £2.2 billion in 2018. The company's flagship product is its Automated Valuation Model - used by 18 of the top 20 UK mortgage lenders and accredited by all three major rating agencies (Moody's, S&P, Fitch) for RMBS purposes. It handles north of 50 million automated valuations annually.
Hometrack also operates the Property Risk Hub, a cloud-native decisioning engine that wraps the AVM in configurable business rules, surveyor allocation, case management, and climate risk insights. The broader Houseful Data Services division draws on Zoopla's 200-million-plus data points to offer market intelligence, comparables, and pricing analysis.
Who is Rightmove?
Rightmove is the UK's largest property portal, listed on the FTSE 100 with a market cap of roughly £4.4 billion. It attracts 4.1 million unique visitors daily and accounts for over 80 percent of all time spent on UK property portals. Revenue hit £389.9 million in 2024, with operating margins around 70 percent - an extraordinarily profitable platform business.
The Data Services division sits alongside the core advertising business and includes a Market Intelligence Centre, an AVM processing over 400,000 valuations per month, a Surveyors Comparable Tool used 200,000-plus times monthly, and Property Risk Alerts for lending decisioning. Rightmove also offers bespoke data analysis, a Development Insight Report for housebuilders, and a growing Commercial Insights Tracker. In late 2025, it signed a multi-year partnership with Google Cloud to deploy Vertex AI and Gemini across its products.
Automated valuations
Both platforms run AVMs, though their data inputs and use cases differ. Hometrack's model draws on Zoopla listing data, Land Registry transactions, and its own proprietary property database, refined through 20-plus years of continuous operation. It carries formal rating-agency accreditations - a hard requirement for RMBS issuance. The recent "Adjustment Model" enhancement uses machine learning and past valuations to improve accuracy.
Rightmove's AVM benefits from something no other provider can offer: real-time asking prices, demand signals (enquiries, search patterns), and time-on-market data from the UK's dominant search platform. At 400,000-plus valuations per month, the scale is substantial. However, it does not appear to carry the same formal rating-agency accreditations as Hometrack, which may limit its applicability in securitisation contexts.
For regulated mortgage lending and RMBS, Hometrack's AVM is the safer choice. For market-facing valuations that incorporate live demand signals, Rightmove has a distinct edge.
Market intelligence and demand data
This is where Rightmove genuinely separates itself. No other UK data provider can tell you how many people searched for three-bedroom houses in a specific postcode last week, how many enquiries a listing received before going under offer, or whether asking prices in an area are trending upward before Land Registry data catches up. The 25 years of continuous listing history, 16.4 billion minutes of annual user engagement, and 2.3 billion site visits create a forward-looking demand dataset that registry-based providers simply cannot replicate.
Hometrack, through its Zoopla integration, has access to a subset of similar signals - but Zoopla holds a smaller share of the market than Rightmove. The Zoopla House Price Index and supply-demand analytics are credible, but they draw from a narrower base.
If your use case requires understanding market sentiment, pricing direction, or local demand dynamics before they show up in transaction records, Rightmove is the stronger source. If you need that intelligence embedded in a lending decisioning workflow, Hometrack packages it more effectively.
Property risk and environmental data
Hometrack's Climate Change Insights engine covers flood, subsidence, coastal erosion, and energy efficiency - integrated directly into the Property Risk Hub. The partnership with Twinn extends into climate solutions for specific lender use cases (Leeds Building Society being a named example).
Rightmove's Property Risk Alerts flag environmental hazards (HS2, fracking, subsidence, flood), lending criteria risks (new build, floor area, year built), and market risks (price outliers, HPI volatility). All parameters are customisable to client risk profiles. However, these alerts are designed for supplementary flagging rather than comprehensive environmental risk modelling.
Neither platform offers deep, structured climate risk scoring at the level that specialist providers deliver. Hometrack is ahead on integrating what it does have into lending workflows, while Rightmove's approach is more of a screening layer.
