We’ve had our house valued at least once in the last five years, despite the fact we aren’t actually bothered about moving right now.
This might make you think, “Well isn’t that a waste of time for the valuer or estate agent?” but it’s actually not. They’re always interested in valuing a house to keep the bar stable for other houses in the area. They also probably just love to have a nosey around (don’t we all?).
Whether you’re thinking about selling, remortgaging, or simply curious about what your property is worth, getting your house valued is one of the most important steps you can take as a homeowner. But for many people, the process feels a little mysterious. Who do you ask? What does it involve? And what on earth do you do with the information once you have it?
Below, I’ve tried to include as much useful information as possible to help you out.
Why get your house valued?
There are plenty of reasons you might want to know the current market value of your home. Perhaps you’re considering selling and want to set the right asking price. Maybe you’re looking to remortgage and need to understand your loan-to-value ratio. Or perhaps you’re simply keeping an eye on how your investment is performing over time.
Whatever the reason, an accurate valuation can put you in a much stronger position, whether you’re negotiating with buyers, speaking to lenders, or planning your financial future.
It’s worth keeping an eye on the broader property market too, as national and regional trends will influence your own home’s value. You can stay up to date with the latest data and analysis on UK house prices to understand how the market is moving before you go into a valuation.
Who can value your home?
There are several routes to getting your property valued in the UK:
Estate agents
The best place to start if you want a free valuation is your local estate agents. Choose two or three reputable companies to come out and value your home.
The agents will assess your home based on recent sales of comparable properties in your area, current market conditions, and the specific features of your home. Keep in mind that some agents may inflate their estimates in order to win your business (a practice sometimes called “overvaluing”), so this is why I advise you get at least two or three valuations from different estate agents. The figures they give are best treated as a guide and not completely set in stone.
Chartered surveyors (RICS)
For a more formal and independent assessment, you can commission a valuation from a Royal Institution of Chartered Surveyors (RICS) registered surveyor.
This isn’t free BUT their valuation can be more accurate and more weighty, which can be beneficial if you need the valuation for legal or financial purposes, such as a divorce settlement, probate, or a Help to Buy equity loan redemption.
A property valuation from an independent party like an RICS surveyor is generally considered the most reliable and impartial option available to homeowners.
Online valuation tools
If you don’t want anyone coming to look around your property, you can get an estimated valuation from some sites like Rightmove and Zoopla. The key word here is estimated. It’s no where near as accurate as a valuation from a real person, but it can give you a ballpark figure at least.
The valuation these kinds of sites give you is based on historical sales data, Land Registry records, and local trends, but they aren’t based on the condition of your home, recent renovations, or the unique character of your street.
In fact, they usually give you two numbers that your house could fall between, such as £140k to £170k, or £300k to £340k. There’s quite a big discrepancy here, so if you need an accurate valuation, I’d recommend you do any of the other methods I’ve mentioned (the Rightmove one is great at telling you what you’re neighbours’ homes sold for last though).
Your mortgage lender
If you’re remortgaging, your lender will arrange their own valuation to confirm the property is worth what you’re borrowing against. This is for their benefit rather than yours, and they might not even share their valuation with you, though they probably would if you asked!
What does a house valuation involve?
So you’ve booked a house valuation, what can you expect next?
With an estate agent, expect it to take around half an hour. They’ll walk around your home, taking note of things like:
- The size and number of rooms
- The overall condition and any obvious maintenance issues
- The layout and flow of the property
- Any extensions, conversions, or improvements you’ve made
- Outdoor space, including the garden size, parking, and kerb appeal
- The location, including proximity to schools, transport, and local amenities.
They’ll then compare your home to similar properties that have recently sold nearby and come back to you with a recommended asking price or a market value estimate.
A RICS surveyor’s valuation is more formal and rigorous, and so could take a little longer. They’ll produce a written report and their assessment is typically more conservative than an estate agent’s, as it reflects what the property would realistically achieve in an open market transaction.
To get the most accurate result from any valuation, it’s worth tidying up beforehand, completing any outstanding minor repairs, and gathering information about any work you’ve had done, particularly anything that required planning permission or building regulations approval.
What to do after you’ve had your house valued
Once you have a figure (or a few figures) in hand, the next steps depend on your situation:
If you’re selling, compare the estimates from different agents carefully. Don’t automatically go with the highest, particularly if you want to sell quickly instead of letting your house stagnate on the market. Consider the agent’s track record, marketing approach, and local knowledge too.
If you’re remortgaging, your valuation will help you understand your current loan-to-value (LTV) ratio, which in turn affects the mortgage deals available to you. The lower your LTV, the better the rates you’re likely to access. It’s also a good moment to review the full financial picture, including stamp duty if you’re planning a move. You can find a helpful breakdown of the true costs of buying a home to make sure you’re not caught off guard by any hidden expenses.
If you’re staying put, a valuation can still be useful for insurance purposes (aka, making sure your buildings insurance reflects the rebuild cost of your property) or simply for your own peace of mind about where your asset sits.
What else should you bear in mind?
Property valuations are not an exact science. Two agents may value the same house thousands of pounds apart, and what a home is “worth” ultimately depends on what a buyer is willing to pay on any given day.
That said, having a clear and informed sense of your home’s value is one of the most empowering things you can do as a homeowner. Whether you act on it immediately or simply file the information away, it’s good to simply have that knowledge there.
Sarah is the creator and founder of Dream of Home, a website that began during Sarah’s first home renovation project. Since then, the site has grown and Sarah produces content around all things home, including home decor, DIY projects, renovation tips, inspiration and more. In her spare time, she loves to read and garden.
