We provide independent RICS property valuations prepared by experienced Chartered Surveyors and RICS Registered Valuers.
Each report is prepared for the specific purpose required, with clear reasoning, relevant market evidence and a valuation opinion you and your advisers can rely on.
When a formal property valuation is needed, it is often because an important decision or process depends on it. This may involve a tax matter, legal requirement, property transaction, insurance review or a third-party request from a solicitor, accountant, lender, housing provider, HMRC, Homes England, trustees or the courts.
A RICS valuation is different from an estate agent’s market appraisal. It is a professional assessment of value, supported by inspection where required, property analysis, comparable evidence and the valuer’s professional judgement. All of our valuation reports are prepared in accordance with the RICS Valuation Global Standards, commonly known as the Red Book.
From the first enquiry, we aim to make the process clear and straightforward. We will confirm the type of valuation you need, explain what information is required and prepare a report suitable for the agreed purpose.
Our advice is independent, practical and easy to understand. We take time to establish why the valuation is needed, who will rely on it and whether any specific wording, format or compliance requirements apply.
We regularly assist private clients, solicitors, accountants, executors, trustees, charities, leaseholders, lenders and professional advisers. Whether the matter is straightforward or more complex, our focus is on providing a well-reasoned report that supports the next stage of your matter.
A Red Book valuation is a formal valuation prepared in accordance with the RICS Valuation – Global Standards, the professional standards published by the Royal Institution of Chartered Surveyors and known throughout the industry as the Red Book. Every valuation we prepare for a third party is Red Book compliant.
The distinction matters. An estate agent’s appraisal is a marketing opinion, given free in the hope of winning an instruction. A Red Book valuation is a regulated professional opinion, prepared by an RICS Registered Valuer, setting out the basis of value, the assumptions made, the evidence relied on and the reasoning behind the figure.
HMRC, the courts, lenders, trustees, accountants and regulators all rely on Red Book reports because the methodology is transparent and the valuer is accountable for it. That is precisely what makes a report defensible if it is later questioned — and why an agent’s letter, however well intentioned, so often is not.
The right figure depends on what the valuation is for. The same property on the same day can properly carry different figures on different bases of value, which is why the purpose must be agreed before we start.
| Purpose | Typical basis | Valuation date |
|---|---|---|
| Probate and inheritance tax | Market Value under s.160 IHTA 1984 | Date of death |
| Capital gains tax | Market Value | Historic — often 31 March 1982 or acquisition |
| Matrimonial proceedings | Market Value, CPR compliant | As directed |
| Shared ownership staircasing | Market Value, disregarding tenant improvements | Current |
| Charities Act disposals | Qualified surveyor’s report | Current |
| Insurance | Reinstatement cost — not market value | Current |
Reinstatement cost is the one most often confused. It is what rebuilding would cost after a total loss, including demolition, professional fees and VAT — a figure that bears no relationship to what the property would sell for, and one that under-insurance can make very expensive to get wrong.
Where property is being acquired by a local authority, housing association or other body with compulsory powers, compensation is not assessed under the Red Book bases above. It is governed by the compensation code in the Land Compensation Acts, and market value is only one of several heads of claim — alongside home loss or basic loss payments, disturbance, and severance. See compulsory purchase valuations and compensation.
Around 95% of the valuations we prepare are of residential property, and the range is deliberately wide. A valuation is only as good as the evidence behind it, and unusual properties are precisely where a considered opinion matters most.
Properties at the difficult end of that list are often the ones an estate agent will not put a figure on, and where a defensible valuation is most needed — whether for an estate, a tax return, a lender or a court.
We also prepare a limited number of commercial valuation reports, typically for local mixed-use buildings such as a shop with flats above. These instructions are accepted on a case-by-case basis.
Where a commercial instruction falls outside what we can properly take on, we say so at the outset and refer you to a firm that specialises in it. We would rather make an introduction than accept work we are not best placed to do.
1 Discuss your requirements
We confirm the purpose of the valuation, the intended users of the report and any third-party requirements that need to be followed.
2 Assess the property
Where required we inspect the property then consider the factors that may affect value, including location, accommodation, condition, specification, tenure, lease terms, marketability and any relevant restrictions or opportunities.
3 Review the evidence
We consider relevant comparable evidence and current market conditions before applying professional judgement to reach an independent valuation opinion.
4 Provide your report
You receive a clear written report setting out the valuation, the basis of our opinion and the supporting rationale.
A probate valuation establishes the market value of a property as at the date of death. It is often required by executors, administrators, solicitors and accountants when dealing with an estate and calculating any inheritance tax liability.
We appreciate that probate matters often arise at a difficult time. Our role is to make the valuation process as clear and straightforward as possible, while providing a professional report that is suitable for estate administration and, where required, submission to HMRC.
We inspect the property, assess its condition and marketability, review relevant comparable evidence and provide a clear written valuation report. Where the valuation date is historic, we can also provide retrospective valuation advice based on market conditions at the relevant date.
