An independent property valuation report gives you an expert opinion on what a property is worth. It is carried out by a RICS-accredited surveyor and can be used when buying or selling a home, releasing equity, or when a valuation is needed for legal or financial purposes.
A property valuation report typically costs from £381 and take one to two hours to complete on site.
To arrange a valuation, call us on or fill in the form below and we will get back to you.
What is an independent property valuation report?
A property valuation report is the most straightforward of the three RICS survey levels. It provides an independent, professional assessment of a property's current market value based on its location, size, condition, age and comparable sales in the area.
It does not include a condition inspection or identify defects. If you want a survey that also covers the structure and condition of the building, a RICS Level 2 Survey includes a valuation as standard, or take a look at how all three surveys compare on our compare surveys page.
You can download a sample Property Valuation Report to see what to expect.
What is the difference between a mortgage valuation and an independent valuation?
A mortgage valuation is carried out by the lender, for the lender. Its purpose is to confirm the property is worth enough to secure the loan, not to give you an accurate picture of what you are paying. You have no right to rely on it and it offers you no protection as a buyer.
An independent property valuation report is carried out on your behalf by a RICS-accredited surveyor with no connection to the lender or the seller. It gives you an accurate, impartial view of the property's market value and puts you in a much stronger position when negotiating a price.
When do you need an independent property valuation?
There are several situations where an independent valuation is useful or required:
- Buying a property: if you want to check you are not overpaying or to support a price negotiation where the valuation comes in lower than the asking price.
- Selling a property: to confirm you are marketing at the right price for current market conditions rather than relying on an estate agent's appraisal.
- Releasing equity: if you are remortgaging or releasing equity and want an independent view of your property's value before committing.
- Help to Buy redemption: a RICS valuation is required when redeeming a Help to Buy equity loan. See the FAQ below for the specific conditions that apply.
- Shared ownership staircasing: a RICS valuation is required to determine the current market value when purchasing additional shares in a shared ownership property.
- Legal proceedings: courts accept RICS valuation reports as evidence in cases involving asset division, divorce settlements or property disputes.
- Third party requirements: housing associations and Help to Buy agencies may require an independent RICS valuation as part of their processes.
How much does an independent property valuation report cost?
An independent property valuation report costs £381 on average based on our data from 2025 to 2026. The final cost depends on the size and value of the property and its location.
For a full breakdown of valuation and survey costs, see our house survey cost guide.
How our RICS surveyors work
All valuations carried out through Surveyor Local are completed by fully qualified, RICS-accredited surveyors who are experienced in the local property market. RICS recommend using a surveyor with local knowledge to ensure the most accurate comparable data is used in your report.
After the physical inspection, your surveyor has 5 to 7 working days to complete and deliver the report, in line with RICS guidelines.
You can order a property valuation report on its own or add a valuation to a RICS Level 3 Survey if you require a more in-depth structural inspection as well. If you order a RICS Level 2 Survey, a valuation is available as an optional add-on at the time of booking.
We cover all of England and Wales. Find a surveyor in your area.
Get in touch about your property valuation
If you have any questions or want to talk through whether a valuation report is the right option for your situation, call us on or fill in the form below and we will get back to you.
Frequently asked questions about property valuation reports
What is an independent property valuation?
An independent property valuation is a professional assessment of a property's current market value carried out by a RICS-accredited surveyor who has no connection to the buyer, seller or lender. Unlike a mortgage valuation, which is done for the lender's benefit, an independent valuation is carried out on your behalf and gives you an impartial view of what the property is worth.
What is the difference between a property valuation and a house survey?
A property valuation gives you a professional opinion on a property's market value. It does not inspect the condition of the property or identify defects. A house survey, such as a RICS Level 2 or Level 3, covers the condition and structure of the property as well. If you want both a valuation and a condition report, a valuation is available as an optional add-on when booking a Level 2 Survey.
How can I get my house valued without selling?
You can commission an independent Property Valuation Report from a RICS-accredited surveyor at any time, whether you are buying, selling or simply want to know what your property is worth. This gives you a professional, evidence-based valuation without committing to a sale.
How long does a property valuation take?
The on-site inspection typically takes one to two hours. After the visit, your surveyor has 5 to 7 working days to complete and deliver the written report.
Who can carry out a property valuation?
A property valuation must be carried out by a RICS-qualified surveyor. RICS recommend using a surveyor who is familiar with the local area and has access to relevant comparable sales data. All surveyors on the Surveyor Local panel are fully RICS-accredited and work locally across England and Wales.
What factors influence the valuation?
Surveyors take into account the property's location, size, age, condition and any modifications or extensions, alongside comparable sales in the area, current market conditions and wider economic factors.
Can I use the valuation to negotiate a lower price?
Yes. If the valuation comes in below the agreed sale price, you have a clear basis to go back to the seller and renegotiate. This is one of the most straightforward uses of an independent valuation when buying a property.
Can I use this valuation for Help to Buy redemption?
Yes. A RICS property valuation from Surveyor Local is accepted for Help to Buy equity loan redemption. The surveyor must meet the following conditions set by Help to Buy:
- Holds qualifications and registration with RICS
- Has no affiliation with any estate agency
- Has no personal connection or relationship to you
- Conducts an internal inspection of the property
- Includes at least three comparable properties with their sale prices in the report
Can I use this valuation for a court order?
Yes. Courts accept RICS property valuation reports as evidence in legal proceedings. This can be relevant in cases involving asset division, divorce settlements or property disputes.
What areas of England and Wales do you cover?
We cover all of England and Wales through our national panel of RICS-accredited surveyors, with local experts across major cities and regions including London, Birmingham, Manchester, Bristol, Leeds, Cardiff and Liverpool. Find a surveyor in your area or get an instant quote to check availability in your location.
