Property valuations: questions to ask an agent

A property valuation is a key step whether you are selling, letting, or simply curious about your home’s value. Estate agents and surveyors offer different types of valuations, and the questions you ask now can save you time, money and confusion later. Knowing what to expect, and what to challenge, helps you compare agents fairly before you decide who to instruct.

Understand the types of property valuation

Not all valuations are the same. The main types each serve a different purpose:

• Market appraisal by an estate agent: This is the most common starting point if you are considering putting your property on the market. The estate agent gives an opinion on the likely selling price based on local sales and current demand. It is not a formal valuation and is not intended for lending or legal purposes.
• Formal valuation by a surveyor: For remortgaging, probate, divorce, or legal disputes, you may need a formal valuation. These are carried out by a qualified surveyor, often a member of the Royal Institution of Chartered Surveyors (RICS). The figure is intended to stand up to legal or financial scrutiny and is based on a set methodology.
• Mortgage valuation: If you need a mortgage, the lender will commission their own valuation (sometimes called a valuation survey) to check that the property is worth the amount you want to borrow. This is for the lender’s benefit, not yours, and may be much briefer than a full survey.

Each type may give a different figure for the same property. Be clear on which you are getting, and why.

Ask about free, virtual and rental valuations

Estate agents now offer more than just in-person sales appraisals. Depending on your needs and the property, you may want to ask about:

• Free valuation: Many agents offer a free market appraisal as a way to meet potential clients. It is worth confirming that there is no obligation or hidden fee, and whether any follow-up services come with a cost.
• Virtual valuation: Some agents can give an initial estimate based on photos, video tours, or a video call. This can be useful if you are short on time or live elsewhere, but may be less precise than an in-person visit.
• Rental valuation: If you are considering letting rather than selling, ask whether the agent can appraise the likely rental income as well as the sale value.

On Annuvell Local, you can see at a glance which agents offer free, virtual, or rental valuations. This helps shortlist those who match your requirements before making contact.

Questions to ask about the valuation figure

The figure an agent gives you is only as good as the evidence and reasoning behind it. Before you take any number at face value, ask:

• What recent local sales have you used as evidence? A well-prepared agent should be able to name similar properties, their sale prices, and when they sold. Ask for addresses or postcodes if possible, so you can check them yourself.
• How does your suggested asking price compare to the expected selling price? Some agents price higher than they expect to achieve, assuming buyers will negotiate down. Others suggest a realistic starting point. Ask what outcome the figure is based on.
• What assumptions have you made about time on the market? A high price may mean a longer wait for the right buyer. Ask how long the agent expects it will take to sell at their suggested price, and what would make them revise this estimate.
• What factors would change your valuation? Market conditions, property condition, or legal issues can all shift a valuation. Find out what would make the agent adjust their figure up or down.

Write down the answers from each agent. This makes it easier to compare later and to spot any agent who cannot back up their claims.

Why the highest valuation is not always the best

It is tempting to go with the agent who gives the largest number. However, there are reasons to be wary of simply picking the highest valuation:

• Some agents may give an optimistic figure to win your instruction, only to suggest reducing the price later.
• An overpriced property can sit unsold, becoming stale on the market and prompting buyers to wonder what is wrong with it.
• Agents who are realistic about the local market and willing to justify their figure are more likely to attract the right buyers quickly.

Instead of focusing on the headline number, compare the evidence, reasoning, and openness of each agent. It is usually wise to invite three agents and compare their appraisals side by side. Use the compare tool on Annuvell Local to check which agents offer the types of valuation you want and how their services differ.

How to compare three market appraisals

Once you have three appraisals, review them methodically:

• Evidence base: Which agent provided the most convincing comparable sales or rentals?
• Clarity of assumptions: Did each agent explain their reasoning clearly, and do their figures make sense with your own research?
• Differences in approach: Notice whether one agent’s figure is much higher or lower than the others, and ask them to explain why.
• Service and communication: Consider how each agent handled your questions, their punctuality, and whether you felt comfortable with their approach.

If two appraisals are close and one much higher, ask the outlier to justify their figure. Sometimes there is a genuine reason, but sometimes it reflects wishful thinking rather than market reality. You can also ask agents for their recent sales track record, though you should check these independently where possible.

Preparing for the agent’s visit

Getting ready for a valuation visit means you get more accurate advice and make the most of your time with each agent. Before the appointment:

• Gather key documents: If available, have your title deeds, leasehold details, and any planning permissions or building certificates to hand. These can help answer questions about the property’s legal status or improvements.
• Prepare access: Make sure the agent can see all parts of the property, including outbuildings, lofts, and gardens. Tidy rooms to help the agent assess space and condition.
• List your questions: Write down what you want to ask, including how the valuation was calculated, what would change it, and how the agent would market your property. Taking notes during the visit helps you remember each agent’s answers.

If you are considering a virtual valuation, check in advance what the agent needs from you (photos, measurements, video walkthrough, etc.).

You can see which agents offer virtual valuations on Annuvell Local, making it easier to plan if you are not able to meet in person.

Next steps

Shortlist three estate agents who offer the type of valuation you need—free, virtual or rental—using Annuvell Local. Prepare your documents and questions, book each appraisal, and write down the evidence and reasoning each agent provides. For more tips on choosing and questioning agents, see How to choose an estate agent to sell your home and Questions to ask an estate agent before you instruct them.