When valuing a house, a surveyor is trying to answer one main question: what would a typical, well-informed buyer realistically pay for this property on the valuation date, given its features, condition, and local market evidence?
To reach that figure, the surveyor looks at far more than the number of bedrooms. They assess the property’s saleability, risk, and comparability—then anchor everything to recent sold evidence and the realities of the local market.
Below is a detailed breakdown of what a surveyor typically considers when valuing a house, and why each element matters.
1) The basics: what the property actually is
A surveyor starts by confirming the fundamentals that define the buyer bracket the house sits in:
Property type and style
- terraced, semi-detached, detached
- period house vs modern build
- cottage, townhouse, mews, bungalow
- standard construction vs non-standard construction
Different house types attract different buyers and have different “pricing norms” locally.
Accommodation
- bedrooms, bathrooms, reception rooms
- kitchen layout (open plan vs separate)
- utility room, WC, storage
- overall practicality and flow (layout matters as much as room count)
Size and proportions
- approximate internal area (where available)
- room sizes and how they feel in reality
- ceiling height and sense of space
Two houses with the same bedroom count can be priced very differently if one has tight rooms and poor flow.
2) Location and micro-location (often the biggest value driver)
Surveyors look beyond the postcode. Micro-location can move value significantly.
Street and setting
- quiet residential street vs busier road
- outlook (open aspect vs overlooked)
- privacy, noise, and light
- nearby uses (schools, shops, nightlife, commercial units)
Accessibility and convenience
- walking distance to transport links
- school catchments and local demand
- access to parks/amenities
- parking pressure and permit zones (where relevant)
In many markets, a “similar” house two streets away can perform very differently because of street quality, traffic, or catchment boundaries.
3) External factors: plot, outside space and kerb appeal
Buyers often decide emotionally before they decide logically. External factors influence both demand and price.
Plot characteristics
- plot size and shape
- frontage and overall setting
- boundary condition and privacy
- potential for extension (even if not part of the valuation uplift, it affects demand)
Garden and outside space
Surveyors consider:
- size and usability (not just “has a garden”)
- orientation (sunlight)
- maintenance level and access
- quality of patios, decking, outbuildings
Parking and access
- driveway or off-street parking
- garages (usable vs storage)
- ease of access, turning space
- dropped kerbs and legality (where relevant)
In parking-stressed areas, off-street parking can be a significant value driver.
4) Condition: maintenance, defects, and the “risk discount”
Condition affects value in two ways:
- the cost of repairs, and
- buyer confidence (buyers discount uncertainty heavily).
Surveyors look at:
General maintenance
- roof condition indicators (as visible)
- gutters, downpipes, external joinery
- masonry/render condition and pointing
- windows and doors (age, glazing, condition)
Signs of damp or water ingress
- staining, mould, salt deposits
- ventilation performance and condensation risk
- damp proofing indicators at lower levels
Cracking and movement indicators
Surveyors note:
- location, direction, and pattern of cracking
- whether it appears historic/settlement or potentially active
- other signs (distortions, sticking doors/windows)
A valuation reflects how the market reacts to perceived movement risk, even before a structural engineer becomes involved.
Services and building systems (as visible)
- heating system type and apparent age
- electrical condition indicators (not testing, but observation)
- plumbing and water pressure indicators
- insulation/energy efficiency cues (where apparent)
A house with dated systems may not be “unmortgageable,” but buyers often price in disruption and upgrade cost.
5) Specification and presentation: what buyers pay a premium for
Surveyors consider the level of finish because it affects immediate desirability.
Kitchens and bathrooms
- age and quality
- layout and usability
- whether they’re “move-in ready” or due replacement
General finish
- flooring, plastering, decoration
- quality of carpentry/joinery
- consistency of refurbishment (a new kitchen won’t fully offset a tired roof)
Workmanship and quality
If there are extensions or loft conversions, surveyors pay attention to:
- how well it integrates
- any red flags in workmanship
- whether it feels “properly done” from a buyer perspective
6) Alterations, extensions and improvements
Surveyors consider:
- loft conversions, rear extensions, side returns
- basements (where present)
- garden rooms and outbuildings
- reconfigurations that improve usability
They also consider:
- whether improvements appear typical for the street or over-spec
- whether the property is approaching a local “ceiling price”
- how the works change the comparable evidence needed (e.g., comparing extended houses to extended houses)
Where documentation isn’t available, surveyors may need to make stated assumptions about compliance and completion.
7) Legal and tenure context (even for houses)
Most houses are freehold, but surveyors still consider factors that affect saleability, such as:
- access rights and shared driveways
- unusual covenants or restrictions (where known)
- boundary irregularities
- potential planning constraints (e.g., conservation areas, listed status)
- flood risk indicators and environmental influences (where relevant and apparent)
These matters can influence demand and the “risk discount” buyers apply.
8) The heart of valuation: comparable sales evidence
A surveyor’s valuation is anchored to sold prices of similar houses.
What makes a strong comparable?
- close proximity (micro-location matters)
- similar style and size
- similar condition level (modernised vs dated)
- similar outside space and parking
- sold recently (or adjusted with market context if older)
Surveyors typically use multiple comparables and reconcile them—rather than picking one convenient sale.
Adjustments
Because no two houses are identical, adjustments are made for differences such as:
- size and layout
- condition and finish
- parking/outside space
- outlook/noise
- extent and quality of extensions
9) Market conditions on the valuation date
A good valuation reflects the market’s mood at that time:
- buyer demand vs supply
- transaction volumes and competition
- affordability pressures (mortgage environment)
- whether the market is rising, stable, or softening
This matters because valuations are time-specific—even a good comparable can mislead if the market has shifted.
10) Practical limitations and assumptions (and why they matter)
Surveyors must state:
- what was inspected and what wasn’t (lofts, roofs, drains, concealed elements)
- any restricted access areas
- whether the valuation relies on information supplied by others
- assumptions made about unseen issues or compliance where evidence is not provided
A transparent valuation is more reliable because you know what could change the figure if new information appears.
The takeaway
When valuing a house, a surveyor looks at the property’s characteristics, condition, location, outside space and parking, quality of improvements, and any risks that affect saleability—then anchors the valuation to comparable sold evidence and local market conditions. The outcome is not just a number, but a reasoned opinion that reflects how real buyers behave.
Need a professional valuation of your house?
Email mail@howorth.uk or call 07794 400 212. Share the property location, the type of valuation you need (sale planning, probate, divorce, tax, buyout, etc.), and any key details about extensions or works completed. We’ll advise the most suitable valuation approach and what information will help produce a clear, defensible figure.