How far ahead should I get my house valued before selling?
Published 6 October 2026 · 5 min read · By Evren Ergin
Get your first valuations six to nine months before the date you want to move, then a fresh view in the month you list. Rightmove's September 2026 figures show an average of 64 days to find a buyer and a further 150 days to complete, about seven months in all, so a valuation taken late leaves you no time to plan around the number.
TL;DR
- •Rightmove reported on 21 September 2026 that homes take 64 days on average to find a buyer and another 150 days to complete.
- •That is roughly seven months from listing to keys, so working back from your moving date tells you when to start.
- •An early valuation is for planning your budget and your next home; a valuation in the month you list is for setting the asking price.
- •Valuations reflect the market on the day, and with Nationwide reporting prices down 0.2% in September, a figure from spring may already be out of date.
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Most people ask for a valuation when they have already decided to sell. Asking earlier turns the figure from a surprise into a plan.
How long does it take to sell a house in the UK?
Rightmove's September 2026 house price report, published on 21 September, found that homes took an average of 64 days to find a buyer and then a further 150 days to complete. Completion is the day money changes hands and you hand over the keys.
Only 61% of homes listed found a buyer over the period Rightmove measured, ranging from 91% in Scotland to 42% in London, and homes for sale were at a 12-year high. A home priced wrongly at the start can add months to that timeline.
Working back from your moving date, based on Rightmove's September 2026 averages
| Stage | Typical time | When to start if you want to move in June 2027 |
|---|---|---|
| First valuations and planning | 2 to 4 weeks | September to October 2026 |
| Preparing the home and paperwork | 2 to 6 weeks | October to November 2026 |
| On the market until a buyer is found | 64 days on average | Listed by early November 2026 |
| Sale agreed to completion | 150 days on average | Buyer found by mid-January 2027 |
The averages hide a wide spread. Chains, leaseholds and mortgage delays make some sales far slower, and a cash buyer with no chain can be far quicker. Build in slack rather than planning to the day.
Why get a valuation months before I sell?
An early valuation answers the questions that shape the whole move: what you could afford next, whether you need to borrow more, and whether any work is worth doing first. Without a figure, every one of those decisions is a guess.
- It sets your budget for the next home before you fall for one you cannot afford.
- It gives you time to sort paperwork such as building regulations sign-off or an expired EPC.
- It shows whether agents think improvements would pay for themselves in your street.
- It lets you watch the market for a few months, so the asking price does not come as a shock.
An early valuation turns the price from a surprise into a plan.
How long is a house valuation valid?
A valuation has no formal expiry, but it describes the market on the day it is given. Agents base it on recent sold prices, and those move. Nationwide reported on 1 October 2026 that UK prices fell 0.2% in September and annual growth slowed to 0.8%.
In a quiet, steady market a valuation from three months ago may still hold. In a market where mortgage rates have just risen, as they did in September and early October 2026, a figure from the spring should be treated as history and refreshed before you set an asking price.
What is the difference between an early valuation and a listing valuation?
Two valuations, two jobs
| Question | Planning valuation | Listing valuation |
|---|---|---|
| When | 6 to 9 months before moving | In the month you list |
| Purpose | Budget, next home, work to do | Set the asking price and choose an agent |
| What to ask | What range, and what would change it? | What asking price, which sales justify it, and what is your strategy? |
| Commitment | None | You may sign an agency agreement |
Can I get a valuation without being pressured to sell?
Yes. A valuation does not commit you to anything, and you do not need to sign with an agent to get one. Some homeowners still avoid asking early because they expect follow-up calls for months.
ValuQ gives UK homeowners free, side-by-side property valuations from competing local estate agents. Agents see your home's details but not your name or number until you choose to connect, so you can ask in October for a move next summer and decide in your own time. It is free, always.
Is it too early to get a valuation a year before I sell?
No, as long as you treat it as a planning figure. A year out, ask agents for a range and what would move it up or down, then get a fresh view when you are ready to list.
Do I need a new valuation if my old one is six months out of date?
If you are about to set an asking price, yes. Prices and mortgage rates can shift in six months, and the asking price should rest on the most recent sold evidence.
Which month is best for putting a house on the market?
Many sellers aim for spring, when buyer numbers usually rise, but more homes come to market then too. Working back about seven months from your moving date matters more than chasing a particular month.
Should I get valuations before I start looking at homes to buy?
Yes. Knowing what your home is likely to sell for sets a realistic budget, and estate agents take buyers more seriously when their own home is valued and ready to list.
Sources
- [1]The Intermediary: Asking prices up 0.7% in September (Rightmove House Price Index) · 2026-09-21 · https://theintermediary.co.uk/2026/09/asking-prices-up-0-7-in-september-rightmove/
- [2]Nationwide House Price Index (September 2026) · 2026-10-01 · https://www.nationwide.co.uk/media/hpi
- [3]Mortgage Solutions: Just nine sub-5% mortgages left as fixed rates hit three-year high (Moneyfacts) · 2026-10-05 · https://www.mortgagesolutions.co.uk/mortgage-news/2026/10/05/just-nine-sub-5-mortgages-left-as-fixed-rates-hit-three-year-high-moneyfacts/
- [4]GOV.UK: Energy Performance Certificates when buying or selling a home · 2026-10-06 · https://www.gov.uk/buy-sell-your-home/energy-performance-certificates
Terms in this article
Plain-English definitions from the ValuQ property glossary.
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