There are several reasons why you might be curious about the current value of your home. Perhaps you’re considering moving house, thinking about using some of the equity in your home, or are just curious to know whether your property has increased in value. Whatever your reason for asking “How much is my house worth?”, this guide will take you through your different options.
How much is my house worth?
What's in this article
Jump to section:
- What’s the best way to get a house valuation?
- Can I use house values in my street to find out how much my house is worth?
- Can I get an online property valuation?
- Estate agent valuations
- Property valuations by a RICS surveyor
- Can you get your house valued for free?
- When buying a house, how do mortgage lenders value your house?
- How does a surveyor value your house?
- What can impact the value of my home?
- Does your house get valued when you remortgage?
- When remortgaging, who values your house?
- What increases the value of my house?
- How much has my house increased in value over the last 5 years?
- What will my home be worth in 5 years?
What’s the best way to get a house valuation?
The most accurate valuation is a RICS surveyor’s report. The quickest and cheapest are free estate agent visits or online portal estimates. Which is best, depends on whether you need mortgage-grade accuracy or just a ballpark figure.
Can I use house values in my street to find out how much my house is worth?
Yes, but only as a rough guide. Sold prices on your street tell you about local demand, not your specific property’s condition, layout, or finish, all of which move the real figure significantly.
Can I get an online property valuation?
Yes. Portals like Rightmove and Zoopla offer free instant estimates based on local sold-price data and price-growth trends. These are useful starting points but not accurate enough to price a sale or satisfy a mortgage lender.
These online valuations use statistical data, including local sold house price data and regional property price growth trends, to make an educated guess at the value of your home. The figure given by an online tool will be an estimate rather than an accurate property valuation, as they simply don’t have enough data about your home to give an accurate figure. That being said, they are great for giving you an initial idea of roughly what your home might be worth.
Do I have to pay to value my house online?
No. Online valuation tools are free, though some require an email address or account registration to see the figure.
Estate agent valuations
An estate agent valuation is free and gives a reasonably accurate market estimate, as a local agent will have thorough knowledge of the local property market and current market trends, so their assessment should be fairly accurate. However, treat it with a little caution. Agents are pitching for your business, so valuations can run optimistic.
Do estate agents charge to value your house?
No. Estate agents value houses for free because a valuation is how they win your business.
Property valuations by a RICS surveyor
A RICS surveyor’s valuation is the most accurate you can get, and the only one mortgage lenders rely on, because it’s based on a physical inspection plus formal comparable-sales analysis, not just market data.
This is usually during the process of buying the property, but you can also request a formal RICS valuation when remortgaging if you don’t agree with the mortgage lender’s assessment of the property value.
A RICS surveyor can also be commissioned to carry out a full structural survey if you have any concerns about your existing property. You can request a property valuation as part of this survey.
How much will a RICS surveyor charge to value your house?
A simple home condition report will start from around £400. A full structural survey can cost £1,500-plus, depending on the size and age of your property.
Can you get your house valued for free?
Yes, you can get a house valued for free. If you’re reluctant to pay for a property valuation, an online estimate or a visit from a local estate agent will be your best options. Which option you choose will depend on your reason for wanting a house valuation.
When buying a house, how do mortgage lenders value your house?
When you’re buying a house, your mortgage lender will want to know how much the property is worth. This will help them work out your loan-to-value ratio, which will dictate which mortgage products they’re able to offer you and help them assess the risk posed by the requested mortgage borrowing.
Your mortgage lender will ask a RICS surveyor to carry out a property valuation to ensure the home is worth the agreed purchase price. The surveyor will provide a valuation report for the mortgage lender, which will inform their decision about whether to lend to you and, if so, at what interest rate.
How does a surveyor value your house?
A surveyor is likely to use a combination of desk research and an in-person property inspection, depending on the level of survey required. They will look at recent sold data for similar properties in the local area, as well as current market conditions. They will then assess your individual property, looking for anything of concern that may impact the value of the house.
What can impact the value of my home?
The surveyor will be looking for any signs of damp or structural damage, as well as assessing the general wear and tear condition of the property.
Does your house get valued when you remortgage?
Yes, when you remortgage your house your mortgage lender will want to know the value of your property. Property prices change frequently and it’s important that they have an accurate and up to date property valuation in order to ensure you’re offered the most appropriate mortgage product. When you remortgage, you won’t necessarily have someone out to value your house. Your lender will sometimes use online property information to assess its current value instead.
Your mortgage lender might be more keen to send someone out to do a formal valuation report for a remortgage if you’ve carried out significant home improvements or if you’re applying for additional lending.
When remortgaging, who values your house?
When you remortgage, the lender’s underwriters will assess how high-risk lending would be. This will include assessing the value of your property. They will usually use independent valuers/surveyors, but if you’re simply swapping to a new mortgage product, without borrowing any extra money or changing lender, they may do a simple in-house update of your last valuation, based on current market trends.
What increases the value of my house?
Most home improvements will add value to your home. However, if you’re thinking about selling your property, it’s important to be wise with the work you choose to do. In the current economic climate, with material costs rising steeply, it would be easy to spend more on the home improvements than they would add to the value of the home.
How much has my house increased in value over the last 5 years?
According to the Office for National Statistics and HM Land Registry UK House Price Index, the average UK property price rose from roughly £255,000 in 2021 to £271,000 in May 2026, an increase of around 6-7% over five years, though growth has slowed sharply since 2022 and varies significantly by region.
| Region | Annual change (to May 2026) |
|---|---|
| UK average | +2.7% |
| England | +2.3% |
| Wales | +4.2% |
| Scotland | +4.4% |
| North East | +5.9% |
| London | −3.7% |
What will my home be worth in 5 years?
It’s always difficult to predict the future, but there are several factors that are likely to have an impact on property prices over the next 5 years:
UK house price growth has slowed to a modest 1.5 – 3.8% annually through 2026, with regional divergence. With the North East and Northern Ireland leading growth and London in decline. Mortgage rates remain elevated versus the pre-2022 era, which continues to limit what buyers can borrow. Transaction volumes have picked up compared with 2025, suggesting steadier, if unspectacular demand rather than a sharp correction or a boom.
We’re currently in a buyer’s market, which means there are more properties available than there are buyers. This puts pressure on property prices, which means homeowners need to price their properties keenly to secure a sale.
It’s not just homeowners who are feeling the impact of higher interest rates. Landlords are also experiencing the squeeze. This means monthly rental costs have risen significantly. Higher rents usually make home ownership more desirable and should fuel demand for first-time buyer properties. This could, in turn, fuel buoyancy throughout the whole market.
Political uncertainty has a big impact on the economy and buyer confidence. With several major global conflicts and political unrest, would-be buyers may feel reluctant to make a major purchase in the current climate.
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