Property Valuation Survey | RICS Red Book Quotes

Valuation Types

Which Property Valuation Do You Need?

There are several types of independent property valuation, each suited to a specific purpose. Our accredited valuers cover them all.

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RICS Red Book Valuation

A formal, legally defensible market valuation produced under RICS Valuation — Global Standards. Accepted by HMRC, courts, lenders, and official bodies. Required for probate, divorce, and Help to Buy.

From £450

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Remortgage Valuation

An independent assessment of your property's current market value for remortgage purposes. Useful if you wish to challenge your lender's panel valuation or obtain equity release.

From £420

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Matrimonial / Divorce Valuation

An independent market valuation for the purposes of financial settlement on separation or divorce. Must be a formal Red Book report to be accepted by the family court.

From £480

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Probate Valuation

An independent valuation of a property at the date of death for Inheritance Tax and estate administration purposes. A formal RICS Red Book report reduces the risk of HMRC challenge.

From £400

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Help to Buy Valuation

Required when repaying or stair-casing a Help to Buy equity loan. The valuation must be a formal Red Book report carried out by a RICS-registered valuer and submitted to Target HCA.

From £450

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Shared Ownership Valuation

A Red Book valuation used to set the sale price of your shared ownership property or to staircase (buy additional shares). The housing association must accept any RICS-registered valuer.

From £450

Property Valuation Costs by Value

Property Value	Red Book Valuation	Probate Valuation	Divorce / Matrimonial
Up to £200,000	£450 – £520	£400 – £480	£480 – £550
£200,001 – £400,000	£500 – £600	£440 – £530	£520 – £620
£400,001 – £700,000	£570 – £700	£490 – £600	£580 – £700
£700,001 – £1,200,000	£680 – £880	£560 – £700	£660 – £850
Over £1,200,000	£850+	£680+	£800+

Costs are indicative. Final fees depend on property size, complexity, access, and location. Get a free quote for an accurate price.

What Does a Valuation Survey Involve?

An independent property valuation involves a qualified surveyor visiting the property to carry out a physical inspection, then researching comparable sales evidence to determine market value. Here's the process:

✓ Instruction & booking — confirm purpose, agree fee, book inspection
✓ Site inspection — internal and external visit (typically 30–90 mins)
✓ Comparable analysis — recent sales of similar nearby properties reviewed
✓ Market value assessed — valuer forms professional opinion of open market value
✓ Written report issued — formally compliant Red Book report produced
✓ Report delivered — typically within 3–7 working days of inspection

📌 Important: A mortgage valuation carried out for your lender is not the same as an independent Red Book valuation. Lender valuations are for the bank's benefit only and cannot be relied upon for legal, tax, or court purposes.

Independent Valuation vs Mortgage Valuation

	Red Book Valuation	Mortgage Valuation
Who it's for	You (the owner or buyer)	The lender only
Legal standing	Formally accepted by courts, HMRC, and lenders	For lending decisions only — no wider legal use
Duty of care	Valuer owes duty of care to you	No duty of care to borrower
Report issued to you	Yes — full written report	Usually no — brief summary at most
Suitable for probate	Yes	No
Suitable for divorce	Yes	No

Frequently Asked Questions

A RICS Red Book valuation is a formal property valuation carried out under the RICS Valuation — Global Standards (informally known as the "Red Book"). It is the gold standard for independent property valuations in the UK — legally defensible, accepted by HMRC, courts, mortgage lenders, and official bodies. Only RICS-registered valuers can produce a Red Book-compliant report.

The physical inspection typically takes between 30 minutes and 2 hours depending on the size and complexity of the property. The written report is usually issued within 3–7 working days of the inspection. Some valuers offer a faster turnaround for an additional fee if you are working to a deadline.

Yes. If your lender's surveyor has down-valued a property, you can commission an independent Red Book valuation from a different RICS-accredited valuer. A well-evidenced counter-valuation supported by comparable sales data can be submitted to your lender for reconsideration. Many lenders will review their figure if presented with robust independent evidence.

For estates above or near the Inheritance Tax threshold (£325,000 as of 2024), a formal RICS Red Book valuation is strongly recommended. While HMRC will accept an estate agent's written estimate for simpler estates, a formal valuation provides a legally defensible figure that is far less likely to be challenged. The cost (typically £400–£600) is modest relative to the risk of an HMRC dispute.

Most formal valuations are considered current for 3 months from the date of inspection, though this varies by purpose. Help to Buy redemption statements are typically valid for 3 months. Probate valuations are backdated to the date of death and are not time-limited in the same way. Shared ownership and matrimonial valuations are typically only accepted if less than 3–6 months old.