In short
An agent's valuation is a sales pitch as well as an opinion. Have a list of improvements with dates, your EPC and any certificates ready, point out what a buyer cannot see, and ask every agent which recent sold prices support their figure. Compare evidence, not headline numbers.
Last updated . Reviewed by FindYourAgent editorial.
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Have ready
One folder on the kitchen table.
- A list of work done since you bought, with dates and rough costs: boiler, roof, windows, extension, rewiring.
- EPC and any building regulations certificates.
- Your council tax band, typical energy bills and broadband speed.
- Leasehold details if relevant: years left, service charge and ground rent.
- The price you paid and when.
During the visit
Agents spend 30–60 minutes. Use it.
- Point out what a buyer cannot see: loft insulation, new boiler, damp-proofing guarantee.
- Be honest about known problems. They come out at survey anyway.
- Ask which three recent sales nearby they compared your home with.
- Ask how many similar homes they have sold in the last year.
- Ask what price they would recommend you accept, not just list at.
After three valuations
The highest figure is the least reliable.
- Put the three figures and their evidence side by side.
- Check the sold prices yourself on the Land Registry or a property portal.
- Be wary of a figure well above the others with no evidence behind it.
- Choose the agent with the best evidence and track record, then negotiate fees.
Our take
A valuation tells you what the agent thinks you want to hear as much as what the house is worth. The agent quoting a sensible figure with three real sold prices behind it is usually the one who will sell the house.
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