A professional probate valuation can be especially important where a property is unusual, high-value, in poor condition, leasehold, let, jointly owned or has development potential.
Common reasons for a probate valuation include:
Inheritance tax reporting, estate administration, date of death valuation, executor duties, HMRC submissions, property transfers to beneficiaries and future Capital Gains Tax planning.
Capital Gains Tax Valuations
A Capital Gains Tax valuation may be needed when selling, gifting, transferring or disposing of a property that has increased in value. It is commonly required for second homes, buy-to-let properties, inherited properties, development land, mixed-use assets and transfers between connected parties.
The purpose of a CGT valuation is to provide an independent market value at the relevant tax date. This may be the date the property was acquired, inherited, transferred, sold, first let or another date required by your accountant or tax adviser.
Our RICS CGT valuations are prepared using relevant market evidence and a clear understanding of the purpose of the report. Where needed, we can provide retrospective valuations by reviewing historic market conditions and comparable evidence from the relevant period.
A professionally prepared valuation can help support your tax position, reduce uncertainty and give your accountant a clear valuation figure to work from.
Common reasons for a CGT valuation include:
Sale of a second home, disposal of a buy-to-let property, inherited property sale, transfer between connected parties, company asset valuation, change of use, divorce settlement, gifting property and retrospective tax reporting.
If you own a shared ownership property and want to buy a further share, your housing association or shared ownership provider will usually require an independent RICS staircasing valuation.
The valuation confirms the current market value of the property so that the cost of the additional share can be calculated fairly. This applies whether you are buying a small additional percentage or staircasing to full ownership.
Our staircasing valuation reports are prepared by RICS Registered Valuers and are suitable for submission to housing associations, solicitors and shared ownership providers. We inspect the property, review local market evidence and provide a clear market value figure for the staircasing process.
We know that shared ownership transactions can be time-sensitive, so we aim to keep the process simple, clear and efficient from instruction to report.
Common reasons for a staircasing valuation include:
Buying a larger share, staircasing to 100 percent ownership, housing association requirements, shared ownership resale, leaseholder advice and solicitor-led staircasing transactions.
If you are selling, remortgaging or repaying your Help to Buy equity loan, you will usually need a formal RICS valuation. The valuation is used to confirm the current market value of the property and calculate the amount repayable under the equity loan.
Our Help to Buy valuation reports are prepared by RICS Registered Valuers and are suitable for submission to the relevant administrator, lender or solicitor. We inspect the property, consider its condition, review current local market evidence and provide a clear valuation report for the repayment or sale process.
Whether you are redeeming the loan in full, making a partial repayment, selling the property or remortgaging, a properly prepared RICS valuation helps ensure the calculation is based on reliable evidence.
We make the process straightforward and provide the report in a format that supports the next stage of your Help to Buy transaction.
Common reasons for a Help to Buy valuation include:
Full equity loan repayment, partial redemption, remortgage, sale of the property, Target or Homes England requirements, solicitor reporting and equity loan calculation.
A reinstatement cost assessment estimates the likely cost of rebuilding a property if it were seriously damaged or destroyed. It is commonly required for buildings insurance, leasehold blocks, managed properties, commercial premises, residential buildings and specialist property assets.
A reinstatement cost assessment is not the same as a market valuation. Market value reflects what a property may sell for. Reinstatement cost considers the estimated cost of demolition, site clearance, rebuilding, professional fees and other allowances required to reinstate the building.
Having the right figure matters. If a property is underinsured, a claim may be reduced. If it is overinsured, you may be paying more than necessary for insurance. A professional assessment helps you understand whether the declared sum insured is appropriate.
Our assessments consider the building’s size, construction, age, specification, layout, location and relevant cost data. The result is a practical rebuild cost assessment that can support insurance renewal, property management and risk planning.
Common reasons for a reinstatement cost assessment include:
Buildings insurance, insurance renewal, leasehold block management, freeholder obligations, commercial property insurance, residential property insurance, underinsurance risk reviews and portfolio management.
Property is often one of the most significant assets in divorce, separation and matrimonial finance proceedings. Where the value of a home, investment property, business premises, land or development asset is in question, an independent Expert Witness valuation can provide clarity.
We provide Expert Witness valuation reports for matrimonial litigation, including single party instructions and Single Joint Expert appointments where appropriate. Reports can be prepared in accordance with the relevant RICS valuation standards and, where required, the Family Procedure Rules and Civil Procedure Rules.
An expert witness valuation must be independent, balanced and properly reasoned. The valuer’s duty is to assist the court by providing objective expert opinion, not to argue the case for either party.
Our reports are clear, structured and evidence-based, helping solicitors, barristers, mediators and the court understand the valuation position. We can assist with residential property, investment property, mixed-use assets, development potential and other property interests where a professional valuation opinion is required.
Common reasons for an expert witness valuation include:
Divorce proceedings, matrimonial finance, Single Joint Expert appointments, CPR Part 35 reports, FPR compliant valuation evidence, family law disputes, property settlement negotiations and court-directed valuations.
