How do chartered surveyors determine what your property is worth? As RICS registered valuers at Cardiff Surveyors, we conduct hundreds of property valuations every year across Cardiff and South Wales. Understanding our methods helps you appreciate the complexity and importance of professional valuations.
Whether you need valuations for probate, Help to Buy Wales, divorce settlements, or simply understanding your property's worth, this guide explains how we determine reliable valuations you can trust.
What is a Property Valuation?
A property valuation is a professional assessment of a property's market value conducted by qualified RICS registered valuers. This differs from estate agent estimates or online automated valuations in several important ways.
Professional RICS Valuations vs. Estate Agent Valuations
As an independent firm of chartered surveyors, our valuations differ from estate agents' estimates:
- Independence: We have no vested interest in inflating values
- Regulation: RICS regulated with strict professional standards
- Methodology: Systematic approach following RICS Red Book standards
- Liability: We carry professional indemnity insurance
- Objectivity: Based on evidence, not sales ambitions
- Legal standing: Accepted by courts, HMRC, and financial institutions
Estate agents want to secure instructions and may overvalue. Our impartial advice provides realistic, defensible valuations.
The RICS Valuation Framework
All our valuations follow the RICS Valuation - Global Standards (the "Red Book"). This ensures consistency, reliability, and professional standards.
Market Value Definition
We determine the estimated amount for which a property should exchange on the valuation date between a willing buyer and willing seller in an arm's length transaction, after proper marketing and where parties acted knowledgeably and without undue pressure.
This might sound complex, but essentially we're determining what someone would realistically pay for your property in current market conditions.
Our Valuation Process
When our team of chartered surveyors conduct a valuation, we follow a systematic process:
1. Initial Information Gathering
Before the inspection, we research:
- Property details (size, age, type)
- Location and area characteristics
- Recent sales of comparable properties
- Current property market conditions in the area
- Any specific valuation requirements (probate, Help to Buy, etc.)
2. Property Inspection
Our chartered surveyors visit the property to assess:
- Accommodation: Number and size of rooms, layout, configuration
- Condition: Overall condition affecting value
- Features: Bathrooms, kitchens, period features, improvements
- Construction: Type, age, materials
- Gardens and grounds: Size, condition, features
- Parking: Garage, driveway, on-street
- Location factors: Views, noise, nearby amenities
We take measurements, photographs, and detailed notes.
3. Comparable Evidence Analysis
This is the heart of our valuation methodology for residential properties:
We research:
- Recent sales (typically within 3-6 months) of similar properties
- Properties in the same location or similar areas
- Comparable size, age, condition, and type
- Asking prices of properties currently for sale
- Properties under offer (if information available)
Our deep knowledge of the local property market helps us identify truly comparable properties. A Victorian terrace in Roath isn't directly comparable to one in Ely - even if similar size - due to location factors.
4. Adjustment for Differences
No two properties are identical. We adjust comparable evidence for:
- Condition: Better/worse than comparables
- Size: Larger/smaller rooms or gardens
- Features: Better kitchen, more bathrooms, original features
- Location: Better/worse street, views, nearby issues
- Parking: Garage vs. street parking
- Time: Market changes since comparable sales
This requires experience and judgment. Our RICS chartered surveyors have valued thousands of properties in Cardiff, giving us the expertise to make accurate adjustments.
5. Market Conditions Assessment
We consider current property market dynamics:
- Supply and demand in the specific area
- Economic conditions affecting buyer sentiment
- Interest rates and mortgage availability
- Local developments or changes
- Seasonal factors
- Recent price trends
6. Valuation Opinion
Based on all evidence and analysis, we form our professional opinion of market value. This is reported with:
- Clear figure (not a range, unless specifically requested)
- Explanation of methodology
- Comparable evidence used
- Factors affecting value positively or negatively
- Any special assumptions or limitations
Different Types of Valuations We Provide
As RICS registered valuers, we conduct various valuation types:
Market Valuations
Standard valuations for purchase, sale, or financial planning purposes. These determine what the property would achieve if sold on the open market.
