RED BOOK VALUATION

Compare independent RICS valuers for a Red Book market valuation

Instant fixed quotes from local RICS valuers for an independent Red Book valuation — for probate, tax, divorce, shared ownership or settling a fair price. Compare and book in minutes.

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RICS is the Royal Institution of Chartered Surveyors, the professional body behind chartered valuers (look for AssocRICS, MRICS or FRICS after their name). A RICS Red Book valuation follows a single recognised standard, is independent and impartial, and is backed by professional indemnity insurance — which is why HMRC, the courts, lenders and probate registries accept the figure.

London · SW18

RICS regulated

★★★★★ 4.9 · 120 reviews

Service: RICS valuation
Earliest visit: Tue 9 Jun
Fixed quote: £250 inc. VAT

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Independent RICS Valuation

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An independent RICS valuation is a formal, impartial assessment of what a property is genuinely worth on the open market, prepared to the RICS Red Book standard. Unlike a free mortgage valuation, which only reassures a lender, it gives you a defensible figure you can rely on for probate, tax, divorce, shared ownership, Help to Buy or simply settling a fair price.

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Your appointment is arranged

Your chosen provider liaises with the agent or vendor, attends, then sends your report.

Is this the right one?

Who a RICS valuation is for.

Executors and administrators settling an estate who need a date-of-death valuation for probate and Inheritance Tax
Couples dividing assets in a divorce or separation who need an impartial figure both sides can accept
Anyone reporting to HMRC — for Inheritance Tax, Capital Gains Tax or stamp duty on a related-party transfer
Shared-ownership leaseholders staircasing, or Help to Buy borrowers repaying their equity loan, who need a RICS valuation the provider will accept
Buyers and sellers who want an unbiased second opinion on price, independent of the estate agent

What you get

What a Red Book valuation includes

A defined market value

A single, evidenced figure for the property's open-market value at a stated valuation date — the headline output of a Red Book report.

Comparable evidence

The recent local sales and listings the valuer relied on, so the figure is transparent and can stand up to scrutiny from HMRC or a court.

The basis and purpose of value

States exactly why the valuation was prepared — probate, tax, matrimonial, secured lending, staircasing — and the basis used, as the figure can differ by purpose.

Date-of-death or retrospective figures

For probate and tax, the value as at a specific past date rather than today's — essential for estate accounts and HMRC.

Property and tenure details

Size, type, tenure and the key characteristics that influence value, including anything that materially helps or hinders the figure.

Assumptions and limitations

What the valuer assumed and what falls outside scope, so everyone reading the report understands its boundaries.

Special assumptions where needed

Where relevant, value on a special assumption — for example with planning consent in place, or as if certain works were complete.

A signed, insured report

A formal document signed by a RICS-registered valuer and backed by professional indemnity insurance, suitable to submit to a third party.

Not a condition survey

A valuation assesses worth, not the state of the building. If you need defects checked, that is a separate RICS Level 2 or Level 3 survey.

How much it costs

RICS valuation cost in 2026.

On Home.co.uk it's a fixed £299–£699 inclusive of VAT — the quote you see is the price you pay, with no "from £X" teasers and no add-ons at checkout

£250–£600

UK average roughly £350–£450 for a standard home

Price is driven mainly by the property's value and size, its complexity and location, and whether a retrospective or special-assumption figure is needed; London and the South East typically run higher than the national average.

How long it takes

Appointment and turnaround.

On-site / inspection

around 30–60 minutes on site for a typical home

Report / certificate

usually within around 3–5 working days

allow roughly 1 week from booking to receiving the signed report; complex, high-value or retrospective valuations can take longer

Why compare here

Comparing that actually means comparing.

Rivals make you fill in a form and wait for a panel to email estimates and call you back. Home.co.uk shows you bookable quotes you can confirm in minutes.

Real fixed prices

Every quote is the price you actually pay, inclusive of VAT — compare fairly in seconds.

Live availability

See who can attend soonest and confirm online there and then — no waiting for a callback.

Genuine reviews

Real customer reviews help you weigh experience and service — the cheapest quote isn't always right.

