The cost of a RICS property valuation varies because the work isn’t “one-size-fits-all”. A valuation fee reflects the time and skill needed to inspect the property (where required), research evidence, analyse the market, and produce a report that is fit for the intended purpose—whether that’s sale planning, probate, divorce, tax, court proceedings, Help to Buy redemption, or shared ownership staircasing.
Rather than a single fixed price, think of valuation fees as being driven by a handful of practical factors. If you understand those, you can compare quotes properly and avoid paying for the wrong service.
1) What you are actually paying for
A professional RICS valuation fee typically covers:
A) The instruction and compliance work
- confirming the valuation purpose, basis and valuation date
- establishing who can rely on the valuation (important for legal/tax matters)
- conflict checks and professional compliance where relevant
- setting out assumptions, limitations, and scope
B) Inspection (if included in the instruction)
- inspection of the property and external areas
- assessment of layout, condition, and saleability factors
- inspection of communal areas for flats where relevant/possible
- identification of value-affecting issues (e.g., damp signs, cracking indicators, disrepair)
C) Market research and comparable evidence analysis
- researching relevant sold comparables
- selecting and weighting the best evidence (not just “nearby sales”)
- adjusting for differences in size, condition, parking, outside space, outlook, etc.
- for flats: accounting for lease length, service charges, major works exposure and building factors where information is available
D) Reporting
- drafting a clear valuation report suited to the purpose
- documenting the reasoning and evidence
- providing a defensible conclusion with transparent assumptions
If the valuation is for tax, probate, divorce, or court, reporting quality and defensibility generally require more time than a simple “market guidance” figure.
2) The biggest factors that affect valuation cost
1) Purpose of the valuation (this is usually the main driver)
Valuations can range from relatively straightforward to highly detailed depending on use:
- Sale/purchase guidance (private): often simpler
- Probate / Inheritance Tax: often retrospective and evidence-heavy
- Divorce / separation: may be contested; clarity is crucial
- Tax (e.g., CGT, retrospective dates): date-specific and carefully evidenced
- Court proceedings: needs robust reporting and defensibility
- Help to Buy redemption / Shared ownership: often has scheme requirements and strict report formats
As the stakes and scrutiny increase, so does the time required.
2) Property type and complexity
Fees may increase where the property is:
- unusual or high value
- altered significantly (loft/basement extensions, complex layouts)
- mixed-use (residential with commercial elements)
- in poor condition (more to analyse and explain)
- non-standard construction
- a leasehold flat with complex lease/service charge considerations
3) Size and inspection complexity
A larger property generally takes longer to inspect and analyse. But “complexity” can matter as much as size—especially with:
- multiple outbuildings
- annexes
- extensive alterations
- large plots
- access restrictions
4) Location and evidence availability
In some areas, there is abundant comparable evidence. In others—especially for unique homes—finding true comparables can take more time and judgement.
5) Retrospective valuation dates
If the valuation date is in the past (probate, CGT, certain divorce scenarios), the work typically increases because the valuer must:
- research market evidence around that historic period
- consider market conditions at that time
- assess the property’s condition at the valuation date (often needing dated photos or prior reports)
6) Urgency
A faster turnaround can sometimes increase cost because it requires prioritisation and scheduling pressure.
3) Typical ways surveyors charge
Surveyors commonly charge in one of these ways:
Fixed fee
Often used for straightforward, standard properties where scope is clear. This is generally the easiest for clients to budget for.
Hourly rate
More common when complexity is uncertain at the outset (e.g., disputes, unusual property types, retrospective valuations with limited evidence). This can be appropriate, but you should ask for an estimated range and what could push the fee up.
Staged or conditional fees
Sometimes used where the work may expand—for example, where extra research or additional inspection is needed.
Whatever the fee structure, a good quote should clearly state what is included.
4) What should be included in a proper quotation?
When comparing RICS valuation quotes, look for clarity on:
- purpose of the valuation (sale planning vs probate vs court etc.)
- valuation date (current or retrospective)
- basis of value and report type
- whether an inspection is included and what it covers
- what property information you must provide (lease details for flats, etc.)
- expected deliverables (written report, photos, comparable evidence summary)
- turnaround time
- any additional fees (extra properties, re-inspection, additional dates, follow-up queries)
If a quote is cheap but vague, it often means the scope is limited—or crucial parts of the process are not included.
5) Why the cheapest quote is not always best value
A valuation is only as useful as its reliability and suitability for purpose. A cheaper valuation can become expensive if it leads to:
- disputes because the report is unclear
- delays because it doesn’t meet lender/administrator/court requirements
- weak evidence that can’t be defended
- missed risks (lease issues, major works, condition impacts)
- a figure that doesn’t reflect how buyers actually behave
For probate, divorce, tax, and court proceedings, the cost of a weak valuation can easily outweigh the saving.
6) How to reduce your valuation cost (without compromising quality)
You can often keep fees efficient by:
- being clear about the purpose and required valuation date upfront
- providing key documents early (especially for flats: lease length, service charge, ground rent, major works)
- ensuring access to all rooms and relevant areas
- supplying evidence of condition for retrospective valuations (dated photos, old surveys)
- disclosing known issues honestly (it saves time later)
A well-prepared client makes the valuation faster and more straightforward—often reducing cost.
7) A practical decision guide: which type of valuation do you need?
If it’s for sale planning or a buying decision
You may need a market-focused valuation (still evidence-led, but usually less formal than court/tax work).
If it’s for probate, tax, divorce or court proceedings
You’ll usually want a more formal report, often with enhanced explanation, clear assumptions, and evidence presentation—because the figure may be relied upon or challenged.
If it’s for Help to Buy or shared ownership
Ensure the surveyor is familiar with the scheme requirements, report format, and time limits—otherwise delays can cost more than the valuation itself.
The takeaway
There isn’t one fixed cost for a RICS property valuation. Fees depend mainly on purpose, complexity, property type, and whether it’s retrospective or likely to be scrutinised. The best way to judge value isn’t the cheapest quote—it’s the quote that clearly explains what you will receive, whether the report is suitable for your needs, and how robust the evidence and reasoning will be.
Want a clear fee quote for a RICS valuation?
Email mail@howorth.uk or call 07794 400 212. Tell us:
- the property type (house/flat) and location
- what the valuation is for (sale, probate, divorce, tax, court, Help to Buy, shared ownership, etc.)
- whether you need a current or retrospective valuation date
- for flats: the lease length and service charge (if known)
We’ll advise the right type of valuation for your purpose and provide a clear quotation based on the scope required.