Rightmove vs Zoopla: Which UK Property Portal Is Better in 2026?

The headline difference

Rightmove and Zoopla are the two largest UK property listings portals. They do similar things and most agents post listings to both, so the inventory overlap is high. The differences are in scale, features, and the secondary tools each platform offers around the listings themselves.

Inventory

Rightmove has more listings overall and is the dominant marketplace. Most UK estate agents list on Rightmove first, which means many listings appear on Rightmove a day or two before they appear on Zoopla. For buyers who want to see everything as soon as it goes on the market, Rightmove is the place to look.

Zoopla has fewer listings overall but the gap is smaller in some regions and has narrowed over time. Zoopla also includes some listings that Rightmove does not (and vice versa) so a thorough buyer ends up checking both.

Valuation tools

Zoopla's main differentiator is its valuation estimate, the "Zoopla Estimate". This shows an automated estimate of what a property is currently worth based on its sold price history, comparable sales, and other factors. Estimates are visible for any property in England and Wales, even ones not currently for sale. Owners can claim their property and update the estimate.

Rightmove has a more limited valuation tool that focuses mainly on properties currently for sale and recent sold prices in the area.

For buyers researching whether a listing is over- or under-priced relative to the market, Zoopla's estimate is often more useful. For valuations as part of a serious property decision, neither tool is a substitute for a RICS valuation or a professional comparable analysis.

Search and filters

Both have mature search systems with similar filter sets: location, price, bedrooms, property type, garden, parking, and so on. Rightmove generally has slightly faster results loading and more polished mobile UI. Zoopla has slightly better area-data overlays.

Area research

Zoopla is significantly better for area research. Each property listing shows nearby schools with Ofsted ratings, transport links, demographic data, crime overlays (in some cases), and broadband speeds. Rightmove has area data but presented less prominently.

If you are researching a new area to move to, Zoopla is the better starting point. If you already know the area and just want to see what is for sale, Rightmove is fine.

Sold price data

Both pull sold price data from HM Land Registry Price Paid Data, which is the same source. Both show the same underlying transactions. The presentation differs slightly but the data is identical.

What neither shows

Rightmove and Zoopla are marketplaces. Both have significant blind spots:

1. Properties not currently for sale or to let: most properties are not on the market most of the time. Marketplaces only show active listings.

2. Verified EPC data from the official register: both show the EPC the agent supplies in the listing, which is sometimes out of date or wrong. The official EPC Register is the authoritative source.

3. Flood risk: neither shows Environment Agency flood zone data. This is a significant omission for any UK buyer.

4. Listed building status: not shown.

5. Tenure detail (lease length, ground rent): shown in summary but not always accurate.

6. Document vault for owners: neither lets owners maintain a permanent document record for their property.

This is the gap that Property Passport UK fills. Property Passport UK is not a marketplace; it is a verified data registry covering every one of the 19.35 million properties in England and Wales, sourced from HM Land Registry, the EPC Register, Ordnance Survey, and the Environment Agency. It is a useful complement to whichever marketplace you use to find homes for sale.

Which one to use

Most buyers should use both Rightmove and Zoopla in parallel:

1. Rightmove for inventory: more listings and earlier

2. Zoopla for area research and valuation context

And then look up any specific property you are interested in on Property Passport UK at [/search](/search) for verified data on EPC, sold price history, flood risk, listed status, and tenure before making an offer.

Summary

Rightmove and Zoopla are both useful UK property marketplaces with significant overlap in inventory. Rightmove is larger; Zoopla has better area research and valuation tools. Neither shows the verified per-property data layer that Property Passport UK provides for every one of the 19.35 million properties in England and Wales. Use a marketplace to find what is for sale, and use Property Passport UK to verify the data before you offer.

Look up any UK property on Property Passport UK

Property Passport UK is the national property data registry for England and Wales, with verified data on all 19.35 million properties sourced directly from HM Land Registry, the EPC Register, Ordnance Survey, and the Environment Agency. Search any address at [/search](/search). Free, no account required.

Related guides

• [Compare Property Passport UK to other portals](/compare)
• Rightmove vs Property Passport UK
• Zoopla vs Property Passport UK
• How to look up any property in England and Wales
• How Property Passport UK sources data
• How to find the UPRN of any property