Surveying tools and workflow integration
Hometrack's Property Risk Hub is a full workflow platform - case management, surveyor allocation, business rules configuration, and automated method selection (desktop vs physical valuation). It sits at the centre of mortgage origination for most major UK lenders.
Rightmove's Surveyors Comparable Tool is narrower in scope but deeply embedded. At 200,000-plus monthly uses, it is a standard part of many surveyors' workflows. Rightcheck, its built-in valuation-versus-AVM comparison, automatically flags discrepancies. The integration with Surventrix auto-maps comparables into valuation reports.
These products are complementary rather than competitive. Many organisations use both.
Pricing and access
Neither platform publishes transparent pricing for data services. Both require enterprise sales engagements with bespoke contracts. Hometrack's contracts tend to be structured around lending volume and product bundles. Rightmove's pricing is negotiated per client across platform access, API calls, and portfolio batch sizes.
For smaller organisations, proptech firms, or developers wanting quick API access to property data, neither Hometrack nor Rightmove offers a self-serve route in. Both are built for enterprise buyers with procurement teams and annual budget cycles.
Where Hometrack is stronger
Hometrack wins when regulated mortgage lending is the primary use case. The triple rating-agency accreditation of its AVM is a hard requirement for RMBS and capital modelling. The Property Risk Hub provides workflow automation that extends far beyond data delivery into decisioning, case management, and surveyor coordination. For mortgage lenders already embedded in the Houseful ecosystem (Zoopla, Alto), Hometrack is the natural data partner.
Where Rightmove is stronger
Rightmove wins on demand-side intelligence. Its dataset of consumer search behaviour, enquiry patterns, asking price movements, and time-on-market is genuinely unique. The 25-year listing archive and 80-percent-plus share of UK property search time create a data moat that no competitor - including Hometrack - can replicate. For investors, consultants, developers, and analysts who need forward-looking market signals, Rightmove's Market Intelligence Centre and bespoke analysis services are hard to match.
The Surveyors Comparable Tool, while narrower than Hometrack's Property Risk Hub, is more widely embedded in day-to-day surveying workflows.
Where Chimnie fits in
Both Hometrack and Rightmove are enterprise platforms focused on market signals, valuations, and workflow tools. Where they are weaker is in granular, property-level attribute data - the physical characteristics, environmental risk layers, rebuild costs, and planning history that underpin insurance, compliance, and enrichment use cases.
Chimnie covers over 35 million UK properties with more than 500 attributes per address. That is a fundamentally different data layer from what either Hometrack or Rightmove provides. The platform includes a free AVM with calibrated confidence intervals, rebuild cost estimates, outbuildings mapped separately from the main dwelling, and risk scoring across dozens of environmental and socio-economic factors.
Chimnie is also completing two years of national planning permission ingestion, launching imminently - structured planning data at a depth that neither Hometrack nor Rightmove offers. For insurance underwriting, property compliance, or any workflow that needs to know what a building actually looks like today rather than what it last sold for, this matters.
Pricing is published and transparent: residential lookups from £0.05 to £0.15 per property, commercial data at £0.45 per property on a pay-as-you-go basis with volume discounts. API-first onboarding means you can be testing data quality within hours, not months. Over 150,000 consumer users on the chimnie.co.uk research platform continuously validate the underlying data.
For teams evaluating Hometrack or Rightmove and finding gaps in property-level depth, pricing transparency, or speed of access, a free trial is the fastest way to benchmark Chimnie's output against your requirements.
Conclusion
Hometrack and Rightmove are both formidable in their respective lanes. Hometrack dominates mortgage origination through its accredited AVM and decisioning platform. Rightmove dominates market intelligence through its unmatched consumer data and listing history. Many organisations will use both.
What neither provides well is deep, property-level attribute data at transparent pricing with self-serve access. For the use cases that sit outside mortgage decisioning and market analytics - insurance enrichment, compliance, rebuild costs, planning data, commercial lookups - Chimnie fills the gap that both incumbents leave open.
