How Much Is My House Worth?

What a valuation actually is

A property valuation is a professional opinion of what your home is likely to sell for in the current market, based on evidence rather than guesswork. It is not a guarantee of sale price, which is why valuations from different agents can vary.

Understanding the evidence behind a figure lets you ask sensible questions if a valuation looks either surprisingly high or disappointingly low.

Comparable sales

Agents work from sold prices for similar properties within a short radius over the last six months, adjusted for size, condition and specific features such as a garden or parking. This is far more reliable than looking at asking prices, which can be set optimistically and never achieved.

Land Registry data and portal sold listings let you check the same figures yourself before an agent even visits, so you can sense check their opinion rather than accepting it blindly.

What genuinely adds value

Some improvements add real value to a valuation while others simply help a property sell faster at the same price. Knowing the difference helps you decide where to spend money before listing.

• Extra usable floor space, such as a loft conversion or extension
• An additional bathroom, particularly an en suite
• Off street parking or a garage
• A modern, efficient boiler and heating system
• A well presented kitchen, though this often affects speed of sale more than ceiling price

What does not add as much as people expect

Cosmetic changes such as fresh paint, new carpets and tidy gardens help a property sell faster and attract more viewings, but they rarely lift the ceiling valuation significantly. Buyers pay for space, location and condition of the essentials rather than decor.

Get more than one opinion

Three valuations give you a realistic range rather than relying on a single figure that might be optimistic to win your business. Compare the evidence each agent gives you rather than just the headline number.

Discount the highest valuation if it comes with a long tie in period, because winning the instruction and actually achieving the price are two very different things. A realistic valuation that leads to a quick, confirmed sale is usually worth more than a hopeful one that sits on the market for months.

Sense checking an agent's figure

Ask the agent to show you the specific comparable sales they used and how they adjusted for differences in size and condition. A confident agent will walk through this without hesitation.

• Ask for the addresses or approximate details of comparable sales used
• Check the sold price dates are recent, ideally within six months
• Ask how many similar properties are currently on the market nearby
• Query any valuation that is notably higher than recent sold evidence

Timing your move

Spring and early autumn bring the most buyers in most parts of the UK, which tends to support stronger valuations. Booking your removals early once you have a date in one of these windows protects your preferred slot, since these periods are also the busiest for removal companies.