People often use the word “valuation” to describe two very different things:
- An estate agent’s valuation is usually a market appraisal—an estimate of the likely selling price and a recommended asking price to attract buyers.
- A surveyor’s valuation is a professional opinion of value produced using a structured methodology and evidence, with clearly stated assumptions and a level of accountability that makes it suitable for more formal use.
Both can be useful—but they serve different purposes, use different methods, and carry different weight when scrutiny matters.
1) Purpose: why the valuation is being done
Estate agent valuation (market appraisal)
Typically intended to help you:
- decide an asking price for marketing
- understand buyer demand and how to position the property
- compare likely sale outcomes under different pricing strategies
- choose an agent and a marketing approach
It’s sales-focused and geared toward achieving a result in the market.
Surveyor valuation (professional valuation)
Typically intended to provide a figure that can be relied upon for:
- probate or retrospective date values
- separation/matrimonial matters
- negotiations where parties need an independent anchor
- formal dispute scenarios
- investment decisions and portfolio reporting
- sometimes transfer or buyout calculations (depending on advice)
It’s evidence-led and designed to stand up to scrutiny rather than attract enquiries.
2) Output: what you actually receive
Estate agent appraisal usually includes
- an estimated selling range
- recommended asking price
- commentary on buyer demand and local competition
- marketing suggestions (presentation, photography, timing)
This is often delivered verbally and/or in a short email or brochure.
Surveyor valuation usually includes
- a specific value figure (sometimes with commentary on sensitivity)
- the valuation date and basis of value
- description of the property and condition
- analysis of comparable evidence
- assumptions and limitations (what was relied upon)
- sometimes supporting photos and appendices
It is typically a more formal document, written to be defensible.
3) Accountability and regulation
Estate agents
Agents are regulated in terms of consumer protection and conduct, but an appraisal is generally not a formal valuation report and is often not intended to be relied upon for legal or tax matters. It is primarily a marketing tool.
Surveyors
A surveyor providing a formal valuation is accountable to professional standards and must be able to justify the figure with evidence and reasoning. If the valuation is being used for serious decisions, that accountability is part of why clients instruct a surveyor.
(If your valuation is for probate, separation, or tax, always ensure the professional providing it understands the specific purpose and date requirements.)
4) Method: how each one typically arrives at a number
Estate agent approach
Agents often base their appraisal on:
- recent local sales and buyer feedback
- current asking prices and competition
- their experience of what buyers are paying in that moment
- a pricing strategy to generate viewings and momentum
In practice, the “valuation” may be influenced by:
- the need to win the instruction
- the choice of marketing strategy (guide price vs ambitious asking price)
- the agent’s confidence in demand for your home type
That doesn’t mean it’s wrong—it means it’s strategy-driven.
Surveyor approach
Surveyors typically:
- inspect the property (depending on instruction)
- research comparable sales evidence
- analyse and adjust for differences (size, condition, location, lease terms)
- consider market conditions at the valuation date
- produce a reasoned conclusion with stated assumptions
This tends to be less about strategy and more about defensibility.
5) “Asking price” vs “value” (a crucial distinction)
An agent might recommend an asking price designed to:
- create competitive interest and multiple offers, or
- “test the market” at a higher level, or
- position the property in a specific search bracket (e.g., “under £500k”)
A surveyor’s valuation is usually trying to answer:
- what a willing buyer would reasonably pay in an open market at the valuation date, assuming proper marketing
So it’s normal for:
- an agent’s suggested asking price to be higher than a surveyor’s valuation (marketing optimism), or
- an agent’s suggested asking price to be lower than a valuation (to generate competition and sell quickly)
Neither is automatically “wrong”—they’re answering different questions.
6) Leasehold flats: where the differences can become very obvious
For flats, surveyor valuations often place more emphasis on:
- lease length (unexpired term)
- ground rent clauses and review patterns
- service charge levels and major works
- building condition and management quality
- lender appetite and saleability constraints
Agents may absolutely consider these, but appraisals can sometimes underweight them—particularly if they’re focused on achieving viewings and starting offers. When lease terms are a problem, surveyor valuations often highlight the impact more directly.
7) When an estate agent appraisal is enough
An agent appraisal is often perfectly suitable when:
- you’re simply deciding what asking price to list at
- the property is standard for the area with good comparable evidence
- you’re testing market appetite and want marketing insight
- you’re not relying on the figure for legal/tax/settlement purposes
It’s also helpful to get more than one appraisal to understand the market range and the agents’ reasoning.
8) When a surveyor valuation is the better choice
A surveyor valuation is often the safer route when:
- the figure will be used in probate, separation, or tax matters
- there is a dispute or negotiation requiring independence
- the property is unusual, high value, or has defects
- the lease is short or service charges/ground rent raise concerns
- you need a valuation at a past date (retrospective valuation)
- you want a figure that can be explained and defended clearly
9) Why do they sometimes differ so much?
Big differences often come down to:
- different comparables selected
- different assumptions about condition or required works
- different weighting of lease terms, service charges, or building risks
- different motivations (marketing strategy vs formal defensible opinion)
- the “buyer pool” assumption (cash buyer vs mortgage buyer constraints)
In particular, where a property has risk factors (damp, movement, lease issues), surveyor valuations often build in a stronger “risk discount” than an agent’s marketing estimate.
The takeaway
An estate agent’s valuation is usually a marketing appraisal designed to help sell your home. A surveyor’s valuation is a structured professional opinion designed to be defensible and relied upon for more formal decisions. Both can be useful—but you choose based on what the number is for and how much scrutiny it needs to withstand.
Not sure which type of valuation you need?
Email mail@howorth.uk or call 07794 400 212. Tell us what the valuation is for (sale planning, probate, separation, buyout, retrospective date, etc.) and whether the property is freehold or leasehold. We’ll point you toward the most appropriate approach and explain what information will help you get the clearest, most reliable outcome.