Charity trustees have important responsibilities when selling, leasing or otherwise disposing of charity land or property. In many cases, trustees must obtain appropriate written advice before proceeding with the transaction.
A Charities Act valuation or Designated Adviser Report helps trustees show that they have taken proper advice, considered the value of the property, reviewed how the property should be marketed and assessed whether the proposed terms are the best reasonably obtainable for the charity.
We provide independent valuation and property advice for charities, trustees, solicitors and professional advisers. Our reports are practical, commercially focused and prepared with an understanding of trustee duties and the need for clear, well-reasoned recommendations.
Whether the charity is selling a freehold property, granting a lease, disposing of part of a site or reviewing its property options, we can provide advice to support compliance and informed decision-making.
Common reasons for a Charities Act valuation include:
Charity land disposal, sale of charity property, grant of a lease, trustee reporting, Designated Adviser Reports, section 119 advice, best terms advice, marketing recommendations and solicitor-led charity transactions.
Tell us the address and what the valuation is for — a tax return, a court deadline, a lender, a trustee — and we will confirm the right basis of value, what it will cost and how quickly we can deliver it. Fixed fees agreed before instruction, and most reports completed within 5 to 10 days of inspection.
Many of the valuations we prepare are as at a date in the past, sometimes decades ago. A retrospective valuation is not guesswork: it is built from the evidence that existed at the relevant date, analysed as a valuer would have analysed it then.
We work from contemporaneous sale evidence, published indices applied with care rather than mechanically, historic planning and title records, and the physical condition of the property as it then stood. Where the property has since been extended, converted or refurbished, those works must be stripped back out of the analysis.
Retrospective valuations attract scrutiny precisely because the figure cannot be checked against today’s market. That is an argument for setting out the reasoning fully, not for avoiding the work.
We confirm the purpose, the basis of value, the valuation date and who will rely on the report. Getting this right at the outset is what makes the report fit for the purpose it was commissioned for.
Some valuations require an internal inspection and measurement; others can properly be prepared from a desktop appraisal supported by title documents, floor plans and photographs. We tell you which applies before we start, and the report states clearly what was and was not inspected.
We gather comparable transactions and analyse them — adjusting for size, condition, floor level, outlook, lease terms and date — rather than simply listing nearby sale prices.
You receive a Red Book report setting out the figure, the basis of value, the assumptions, the evidence and the reasoning. Standard turnaround is 5 to 10 days from inspection, and urgent instructions can often be completed within 24 hours.
If HMRC, the District Valuer, a lender or an opposing party questions the figure, we deal with the correspondence and, where it goes that far, give evidence. A valuation that nobody will stand behind is worth very little.
We prepare Red Book valuations across all 32 London boroughs and the wider South East, and act for executors, solicitors, accountants, trustees and lenders as well as private clients.
See our borough pages for local experience. For leasehold reform work see lease extension valuations and collective enfranchisement; for contested matters see litigation and expert witness; and for property being acquired under compulsory powers see compulsory purchase valuations.
Speak to our RICS valuation surveyors for clear, independent advice tailored to your circumstances. Contact us today to discuss your property, the type of valuation you need and the report requirements. We will let you know what information is needed and guide you through the next steps.
We provide RICS valuation reports for probate and inheritance tax, Capital Gains Tax, shared ownership staircasing, Help to Buy equity loan repayment, reinstatement cost assessments, expert witness valuations for matrimonial proceedings, Charities Act valuations and general market valuation purposes.
A Red Book valuation is a formal valuation prepared in accordance with the RICS Valuation – Global Standards by an RICS Registered Valuer. It states the basis of value, the valuation date, the assumptions made and the evidence relied on, which is what makes it acceptable to HMRC, the courts and lenders.
An agent’s appraisal is a marketing opinion rather than a formal valuation and can be challenged. For inheritance tax the figure returned must reflect open market value under section 160 of the Inheritance Tax Act 1984, and a Red Book report sets out the evidence and methodology behind it.
We work on fixed fees agreed in writing before instruction, so the cost is known at the outset. The fee depends on the property, the purpose and whether a historic valuation date or an inspection is required.
Most assignments are completed within our standard turnaround of 5 to 10 days from the date of inspection. For urgent instructions we can often complete within as little as 24 hours.
Not always. Some valuations can be prepared from a desktop appraisal supported by title documents, floor plans and photographs, while others require an internal inspection and measurement. We confirm which applies before starting, and the report states what was inspected.
Yes. Retrospective valuations are a substantial part of our work — date of death for inheritance tax, 31 March 1982 or the date of acquisition for capital gains tax, and dates directed by the court in matrimonial proceedings. They are built from evidence contemporaneous with that date.
Market value is what the property would sell for. Reinstatement cost is what it would cost to rebuild after a total loss, including demolition, professional fees and VAT. Insurance should be based on reinstatement cost, and the two figures are frequently very different.
Yes. We handle the correspondence and, where a matter goes further, give evidence. A valuation is only as useful as the valuer’s willingness to stand behind it.
