Choosing an estate agent to sell your house isn’t easy. There are over **56,000** estate agents and auctioneers operating in the UK alone. That’s a lot to choose from, and the fact that many look and sound the same can make your choice all the more difficult. In this article, we will highlight the best methods for picking a reliable agent.

## How to choose an estate agent

### 1 - Don't rely on hearsay

Whether you're looking to change estate agents or choose a new estate agency, it’s best to avoid opinions from friends. Most people do not sell property often enough to get a real sense of what to expect from an agent. On top of this, local expertise is key to the success of many top performing estate agents. Unless your friend lives in the same area, it’s likely the agency they used isn’t the best one for you.

Like any product or service, you should compare estate agents using reliable data. To choose an estate agent you should...

### 2 - Compare estate agents with data

You can compare agents using data yourself, but this will take an awfully long time. The **HM Land Registry** contains full details of UK properties, including their owners and purchase price. While it's possible to compare estate agents with this database, the Land Registry contains data on _every _property in the UK. It can take days to trawl through. You'd have similar trouble comparing agents through their listings on property portals. It would take hours to collect similar properties and selling prices.

Using data from the Land Registry and property portals, our **[free Estate Agent Comparison Tool](https://www.getagent.co.uk/vendor)** is the best way to find the right estate agent. By entering a few details about your property and local area, we’re able to show you the best agents ranked by:

#### Average sale time

We track the average number of weeks it takes for an agent in your local area to sell a property. So, if a speedy sale is important for you, we can let you know exactly who is best placed to help.

#### Number of properties listed in your area

The best estate agents are local experts. An agent that’s active in your area will be selling property like yours. This means they’ll be able to give a good estimate of how much your home is worth, and how quickly it will sell. They might even have contact details for buyers that have lost out on a similar property!

#### Percentage of asking price achieved

Agents that don't achieve asking prices may have a habit of overvaluing. However, if their success rate is above 100%, it could show that they have a tendency to undervalue. For your best chance at reaching the highest possible sale price, we recommend picking an estate agent with a success rate close to 100%. These agents will be the most accurate valuers.

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### 3 - Get valuations from at least 3 local estate agents

Deciding between a shortlist of agents can be tricky. If you’ve used our comparison tool, you might have a choice between 6. You need to be able to trust your agent and feel comfortable around them, so it’s important to choose with this in mind. Having a clear picture of multiple agents and what they offer puts you in a better position to haggle too. We recommend that you get at least 3 agents to value your property.

#### Take the time to meet the agents in person

While the internet is a useful place to start your research, you should take a chance to visit their workplace. Hearing how their customer service speaks to buyers will give you insight into the agency’s professionalism. It takes two to sell a house after all.

Talking face to face with an agent will help you judge their expertise. They deal with properties every day, so their knowledge should be second to none. Face to face meetings will also help you decide if you will work well together. If you've spoken often with an agent, they will assume you're serious about selling, and treat you as such.

#### Read their contacts thoroughly

When it comes to discussing contracts, you should make sure the agent’s terms fit your needs. Check their fees to make sure they’re in line with what you agreed, ensuring no additional charges like VAT have been added.

Be wary of agencies that sign you up to their in-house services. These include conveyancers and EPC writers. You should also avoid contracts with handwritten changes.

![How much are estate agent fees in your city?](//images.ctfassets.net/us6n8ous4bz0/2JqY8riB21DvAYFChN4vIb/a017fc43c9aff371f3c3a52d852ea08d/how-much-are-estate-agent-fees-in-your-city.jpg)

### 4 - Check which regulatory bodies the estate agent belongs to

Sometimes the quality of an estate agent is evident from their membership with a regulatory body. All estate agents must be members of an accredited **Property Ombudsman scheme**. Ombudsman schemes test customer complaints by the law. If an agent isn’t a member, it might show they are untrustworthy because they are unwilling to be scrutinised by a government official.

If an agent is a member of** NAEA Propertymark** or the **Royal Institution of Chartered Surveyors (RICS)**, it will show they are authentic. Propertymark members commit to promoting the best business standards within the property industry. RICS members follow a specific set of rules (Blue Book: Residential Property Standards), and must update their skills throughout their careers.

