A good property valuation is more than “a number on a page.” It is a clear, evidence-led opinion that reflects the realities of the market, explains why the figure has been reached, and is robust enough to be relied upon—whether you’re buying, selling, settling a dispute, dealing with probate, or making financial decisions.
The best valuations share the same foundations:
- the right basis of value for the purpose
- a sound understanding of the property and its legal context
- strong comparable evidence
- sensible adjustments and professional judgement
- transparent assumptions and limitations
- a report that is clear, consistent, and defensible
Below is a detailed guide to what separates a high-quality valuation from a weak one.
1) It starts with the right question: “What valuation do you actually need?”
A valuation can be excellent technically but still “wrong” if it’s prepared on the wrong basis. A good valuation begins by confirming:
A) The purpose
- sale/purchase guidance
- probate (value at date of death)
- matrimonial/separation (value at a specified date)
- taxation (often historic dates and specific assumptions)
- investment decisions
- dispute resolution
B) The valuation date
“Today” vs a retrospective date matters. In changing markets, even a few months can shift value.
C) The valuation basis and standard
Most people mean “market value,” but sometimes what’s needed is different (for example insurance reinstatement cost is not market value). A good valuation states the basis clearly and uses the correct approach for that purpose.
2) It understands the property properly (not just the headline specs)
A strong valuation captures both the measurable details and the things that drive buyer behaviour.
A) The fundamentals
- location and micro-location (street, outlook, noise)
- accommodation and layout
- floor area (where relevant)
- parking and outside space
- building type and construction
B) Saleability factors
These often affect value more than people expect:
- natural light and orientation
- layout efficiency (awkward spaces vs good flow)
- floor level and lift for flats
- privacy and outlook
- storage
- ease of access and stair burden
C) Condition and risk
A good valuation doesn’t ignore defects. It factors condition into the analysis realistically:
- obvious repairs needed
- damp, water ingress, roof issues
- cracking/movement concerns
- outdated services (electrics/heating)
- quality of kitchen and bathrooms
The best valuations recognise that buyers price risk as well as repair costs.
3) It gets the “legal and tenure” position right
This is especially crucial for flats, but it matters for houses too.
A) Tenure
Freehold, leasehold, share of freehold—each affects demand and value.
B) Lease details for flats
A good valuation checks and reflects:
- lease length (unexpired term)
- ground rent amount and review pattern
- service charge level and what it covers
- reserve funds and planned major works
- restrictions (subletting, pets, alterations, flooring)
Lease terms can shift value dramatically. A valuation that glosses over them is often unreliable.
C) Title and restrictions
Where known, a good valuation considers:
- rights of way and access issues
- restrictive covenants
- unusual title arrangements
- planning constraints
- listed building or conservation restrictions (where relevant)
4) It uses strong comparable evidence (the engine room)
Most residential valuations are powered by comparables—similar properties that have sold in the open market.
A good valuation uses:
- multiple relevant comparables (not just one “convenient” sale)
- sold prices as the primary evidence (asking prices are secondary)
- comparables that match the subject’s key drivers:
- location and micro-location
- type and style
- size and accommodation
- condition/finish level
- parking/outside space
- lease length and costs (for flats)
Weak valuations often fail here by using:
- sales too far away
- sales too old
- the wrong property type (e.g., comparing conversions to purpose-built)
- comparables that don’t match condition or tenure
5) It makes credible adjustments (and explains them)
No two properties are identical. A good valuation acknowledges differences and adjusts logically for:
- size and room count
- layout efficiency
- condition (modernised vs dated vs needing work)
- outside space and parking
- floor level / views / lift (for flats)
- noise/outlook
- lease factors and running costs (for flats)
Good adjustments are not “made up.” They are informed by:
- local market behaviour
- the pricing patterns seen in the comparables
- buyer preferences in that area
6) It reflects the market context properly
A valuation is time-specific. A good one considers:
- current demand and supply in that micro-market
- local transaction levels
- whether the market is rising, flat, or falling
- buyer affordability and finance constraints (in broad terms)
For retrospective valuations, a good valuer anchors evidence to the correct historic period and explains market conditions at that time.
7) It is transparent about assumptions and limitations
This is one of the biggest markers of a professional, reliable valuation.
A good valuation will state assumptions such as:
- the tenure and lease information relied upon
- whether all rooms/areas were inspected
- whether any defects may exist that weren’t visible
- whether alterations are assumed compliant if documents weren’t provided
- whether measurements are exact or approximate
- what documents were or weren’t reviewed
Valuations become fragile when assumptions are hidden or unclear.
8) It is consistent, well-presented, and easy to follow
Even a technically sound valuation can lose credibility if it’s confusing.
A good valuation report is:
- structured and readable
- consistent in its logic and evidence
- clear on what is fact vs assumption
- careful in language (no exaggerated claims)
- supported with a concise explanation of the conclusion
If the valuation needs to be relied upon by solicitors, accountants, lenders, or other parties, clarity is essential.
9) It aligns with how buyers actually behave (realism over optimism)
Good valuations reflect real-world buyer behaviour, including:
- the “risk discount” buyers apply to defects
- how service charges or short leases reduce demand
- how presentation affects buyer competition
- what features command a premium locally (parking, outside space, school catchments, transport)
A weak valuation may be technically detailed but detached from market reality.
10) It stands up to scrutiny
The true test of a good valuation is whether you can defend it if challenged. A good valuation can answer:
- Why this figure, not £20,000 more or less?
- Which comparables support it?
- How does condition/lease length affect your conclusion?
- What assumptions did you make and why?
If a valuation can’t answer those questions clearly, it’s not as useful as it should be.
Quick checklist: what makes a valuation “good”
- ✅ correct purpose, basis, and valuation date
- ✅ good understanding of the property and condition
- ✅ correct tenure/lease analysis (where relevant)
- ✅ strong, relevant comparable evidence
- ✅ logical adjustments and professional judgement
- ✅ clear market context
- ✅ transparent assumptions and limitations
- ✅ clear report writing and defensibility
Need a valuation you can rely on?
Email mail@howorth.uk or call 07794 400 212. Tell us what type of property you have, where it is, and what you need the valuation for (sale planning, probate, separation, retrospective date, etc.). We’ll advise the most appropriate valuation approach and what information will help produce a clear, robust and defensible figure.