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House valuation online vs agent vs RICS vs sold prices: what each tells you

House valuation online, an estate agent appraisal, an RICS valuation and Land Registry sold prices compared: what each costs, what it is for, and how accurate.

4 min read
Last reviewed 4 November 2026
By Your Property Check team

Part 1 of 6

The four sources side by side

General information, not advice. People say "valuation" for four quite different things. This table compares them by what they are, what they cost where a source gives a cost, and what they are good for.

Source	What it is	Cost	Good for	Limit
Online estimate	An automated range from sales data	Often free	A first sense of the range	Cannot see inside the home
Estate agent market appraisal	An agent's informal estimate of the likely selling price	Typically free	Choosing an asking price	The agent may want your business
RICS valuation	A formal, written valuation by a Registered Valuer under the Red Book standards	A fee; no official price list	Probate, tax, divorce, lending	Costs money and needs a visit
Land Registry sold prices	What nearby homes actually sold for	Free	Evidence for any of the above	Past sales; lags the market

Citizens Advice says many agents do free valuations, so you can ask two or more local agents, and that a formal valuation means paying a fee. Savills describes a market appraisal as an informal, typically free estimate by an agent to help set an asking price, and a formal valuation as paid for and carried out by an RICS Registered Valuer under the Red Book standards.

Part 2 of 6

Online estimates

An online estimate takes sales data and produces a figure or a range. It cannot know your kitchen, your extension or the state of the roof. Our own free house value check builds a range from Land Registry sales near you, moved on with the official house price index, and says plainly that it is not a formal valuation.

We test it against real sales. In our July 2026 backtest of 600 sales, using only sales recorded before the start of the month and Land Registry category A prices, the median error was 12.2%. 41.7% of estimates landed within 10% of the price actually achieved, 70.2% within 20%, and 75.8% of achieved prices fell inside the range we showed. The median bias was -1.3%. In plain terms: close for some homes, well off for others, which is why we show a range. The full results are on our house value accuracy page. Any online tool that shows a single exact number is claiming more than the data can support.

Part 3 of 6

Estate agent market appraisal

An agent knows the local market and recent viewings, and the appraisal usually costs nothing. Its purpose is to help set an asking price, not to be a legally defensible figure. Citizens Advice suggests checking the agent's suggested price by comparing it with similar houses in the area. Our article on estate agent fees explains what an agent charges if you choose them.

Part 4 of 6

RICS valuation

The RICS guide to residential valuations lists the main types: mortgage valuations for lenders, HomeBuyer valuations for buyers, valuations for shared ownership and Right to Buy, and tax or legal valuations such as inheritance tax, divorce or capital gains tax. It says valuers use professional judgement supported by an evidence base, and that a valuation is not a building survey and does not identify all defects.

Cost: no RICS page we read gives a price for a valuation. The RICS surveys guide says surveys start at a few hundred pounds, that some bespoke services cost over £1,000, and that a Level 2 survey can be combined with a market valuation, which a Registered Valuer should provide. Ask for fixed quotes from more than one firm.

Part 5 of 6

Land Registry sold prices

HM Land Registry's Price Paid Data covers all residential property sales in England and Wales sold for value and lodged for registration. It leaves out some transfers, such as discounted Right to Buy sales, gifts and court-ordered transfers. The gap between a sale and its registration typically ranges from 2 weeks to 2 months, so the two most recent months are incomplete. Search it with our sold prices tool; the background is in Land Registry Price Paid Data explained.

Part 6 of 6

Which to use for what

Thinking about selling: start with sold prices and a free online range, then ask two or three agents.
Remortgaging or buying: the lender will arrange its own valuation.
Probate, divorce or tax: use an RICS Registered Valuer, because the figure may need to stand up to scrutiny.
Comparing opinions: if the figures are far apart, look at the sold homes each one relies on.

No source can promise what a buyer will pay. Get at least two views and the sold evidence. This page is general information, not advice. Sources were checked on 4 November 2026.

Our take

Treat every valuation as a range, not a number

An online estimate cannot know your kitchen, your extension or the state of the roof, and an agent's appraisal is an informal opinion. Our view: start with Land Registry sold prices, ask two or three agents, and pay for a formal RICS valuation only when a rule requires one.

Our free house value check gives an honest value range from real HM Land Registry sold prices in your postcode, with the comparable sales and the working shown. No email or phone number is needed, and it is a good first step before you speak to any agent.

Check my value

Our opinion, drawn from the facts on this page: not advice and not a forecast. We earn from OfferCheck reports and from introducing sellers to cash buyers, so weigh it with that in mind (see our disclosure). We are not authorised or regulated by the FCA.

Questions, answered

Frequently asked questions

What is the difference between a market appraisal and a valuation?

A market appraisal is an informal estimate by an estate agent, typically free, to help set an asking price. A valuation is a formal, paid report by an RICS Registered Valuer, used for purposes such as probate, tax, divorce and lending.

How accurate are online house valuations?

It varies. In our July 2026 test of 600 sales, 41.7% of estimates were within 10% of the achieved price and 70.2% within 20%. That is why we show a range and call it an estimate, not a valuation.

How much does an RICS valuation cost?

No RICS page we read states a price. RICS says surveys start at a few hundred pounds and some bespoke services cost over £1,000. Get quotes from several firms and ask what is included.

Is an estate agent valuation free?

Citizens Advice says many agents do free valuations. You can get two or more so you can compare. The agent may be hoping to be instructed, so check the price against similar sold homes nearby.

Where can I see what nearby houses sold for?

HM Land Registry's Price Paid Data covers residential sales in England and Wales and is free to search. It lags by 2 weeks to 2 months, so the most recent sales may be missing.

Where this comes from

Sources

Last reviewed 4 November 2026 by the Your Property Check team. This page is general information, not legal, tax or financial advice. For your own situation, speak to a conveyancing solicitor or another qualified professional.