All estate agents must follow the laws outlined under the Consumer Protection from Unfair Trading Regulations 2008, including Civil Procedure Rules (CPR). CPRs mean that estate agents must not withhold relevant information from you or potential buyers. For example, if an agent lies to a potential buyer about included amenities or lands, this would count as a breach of CPR.

### 5 - Look at reviews but don’t rely on them

**Google** and **TrustPilot** reviews are a good way to help you choose between agents. You can see any agent’s Google and TrustPilot reviews all in one place here on our [Reviews](https://www.getagent.co.uk/reviews) page.

Though reviews from sellers are important, a buyer’s review can also be revealing about the state of the agency. Agents can be nice to their homesellers, but if they are uncommunicative or obnoxious to buyers, it will actively put them off your property. [Reviews for online estate agencies](https://www.getagent.co.uk/blog/online-agents) often follow this pattern. On the surface, many sellers are happy with the service, but buyers will often comment that no one returned their calls so they could not view the property.

Although reading reviews is helpful, you should make sure they are only part of your research. Choosing an estate agent relies on many factors; depending solely on other people’s opinions could mean you choose an agent that’s not suited to your property or area.

### 6 - Decide whether to go with a local or online estate agent

Here at GetAgent, we always compare local estate agents (sometimes known as high street estate agents) instead of online estate agents. While we cover their differences extensively in our guide, [‘Online v.s High Street Agents’](https://www.getagent.co.uk/blog/estate-agents/online-estate-agents-vs-high-street), it's worth going over a few facts about online agencies:

* In most instances, an online estate agent’s fee must be paid whether your home sells or not.
* Unless you pay a higher fee, most online agencies will not organise viewings.
* **Over 50%** of properties listed by online agents do not end up selling.
* Online agents charge a fixed fee before they evaluate your property, while local agents charge an average rate of **0.75 - 3% of a property’s sale**. Some people might find this a hefty sum.

Local agents make up for their commission in a variety of ways:

* **No sale no fee:** Local agents are commission-based, which means their fees are deducted from your property’s sale. If your property doesn’t sell, [your estate agent won’t ask for money](https://www.getagent.co.uk/blog/estate-agents/no-sale-no-fee-estate-agents).
* **Your sale is in their interest:** As your property’s sale is their livelihood, they will do everything in their power to help it sell. The more your property sells for, the greater their commission, so they will ensure your property sells for as much as possible.
* **They pay for themselves:** Research by independent advice service, The Advisory, shows that good high street agents could charge a 4% fee plus VAT, and still achieve a better walk away figure than an online agent.

### 7 - Ask your estate agent questions

Meeting agents for valuation is a great opportunity to [ask questions](https://www.getagent.co.uk/blog/selling-tips/questions-to-ask-estate-agents-when-selling) and get to know them a bit better.

#### How much interest are properties like mine currently getting?

This is an opportunity to test your agent's local knowledge and see whether they have a strategy to sell your home. A thoughtful answer will show your agent has a good understanding of the market’s current state.

#### Where do we need to position my home to make it stand out in the local market?

This question will help discern your estate agent's marketing plan. There could be a large number of properties being sold on the local market, so it's useful to learn how they plan to make your property stand out from the competition. They should be able to tell you where they advertise properties online and if they use offline tactics like newspapers.

#### How often will you communicate with me?

Some people like to be updated throughout their property’s sale, while others prefer as few updates as possible. Personal preference matters, so knowing how well you’ll work together is useful when making your final decision. If your agent provides an ambiguous answer, it’s possible they will be engaged when you need them most. They are juggling multiple sales after all, so make sure your agent is clear about their availability.

#### How do you record feedback from viewings?

After every house viewing, it’s important that your estate agent takes immediate feedback from viewers. An estate agent should hold nothing back in their notes, because you need to get a good idea of how viewers are receiving your property.

