How much is your house worth? Find out for free.
There are three ways to value a home in the UK. Most sellers need the free one that real local agents do best. ValuQ runs it with multiple competing agents, side by side, without sharing your name or phone number.
The three ways to get a property valuation in the UK
Every route answers a different question. An instant online estimate gives you a ballpark. Local estate agents tell you what your home would sell for. A RICS surveyor gives you a figure that stands up in legal and tax matters. Here is how they compare.
| Route | Cost | Speed | Based on | Best for |
|---|---|---|---|---|
| Instant online estimate | Free | Seconds | An automated model using past sold prices in your postcode | A rough first idea of the ballpark |
| Free valuation from local estate agentsThe route ValuQ runs for you | Free, always | Within 48 working hours on ValuQ | Local agents who sell in your area, assessing your actual property | Setting your asking price before you sell |
| RICS surveyor valuation | Paid. The fee is set by the surveyor, and you pay whether or not you sell | Days to weeks | A formal, independent inspection to the RICS standard | Probate, divorce, tax and other legal purposes |
Route 1: Should you trust an instant online estimate?
Instant online estimates come from automated valuation models. A computer looks at past sold prices in your postcode and produces a figure in seconds. As a free way to get a first ballpark, they are fine. As a number to base your sale on, they are not: the model has never seen your home, cannot tell a renovated kitchen from a dated one, and is commonly 10–20% away from the price a home actually achieves. On a typical UK home that gap is tens of thousands of pounds.
ValuQ deliberately does not produce automated valuations. Every figure on the platform comes from a local estate agent assessing your actual property. If you want to understand how the automated models get it wrong, read our guide to online valuation accuracy or the side-by-side look at instant estimates vs real agents.
Route 2: How do you get a free valuation from estate agents?
This is the route most sellers use to set an asking price, and it is free. Local agents value homes every week in your area; their valuation reflects what buyers are actually paying, not what a model extrapolates. Consumer guidance consistently says the same thing: compare at least threeagent valuations before choosing, because a single valuation can be shaped by a single agent's incentive to win your instruction with a flattering number.
The traditional way to run this route is to invite agents in one at a time: hand each one your name and phone number, host the visits, and field the follow-up calls. ValuQ runs the same route without any of that. Describe your property once, add photos, and multiple local agents submit competing valuations within 48 working hours, side by side on one screen. Your name and number stay hidden until you choose an agent. Free, always. No cold calls.
Route 3: When do you need a RICS surveyor valuation?
Some situations need a valuation that stands up legally or to HMRC: probate, divorce or separation, capital gains and inheritance tax, shared ownership staircasing, extending a lease. For those, a qualified RICS surveyor carries out a formal, independent inspection. It is a paid service. The fee is set by the surveyor, and you pay whether or not you sell.
If that is your situation, a surveyor is the right route, and an estate agent valuation is not a substitute. The reverse is also true: if you are valuing your home because you want to sell it, you do not need to pay a surveyor. A free valuation from local agents who sell in your market is the standard way to set an asking price.
Why one valuation is never enough
Agent valuations on the same property can vary by tens of thousands of pounds. Getting multiple valuations is the single most important thing you can do before selling.
That range can be tens of thousands of pounds on a typical UK home.
Consumer guidance consistently recommends comparing at least three agent valuations before you pick.
Multiple valuations, side by side, without a single cold call.
What determines your property's value?
Estate agents consider many factors when valuing a home. Here are the key ones.
Location & postcode
The single biggest factor. Neighbourhood, transport links, schools, and local amenities all contribute.
Property size
Number of bedrooms, bathrooms, and total floor area (square footage or square metres).
Condition & presentation
Updated kitchens, bathrooms, and well-maintained interiors command a premium.
Comparable sales nearby
Recent sale prices for similar properties in your street or postcode.
Current market conditions
Interest rates, buyer demand, and seasonal factors all affect what buyers will pay today.
Outdoor space
Gardens, patios, parking, and garages all add measurable value.
Online estimates vs. real agent valuations
Automated online estimates
- Based on historical sale data
- Cannot see condition or presentation
- Often 10–20% off actual value
- No local market knowledge
- Useful as a rough starting point only
ValuQ. Real agent valuations
- From active local agents who know your area
- Based on your property description and photos
- Competing valuations. Agents are motivated
- Accurate reflection of today's market
- 100% free, anonymous, no obligation
Whichever route you pick, remember: by law, any valuation figure used in a listing must be backed by accurate material information.
Property valuation questions answered
What are the three ways to get a property valuation in the UK?
There are three routes: an instant online estimate (an automated model gives a rough figure in seconds, free), a valuation from local estate agents (agents assess your actual property, free, and the route most sellers use to set an asking price), and a formal RICS surveyor valuation (a paid, independent inspection used for probate, divorce, tax and other legal purposes). Most home sellers need the second route; ValuQ runs it with competing local agents, side by side, without sharing your personal details.
How do I get a free property valuation in the UK?
With ValuQ, you can get a free property valuation by describing your property and uploading photos. Local estate agents covering your area submit competing valuations within 48 working hours, without you having to give away your personal details. It is completely free for sellers.
How accurate are online property valuations?
Automated online valuations (AVMs) can be a useful starting point but are often inaccurate by 10–20% because they rely on historical sale data and cannot account for the condition, presentation, or unique features of your home. A valuation from a local estate agent who has visited similar properties in your area is significantly more accurate. With ValuQ, you get valuations from actual local agents. Not an algorithm.
When do I need a RICS surveyor valuation instead of an estate agent?
You need a formal RICS valuation when the figure has to stand up legally or to HMRC: probate, divorce or separation, capital gains and inheritance tax, shared ownership staircasing, or extending a lease. It is a paid, independent inspection and you pay whether or not you sell. For setting an asking price to sell your home, a free valuation from local estate agents is the standard route.
How much is my house worth in the UK?
The value of your house depends on: its location and postcode, size (number of bedrooms and floor area), condition and presentation, recent sale prices of comparable properties nearby, and current market conditions. The most reliable way to find out what your house is worth is to get valuations from local estate agents who are actively selling in your area.
Do I have to let an agent into my home to get a valuation?
With ValuQ, agents submit their initial valuations based on your property description and photos. No home visit required at that stage. If you decide to proceed with an agent after comparing valuations, they will arrange a visit before formally listing your property.
More from ValuQ
Property valuation by area: London · Basildon · Romford · Chelmsford · Watford · Manchester