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Regulated & accountable

Every provider is RICS.

When you compare on Home.co.uk you're comparing like-for-like, accredited providers — not the cheapest unqualified option.

Common questions

RICS valuation, answered.

What is a RICS Red Book valuation?

It is a formal valuation prepared to the RICS Valuation – Global Standards, known as the Red Book. A RICS-registered valuer inspects the property, analyses comparable evidence and produces a signed report giving the open-market value at a stated date. Because it follows one recognised standard and is backed by professional indemnity insurance, third parties such as HMRC, the courts and lenders will accept the figure.

How is this different from a free mortgage valuation?

A mortgage valuation is carried out for the lender to confirm the property is worth roughly what they are lending. It is brief, you usually never see the full report, and it is not designed to protect you. An independent RICS valuation is commissioned by you, for your purpose — probate, tax, divorce or settling a price — and gives you a detailed, defensible figure you can act on or submit to a third party.

Is a valuation the same as a survey?

No. A valuation tells you what a property is worth; it does not assess the condition of the building. A RICS Level 2 (HomeBuyer) or Level 3 (Building) survey is a separate service that inspects for defects such as damp, movement and roof problems. If you need both, you would book them separately, though the same firm may be able to provide each.

How much does an independent RICS valuation cost in 2026?

In the UK an independent valuation typically costs around £250–£600, with a standard home often falling near £350–£450. Price depends mainly on the property's value and size, its complexity, location, and whether a retrospective or special-assumption figure is required. On Home.co.uk the price is fixed and inclusive of VAT, so the quote you compare is exactly what you pay.

Will a RICS valuation be accepted for probate and Inheritance Tax?

Yes. A formal valuation by a RICS-registered valuer is the recommended way to value a property for probate and Inheritance Tax, and HMRC will accept it. Crucially it gives the value as at the date of death, not today's figure. A signed Red Book report carries far more weight than an estate agent's free market appraisal if HMRC queries the estate.

Can I use it for a divorce or separation?

Yes. An independent RICS valuation gives both parties an impartial figure to divide the matrimonial home fairly, and one prepared to the Red Book can be relied upon in financial proceedings. Because the valuer is independent of either side, it removes the disputes that often arise when each partner relies on a different estate agent's estimate.

Do I need a RICS valuation for shared ownership or Help to Buy?

Usually, yes. To staircase on a shared-ownership home, or to repay a Help to Buy equity loan, the provider normally requires a current market valuation from a RICS-registered valuer, often valid for around three months. Always check your provider's exact requirements before booking so the report meets them.

What is a date-of-death or retrospective valuation?

A retrospective valuation assesses what a property was worth at a specific date in the past rather than today. For probate it is the value at the date of death; for Capital Gains Tax it may be the value when you acquired or inherited the property. A RICS valuer uses comparable evidence from around that date to produce a defensible historic figure.

How long is a RICS valuation valid for?

A market valuation reflects values at the valuation date, and property prices move, so it represents a point in time rather than an indefinite figure. Many providers — for example shared-ownership and equity-loan schemes — treat a valuation as valid for around three months. If your matter drags on, you may need it refreshed, so time the booking to suit your deadline.

Does the valuer need to visit the property?

For a formal Red Book valuation the valuer normally inspects the property in person, as the figure must reflect its actual size, layout and characteristics. The visit is typically short — around 30 to 60 minutes for a standard home. Desktop or drive-by valuations exist for some purposes but are not a substitute where a full inspection is required.

Do the quoted prices include VAT, and are they final?

Yes. Every quote you compare on Home.co.uk is fixed and inclusive of VAT — the figure you see is the figure you pay, with no "from" teasers and nothing added at checkout. If a valuation is unusually complex, the valuer will discuss any extra requirement with you separately before any further work is agreed.

Should I just use the estate agent's free valuation instead?

For an informal idea of asking price, an agent's appraisal can be a starting point, but it is a marketing estimate, not an impartial valuation, and the agent acts for the seller. For probate, tax, divorce, staircasing or any figure you need to submit to a third party, an independent RICS valuation is the appropriate, defensible choice.

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