### 8 - Decide whether to use sole or multiple estate agents

It’s perfectly legal to market your property using multiple estate agents and make them compete to sell your property. While your property will probably sell quicker than usual, you’ll likely have to pay more in agent fees and you may be subject to a sole agency contract with some agents. If you're selling using 3 or more agencys you'll also need to consider multiple agency agreements. For more information on using just one estate agent vs several, check out our blog, [‘Can I use two agents to sell my house?’](https://www.getagent.co.uk/blog/first-time-sellers/can-i-use-two-estate-agents-sell).

## Which factors aren't important when picking an estate agent?

Without reliable data, it might be tempting to pick an agent based on the following factors:

#### 1. Their fee

It seems like common sense to pick the agent offering the lowest commission. However, lower fees do not guarantee a better deal. You should also take an agent’s performance into account.

One agent might charge 1.2% commission, and sell your property for £450,000. This would translate into a fee of £5,400. Another agent might charge 1.4%, but be able to achieve a sales price of £470,000. Their fee is larger, at £6580, but your property has sold for a higher price, making you more money too!

Look for the best performers, not the lowest estate agent fees, when choosing a good estate agent.

#### 2. Giving you the highest valuation

Another common mistake is assuming that the agent offering the highest valuation will achieve the best selling price. Properties are [often overvalued by estate agents](https://www.getagent.co.uk/blog/first-time-sellers/how-to-tell-if-property-overpriced-uk). This can either be due to a lack of experience, or worse, deliberately optimistic valuations can be a tactic to win your instruction.

An experienced agent will know that overvaluing can actually damage a commission-based business. An overpriced property will need a greater number of price cuts to encourage a sale.

This means your home could end up selling for less than if it had been accurately priced from the start. [Zoopla](https://www.getagent.co.uk/blog/first-time-sellers/how-accurate-zoopla-estimates) recently found that overpriced homes sell for an average of £12,000 less than their list price.

If you’re a smart homeseller, you will get more than one property valuation. If one valuation seems way out of proportion of your property’s worth, you will be able to tell straight away.

## 6 steps to help you pick the best estate agent

1. Make a shortlist, [(or let us do it for you)](https://www.getagent.co.uk/i/find-an-estate-agent)
2. Look at how they sell properties like yours, not just properties in general
3. Go local - make sure they have experience in your local market
4. Be careful of overvaluations
5. Make sure you're comfortable (do they communicate well, do you trust them)

Make sure you're happy with the [contract and terms](https://www.getagent.co.uk/blog/estate-agents/estate-agents-contracts)

## Summary: Choose an estate agent the smart way

It's tempting to rely on friendly advice when picking the agency to handle your house sale. Selling a house is stressful business, and if you know someone who's recently gone through the process, it's understandable that you'd want to hear their thoughts.

Unfortunately, there's a lot more to choosing an estate agent than this. A strong grasp of the local market is crucial for the success of an agent. If your friend resides in a different area or owns a different type of property, chances are the agency they employed might not be the best choice for your needs.

Use data to compare estate agents. It's unbiased and free. There are plenty of online tools you can use to do this - ours just happens to be the best. Try **[GetAgent's Agent Comparison Tool](https://www.getagent.co.uk/vendor)** today to find the nearest top-performing agents

man thinking at desk about choosing an estate agent

Choosing an estate agent to sell your house isn’t easy. There are over 56,000 estate agents and auctioneers operating in the UK alone. Learn how to choose the best estate agent.

How to find and choose an estate agent | GetAgent

How to choose an estate agent

The most basic answer to the question: 'What do estate agents do?' is: estate agents sell your property, or help you find a new one to buy.

The actual process of selling a property, and providing help finding a new one, is much more complicated than this simple answer suggests. For each home sale there are several steps an agent has to follow, lots of moving parts, and a minefield of legal requirements they have to comply with.

## What does an estate agent do?

While estate agents play a vital role in both **buying** and **selling property**, ultimately an estate agent represents the seller - the person who pays their fee. This means the majority of their work focuses on helping homeowners to sell their property.