Probate Valuations
Required for inheritance tax and estate administration. These are date-of-death valuations showing what the property was worth when the deceased passed away.
We provide probate valuations compliant with HMRC requirements, suitable for submission with inheritance tax returns.
Help to Buy Wales Valuations
Specialized valuations for the Welsh Government's equity loan scheme, required when selling, remortgaging, or staircasing. These follow specific guidance from Help to Buy Wales.
Matrimonial Valuations
For divorce settlements, we provide valuations that can be used in court. Often both parties agree to instruct a single independent firm to avoid disputes.
Loan Security Valuations
For lenders assessing whether a property provides adequate security for a loan. We confirm the property's value supports the proposed lending.
Tax Valuations
Private valuations for legal purposes such as tax, including:
- Capital Gains Tax calculations
- Stamp Duty Land Tax disputes
- Gifting properties to family
- Company property transfers
Pre-Purchase Valuations
Independent valuations before committing to purchase, especially useful for:
- Property investors assessing investment potential
- Buyers wanting confirmation of asking price reasonableness
- Cash buyers without lender valuations
- Purchases at auction
Factors Affecting Property Values in Cardiff
Our experience valuing residential properties across Cardiff and South Wales shows these key value factors:
Location
The single biggest factor. Properties in Pontcanna command premiums over similar properties in less sought-after areas. We consider:
- School catchment areas
- Proximity to city center
- Local amenities
- Crime rates
- Transport links
- Neighborhood character
Property Condition
Condition significantly affects value:
- Well-maintained properties command premiums
- Defects requiring remedial work reduce value
- Modern kitchens and bathrooms add value
- Poor condition can reduce value by 10-20%
Size and Accommodation
- Number of bedrooms (3-bed properties most in demand)
- Number of reception rooms
- Bathroom count
- Garden size
- Garage or parking
- Total square footage
Parking
Parking is valuable in Cardiff:
- Garage: adds £15,000-20,000
- Driveway: adds £10,000-15,000
- Permit parking: neutral
- No parking in high-demand areas: reduces value
Energy Efficiency
Increasingly important:
- Good EPC ratings (A-B) add value
- Poor ratings (E-G) reduce value
- Running costs affect buyer decisions
- Rental properties must meet minimum standards
Period Features
In demand in Cardiff:
- Original fireplaces
- Decorative coving and ceiling roses
- Sash windows (if in good condition)
- Original floorboards
- Stained glass
Market Value vs. Other Value Definitions
Different purposes require different value definitions:
Market Value
What the property would sell for on the open market - used for most purposes.
Market Rent
For property investors - what rental income the property would achieve.
Investment Value
Value to a particular investor considering their specific circumstances - higher than market value.
Insurance Reinstatement
Cost to rebuild the property if destroyed - typically higher than market value and important for insurance.
The Comparable Method in Detail
This is the primary method for valuing residential properties. Here's how it works:
Step 1: Identify Comparables
We search for properties that have sold recently with similar characteristics. For a 3-bed Victorian terrace in Roath, we'd look for:
- Other Victorian terraces in Roath or similar Cardiff areas
- Similar size (typically 1,100-1,300 sq ft)
- Similar condition
- Similar features (garden, parking, period features)
- Sold within last 3-6 months
Step 2: Analyze Comparable Sales
We review each comparable, noting:
- Sale price achieved
- Sale date
- Time on market
- Original asking price vs. achieved price
- Property specifics
Step 3: Make Adjustments
If a comparable property had a garage and our subject property doesn't, we adjust downward by the value of the garage (typically £15,000 in Cardiff).
If our property has a modern kitchen worth £15,000 and the comparable had an old kitchen, we adjust upward.
Step 4: Synthesize Evidence
After adjusting all comparables, we have a range of adjusted values. Our professional judgment determines where our subject property sits within this range.
