Free House Valuation: Everything UK Homeowners Need to Know in 2025
Whether you’re thinking of selling your home, remortgaging, or just curious about its worth, getting a free house valuation is the ideal first step. But what does a valuation actually involve, how accurate are they, and which option should you choose?
In this guide, we break down the different ways to get a free property valuation in the UK, how banks use them, and how to increase your home’s estimated value.
What Is a House Valuation?
A house valuation is an assessment of a property’s current market value. It’s based on factors such as:
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Recent local sales data
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Property condition and size
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Location and local amenities
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Market demand and economic conditions
There are different types of valuations:
| Type of Valuation | Purpose | Usually Free? |
|---|---|---|
| Estate Agent Valuation | For marketing a home sale | ✅ Yes |
| Bank or Mortgage Valuation | For remortgage or new loan | ❌ Usually not |
| Online Valuation Tool | Instant automated estimate | ✅ Yes |
| RICS Surveyor Valuation | Official value for legal/mortgage purposes | ❌ No |
Why You Might Want a Free House Valuation
There are many reasons why a homeowner might want to get a free valuation, including:
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Planning to sell your home
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Switching mortgage lenders (remortgage)
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Monitoring investment growth
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Calculating equity for a second mortgage
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Assessing affordability for moving or retirement planning
Even if you don’t plan to sell, understanding your property’s current value helps you make more informed financial decisions.
How Accurate Are Online Property Valuations?
Free online valuation tools use automated valuation models (AVMs) to calculate a property’s worth based on data such as:
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Land Registry sale prices
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Square footage
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Bedroom count
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Local market trends
While these can be helpful for a ballpark figure, they are often less accurate for unique homes, recently renovated properties, or homes in rapidly changing markets.
Recommended UK tools:
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Nationwide House Price Calculator
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Rightmove Valuation Tool
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Zoopla Estimate
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Barclays Property Valuation Service
These can be useful starting points but are best supplemented with a physical valuation.
Estate Agent Valuations: Still the Most Popular Option
Booking a free valuation with a local estate agent is often the most accurate approach, especially if you are considering selling.
What to expect:
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An agent visits your property (or conducts a virtual tour)
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They assess size, layout, condition, and location appeal
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You receive a suggested marketing price
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There’s no obligation to list with that agent
Tip: Get 3 different valuations for comparison, especially if you live in an area with diverse property types.
How Banks Value Your Property for Mortgages
When applying for a mortgage or remortgage, your lender will arrange their own valuation—often referred to as a mortgage valuation.
This is primarily to protect the lender, not to reflect true market value. They want to confirm the property is worth the loan amount requested.
Examples from UK lenders:
| Bank | Valuation Type Used | Notes |
|---|---|---|
| Halifax | Desktop or physical inspection | Free valuation for remortgages with some fixed-rate products |
| NatWest | Automated for lower LTVs | Physical valuation triggered above certain borrowing thresholds |
| HSBC | Free valuation on all remortgages | Higher loan amounts may include full inspection |
| TSB | Free valuation with selected deals | Online or in-person based on application |
You typically don’t get to choose or negotiate this valuation method.
What Increases (or Decreases) a Valuation?
Several home improvements can have a positive effect on your valuation:
| Improvement | Estimated Value Boost |
|---|---|
| New kitchen or bathroom | +5% to +10% |
| Loft conversion or extra bedroom | +10% to +20% |
| Conservatory or garden office | +5% to +10% |
| Fresh paint and modern décor | +2% to +4% |
| Decluttering and deep cleaning | +1% to +3% (better impression) |
Conversely, major repairs left unresolved—like damp, roof issues, or outdated electrics—may reduce your valuation or discourage buyers altogether.
How to Prepare for a Valuation Visit
Before a physical valuation (either by an estate agent or a lender), follow these tips:
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Tidy and clean every room – First impressions count
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Open curtains and let in light – Makes space look larger
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Provide renovation records – Prove value-adding work was done properly
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Note local improvements – New transport links or schools can boost appeal
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Secure pets – To avoid distractions during inspection
A professional presentation helps ensure your home is valued at the top of its realistic range.
How Often Should You Get a Valuation?
There’s no hard rule, but generally:
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If you’re not planning to sell: Every 1–2 years is enough to stay informed
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If you’re remortgaging: Just before your deal ends (often after 2 or 5 years)
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If selling: Get up-to-date valuations just before listing
Market conditions can shift quickly, especially in response to interest rate changes or regional demand fluctuations.
Should You Pay for a Valuation?
In most cases, free valuations are sufficient. However, consider a paid RICS valuation (typically £250–£600) if:
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You’re involved in a legal dispute
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You’re buying out a partner or spouse in a divorce
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You’re using the property for business or tax purposes
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A bank requests one for high-value borrowing
Final Thoughts: Free Valuation Is Just the Start
Getting a free house valuation is an easy, low-risk way to take control of your property’s future—whether you’re selling, remortgaging, or just curious.
✅ Use trusted online tools to get a starting point
✅ Book multiple local estate agent valuations to compare insight
✅ Understand how banks view your property differently for lending purposes
✅ Consider improvements that could significantly increase your value
To try a quick estimate now, visit the Rightmove Property Valuation Tool.