## Eight things estate agents do to sell your house

If you are selling your house, you can expect your real estate agent do the following eight things:
1. Value your property
2. Give you help and advice
3. Market your home
4. Vet potential buyers
5. Handle house viewings
6. Negotiate the best sale price
7. Manage the admin of the sale
8. Keep things moving during exchange and completion
Let's look at them in closer detail...

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### 1 - Value your property

The first of an estate agent's responsibilities **is to value your property**. To do this, they'll use their knowledge of the market, their experience of selling similar properties, and market data from sources like the Land Registry to figure out how much you might expect your home to sell for.

Valuation appointments are also a kind of interview. They give the seller an opportunity to see how the agent works and get a feel for their customer service. And, many sellers will book valuations with more than one estate agent before they decide who to work with.

A good estate agent will come to the valuation armed with hard data about the local property market, and be able to impress you with their knowledge of the local area and experience selling houses nearby.

### 2 - Give you help and advice

Once you've decided to work with a particular agent, they'll become a vital source of advice. **A good agent will be familiar with the sales process** and coupled with local knowledge they will be able to guide you through all the legal steps and answer any questions you have along the way.

They'll be able to talk you through what types of buyers are looking in your area, and the sort of features they're looking for. They'll also be able to provide advice on the best things to do to prepare your home for sale - whether that's a quick rearrange, or investing some time in DIY.

### 3 - Market your home

Marketing homes to prospective buyers is probably the job most commonly associated with estate agents - and rightly so. This part of their role will make up a large proportion of their work on any home sale.
As a minimum, your estate agent will include the following as part of their marketing plan:
* Professional photos
* Floor plans
* Advertising space in brochures, shop windows, online property portals, and social media
* Attractive and effective property descriptions
* Marketing targeted at registered buyers in your local area

Marketing is such an integral part of an estate agent's role. You should expect all the things your estate agent does to market and sell your home to be included as standard as part of their contract.

Many local agents will also push your property through traditional offline channels by placing your property in local press and newspapers as well as shop windows.

Online agents tend to rely on marketing your property on the websites they work with like **Rightmove and Zoopla**.

However, you'll find that a lot of online estate agents won't include these things as standard. This is why many in the industry don't consider online agents to be 'full service agents' in the same way that local estate agents are. Check out our blog for more information on [the difference between high street and online agents](https://www.getagent.co.uk/blog/estate-agents/online-estate-agents-vs-high-street).

![Couple checking contract with an estate agent](//images.ctfassets.net/us6n8ous4bz0/2JqY8riB21DvAYFChN4vIb/a017fc43c9aff371f3c3a52d852ea08d/how-much-are-estate-agent-fees-in-your-city.jpg)

### 4 - Vet potential buyers

Whilst marketing a property might seem like the most important part of an estate agent's job, there's also a lot of vital work going on behind the scenes.

The financial scale of property transactions also comes with a lot of risk. Part of an estate agent's role **is to mitigate this risk through a range of security measures and to check if the buyer is serious**. These range from basic checks on potential buyers who want to come for viewings to, complying with money laundering regulations. Make sure any potential buyer is genuine in order to avoid problems later.

For example, it's a requirement of the Property Ombudsman Code of Practice that estate agents check the financial viability of potential buyers before they make an offer. This involved checking the source and availability of funds. So, if a prospective buyer says they'll need a mortgage to purchase the property, for example, an estate agent will check they have a mortgage agreement in principle in place.

### 5 - Handle viewings

Potential buyers usually want to look round a property before they put in an offer. Your estate agent will **take the lead on arranging these viewings**, and showing buyers around. They'll provide a tour of all the main features of your property, and information about the local area too. They'll also make sure that your property remains secure during viewings. If you're not sure if you're getting enough viewings we talk about [how many viewings it takes to sell a house](https://www.getagent.co.uk/blog/first-time-sellers/how-many-viewings-to-sell-a-house) in more detail. A good agent will arrange viewings as soon as you agree to work with them.