Real Valuation Example
Recently, I valued a 3-bed Victorian terrace in Canton for probate purposes. Here's how I approached it:
Subject property:
- 1,150 sq ft
- 3 bedrooms
- Small rear garden
- No parking
- Original features intact
- Dated kitchen and bathroom
- Generally good condition but needing modernization
Comparable 1: Similar terrace on parallel street, sold 3 months ago for £285,000
- Similar size and features
- Recently renovated kitchen (+£10,000)
- New bathroom (+£5,000)
- Adjusted value for our property: £270,000
Comparable 2: Terrace 0.3 miles away, sold 2 months ago for £265,000
- Slightly smaller (1,050 sq ft)
- Similar condition to our property
- Smaller garden (-£5,000)
- Adjusted value for our property: £275,000
Comparable 3: Nearby terrace, sold 4 months ago for £295,000
- Larger (1,250 sq ft) with extra bedroom
- Off-street parking (+£12,000)
- Adjusted value for our property: £268,000
My valuation opinion: £272,000
This sits in the middle of the adjusted comparable range and reflects the property's specific characteristics in current market conditions.
Factors That Can Complicate Valuations
Some properties are harder to value:
Unique Properties
Unusual properties with few comparables require different approaches. We might consider:
- Depreciated replacement cost method
- Comparable properties from wider area
- Properties with similar features even if different types
Market Changes
If the Cardiff property market is changing rapidly, recent sales may not reflect current conditions. We adjust for market movement.
Defects
Properties with significant defects require expert assessment of impact on value. A property with subsidence or serious damp problems may be unmortgageable, severely affecting marketability and value.
Development Potential
Properties with planning permission or obvious development potential require specialized valuation considering both current use and potential value.
Valuation Reports
Our RICS registered valuers provide detailed written reports including:
- Executive summary with valuation figure
- Property description and accommodation schedule
- Location analysis
- Condition assessment
- Comparable evidence with adjustments
- Market commentary
- Methodology explanation
- Valuation basis and assumptions
- Photographs
- Surveyor credentials and RICS registration
Reports are delivered in a timely manner, typically within 3-5 working days.
Common Valuation Questions
How accurate are property valuations?
Professional valuations from RICS registered valuers are typically accurate within 5-10% of actual achieved sale price. This margin reflects market variability and individual buyer preferences.
Do valuations guarantee sale price?
No. Valuations are professional opinions of market value, not guarantees. Actual sale price depends on finding a willing buyer at that price level and negotiation dynamics.
Why do different valuers give different values?
Valuations involve judgment and interpretation of evidence. Small differences (5-10%) between valuers are normal and acceptable. Large differences suggest one valuer lacks local knowledge or has made errors.
Can I challenge a valuation?
Yes. If you believe a valuation is inaccurate, you can:
- Discuss concerns with the valuer
- Provide additional evidence
- Commission a second valuation
- Use RICS dispute resolution
Our experienced team provides well-evidenced valuations that stand up to scrutiny.
How much do RICS valuations cost?
Costs vary by property value, complexity, and purpose. Standard residential property valuations in Cardiff typically cost £250-500. Probate valuations and complex cases may cost more.
Contact us for an online quote specific to your requirements.
Why Choose Cardiff Surveyors for Valuations
As an independent firm of RICS chartered surveyors, we offer:
- Local expertise: Deep knowledge of Cardiff and South Wales property markets
- RICS regulated: Adherence to strict professional standards
- Independence: No ties to estate agents or lenders
- Experience: Over 2,500 valuations completed
- Reliability: Valuations accepted by courts, HMRC, lenders
- Fast turnaround: Reports in 3-5 days
- Professional service: 25+ years serving the region
Book Your Professional Valuation
Whether you need valuations for probate, Help to Buy Wales, divorce, tax purposes, or understanding your property assets, our RICS registered valuers provide reliable valuations you can trust.
Contact Cardiff Surveyors today. We provide impartial advice and professional property valuation services across Cardiff, Swansea, Newport, Vale of Glamorgan, Bristol and all surrounding areas of South Wales.
Regulated by the Royal Institution of Chartered Surveyors. Providing reliable valuations since 1998.