What happens at a property valuation?

Last updated: July 3, 2026

Are you thinking of selling your home? One of the first things you can do is get an early indication of what your budget might be when you’re looking to buy. You can use our instant valuation tool to get an online estimate of what your current home may be worth.

You can then arrange a full expert valuation of your home from an estate agent when the time comes to sell.

What do estate agents look for when valuing a property?

Firstly, there are the most obvious – and probably most important – factors that an agent will consider when working out the value of your home.

Location

Location is a key factor when looking at the value of your home. A quick look at average house prices on our House Price Index will show you how this varies from region to region in the UK. Right down to specific streets and even locations within streets, location plays a huge role in determining the value of your home.

Size

Size is another obvious, but very important factor when valuing your home. The number of bedrooms is a common way of defining the size of home, but the total area, often measured in square feet, is also important to consider when valuing your home.

Local house prices

Local sold house prices are crucial for understanding the value of your home because they show what people are willing to pay for homes in your area. Local averages are useful for getting a rough idea of what your home might be worth, but sold prices closer to your home are important for getting a clearer picture of what buyers will pay for your home.

As Eddie Ellis, owner of JP & Brimelow Estate Agents in Manchester, explains:

“A good valuation should be backed by evidence, local comparable sales, current market trends, and honest advice, not simply a number designed to impress.”

As well as the three key factors above, there are many more that are unique to your home and situation. These are slightly more intricate and almost impossible to take into account without viewing the property. These include things like:

The condition the house is in

The condition of your home can only really be determined by an in-person valuation. The agent will visit your home to see first-hand what kind of condition it is in.

Any extensions or changes you’ve made

Valuers will look at any extensions or changes you’ve made to your home. They will also be assessing the quality of the work that’s been done.

Internal elements of your property

An agent visiting your home will look at the type and condition of things like like flooring, double-glazing, insulation and finishing. They should know what buyers are looking for, and will value your home accordingly.

As Martin Coombs, a specialist in home-valuing for Bridges Estate Agents, explains:

“Understanding the scope for improvement or seeing the quality of updates and the finish can both change the value of a property and the volume of interest a home will attract.”

Ultimately, the asking price of the home will be determined by a combination of all these factors together with the knowledge of how the local market is behaving at the moment.

What’s the current demand for this type of property? How much have they sold for recently? How long is it taking to find a buyer? What specific features are local buyers looking for?

Knowing the answers to all these questions is crucial to getting the price right.

An online valuation could do a decent job at calculating those first, bigger aspects of the appraisal. By drawing on available data such as sold prices, it is possible to get a fairly good idea of what the property may be worth.

But because homes are as unique as the people who own them, there will always be variables that even all the data in the world would not pick up on.

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Questions you’ll be asked at a property valuation

Why do you love living there?

You should expect to be asked what attracted you to buy your home, and why you love living there. Though these points may be overlooked by some, they’re significant because they help to bring out your property’s selling points, and could affect the asking price.

Rob Sabin, director at Miles & Barr, says:

“An in-person valuation will allow the estate agent to see the property’s condition, and get a feel for the space and size of the rooms. It allows us to form a picture of the area surrounding the property so we can tell an insightful story on the property’s listing and at viewings.“

How quickly do you need to sell?

Rob goes on to explain that there are other important components that help set the price, and which go beyond the scope of the physical property itself:

“At a valuation, a key question we need you to consider is whether you would like a quick sale, or do you want the highest price possible for your home?“

A seller that requires an urgent, speedy sale, for example, will require a different strategy than one who hopes to sell within the next six months. Eddie Ellis at JP & Brimelow agrees, with a reminder that buyers will also be doing their homework:

“Today’s buyers are well-informed. They compare listings online instantly and can usually recognise when a property is overpriced.”

Choosing the right valuation

Eddie goes on to advise on what to consider when choosing between valuations and agents after you’ve had your home valued:

“Take time to compare not only the numbers, but also the people, the strategy, the communication, and the professionalism behind them. A realistic valuation combined with expert marketing and honest guidance will almost always put you in a stronger position when selling your home.”

Rightmove data shows that, on average, homes that didn’t need a price reduction sold in just 36 days, compared with 127 days for those that needed a reduction. Holly Batt at Alan Batt Sales and Lettings in Wigan makes reference to this in her advice:

“Statistically speaking, you are more likely to secure a buyer who will actually complete on your sale if you price it right the first time rather than having to reduce it later. Sadly, some clients assume that because someone else has valued it higher, they must be better.”

Find out more about this in our dedicated guide on choosing the right estate agent.

Adding value to your home

A last – but very relevant – point is that an experienced estate agent with strong knowledge of the local market will also be able to advise you on what you might be able to do to your home to increase its value. Would adding an extension, a conservatory, or an extra bathroom be a worthwhile investment?

This varies hugely from property to property. You can get an idea of how much you could add to the value of your home by using Rightmove’s Renovation Calculator after completing your Instant Valuation. However, an experienced agent will be able to talk through your options as part of their valuation.

If you want to know how much your house is worth and would like a list of recommended agents in your area, we can help you find a local expert so you can arrange a property valuation.

Frequently asked questions

• How is a property's value worked out?

  Agents will look at your home’s size and location, and will already have a good idea of the prices that other local homes have recently sold for. They will also assess your property’s condition and changes that may have been made, and make note of any internal features that could affect value, like flooring and double glazing.

• Do I have to pay for a property valuation?

  Valuations by estate agents are usually free. However, property valuations by a surveyor or for your mortgage may involve a fee.

• How long does a property valuation take?

  A property valuation will typically take 15-45 minutes. This depends on the size of the property and the number of different factors that the valuer will need to consider. Having all your paperwork ready for any renovations or changes you’ve made can help to speed up the process.

• How do I prepare my house for a valuation?

  Preparing a house for valuation usually involves cleaning, tidying and generally improving the appearance of your home. The valuer will also want to see documents about any renovations or other changes you may have made.

• What factors can devalue a house valuation?

  Factors that could negatively affect your property value include being in a poor state of repair, which might include issues like large wall cracks, mould, or a failing roof. Outdated fixtures and decor can also reduce a home’s value, as this suggests the need for immediate extra spending by the buyer.

READ MORE: What are estate agent fees and how do they work?