Evidence first. Every number traceable.
Threshold turns official UK open data into a one-pin site appraisal, so the people making the biggest decision in any scheme, what to pay for the land, can make it on evidence rather than instinct.
Who we are
Threshold is built and run by James Hayes Consulting, a UK consultancy. It is founder-led and independent: no data resellers, no advertising, no selling of user information. The product exists because appraising sites the traditional way is slow and expensive, and because the public data to do it properly already exists, it just needed joining together and putting on a map.
What Threshold does
- Threshold for Land: residential new-build appraisal. Drop a pin and get comparables, a £/sqft ground-pricing map, price prediction by house type, local sales rates, and a residual maximum land bid, from roughly 4.6 million sold records.
- Threshold Care: care home and later-living appraisal. The over-85 demand in a catchment, every competing CQC-registered home and its rating, the bed-supply gap against the national rate, demand growth to 2043, and the land bid a care scheme supports.
- Free public data: we publish large parts of the underlying analysis openly, £/sqft by area, care demand by local authority, care demand by town, our research, and a library of developer guides.
Where every number comes from
Threshold uses only named, official, publicly documented sources, under the Open Government Licence:
- HM Land Registry Price Paid Data
- Every recorded residential sale in England & Wales, the price evidence.
- EPC Register
- Floor areas for the homes behind those sales, which is what makes true £/sqft possible.
- UK House Price Index (ONS/HMLR)
- Used to index historic sales to today's market, so old evidence is compared honestly.
- CQC HSCA Active Locations
- Every registered care home in England: beds, nursing and dementia registration, and latest inspection rating.
- ONS population data & 2022-based projections
- Small-area population by age, and how the 85+ population is projected to change to 2043.
How we work
- Show the workings. Every headline number sits on a table of the underlying evidence you can inspect.
- Say when the evidence is thin. Estimates carry confidence scores, and where a catchment is too small to judge, we say "insufficient evidence" rather than guessing.
- Benchmarks are computed, not assumed. Figures like the national rate of care beds per 100 residents aged 85+ are calculated from the live data each refresh.
- Estimates, not valuations. Threshold sharpens judgement and screening. It is not a RICS valuation and does not replace professional advice on a transaction.
Contact
Email sales@threshold-map.com. Sales, support, data questions and press all land with a person, not a ticket queue. Journalists: our research page has citable findings, and we can usually turn a bespoke local analysis around same-day.