### 6 - Negotiate the best sale price

Hopefully all the work your estate agent has put into valuing, marketing, and showing off your property will encourage potential buyers to put in an offer. At this stage your estate agent will act as a go-between, helping you negotiate the best sale price for your property - or rejecting offers that don't meet your expectations. If they have valued your house correctly at the right price then you stand a good chance of getting the best offer and selling your house for the best price given the current market.

### 7 - Manage the admin of the sale

An estate agent's role doesn't end once an offer has been accepted. Once you've chosen a buyer **your estate agent will take on the role of 'chaser'**. They'll play a key role in facilitating communication between the conveyancers, and monitoring the status of the property 'chain' if there is one. They can also provide some legal documents [such as your EPC (or Energy Performance Certificate)](https://www.getagent.co.uk/blog/selling-tips/epc) but bear in mind it's usually cheaper to get one independently. 

You can also [check if you already have an EPC here for free](https://www.getagent.co.uk/epc). We can also tell you the best place to get a new epc certificate.

### 8 - Keep things moving

During the end stages of a property transaction where conveyancers seemingly do most of the work, estate agents don't stand idle. As buyers and sellers can't communicate through another's conveyancers, estate agents act as middle-men, providing reassurance throughout this difficult stage to keep the ball rolling. Making sure all parties are working as quickly as possible makes sure exchange of contracts can happen sooner and that your sale **becomes legally binding and you ensure a quick sale**.

## What estate agents are NOT responsible for

#### Providing conveyancers or brokers

Your estate agent may provide other services related to selling or moving house, such as mortgage brokers and conveyancers. [Shop around first to get the best deal and the right match](https://www.getagent.co.uk/blog/conveyancing/find-a-conveyancer).

#### Representing the buyer

Estate agents' fees are paid by the seller, so while they provide a helpful service to many buyers, they will ultimately always act in the interests of the seller they represent.

However, it _is_ an estate agent's responsibility to provide accurate and legally correct information about a property to a buyer.

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## Why do you need an estate agent?

Estate agents provide security and experience to sales that [most people would be stuck without](https://www.getagent.co.uk/blog/estate-agents/selling-a-house-without-an-estate-agent), whether it's for residential or commercial properties.

When you work with a local estate agent, they're able to use their expertise about the local market to support your sale. They will have a register of interested buyers in your area, along with the knowledge to accurately value your home (and set a competitive asking price). The right agent can make a huge difference to your property sale.

On top of this they have access to the most prominent marketing channels, like Rightmove and Zoopla - the property portals where 95% of buyers begin their home search.

When you start getting interest from potential buyers, your agent will vet them on their legitimacy before they come for a viewing. You won't have to worry about the security risk of strangers in your home. They will deal with house viewings, making the whole home selling process less stressful.

To cap it all off, an estate agent will work extra hard to sell your home for as much money as possible because it's in their best interests to do so. Most estate agents earn commission based on the property sale, meaning they have more to gain from selling your home for a good price.

If you're unsure about all the little details and laws regarding the home selling process, and think you’ll end up having to spend money on surveyors and marketing, or worried about the security risk of hosting viewings with strangers, it’s likely a high street agent is the best option for you.
You can compare the best local agents in your area for free with our Agent Comparison Tool.

## How do estate agents work?

1. Estate agents are hired to market and sell properties on behalf of homesellers.
2. They vet potential buyers, lead viewings and help negotiate a final selling price.
3. Usually, estate agents work to a base annual salary and may earn commission from house sales.
4. They may also get a commision from selling in-house services such as EPC checkers or conveyancers.

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#### Do estate agents have a salary?

**Yes - all local estate agents have a salary**, and most have one with some form of commission scheme. The **average estate agent salary in the UK is £30,000 to £40,000**, with the bonus of possible commission (based on a fraction of estate agent fees per sale).

#### How much do estate agents charge?

Generally, agents charge 1.2% to 3% from a property's final sale price, but this fee can vary from region to region, and city to city.

Estate agent leads a family around a potential new home.

What do estate agents do

For each home sale there are several steps estate agents have to follow, and a minefield of legal requirements they have to comply with.

What do estate agents do and how do they work? | GetAgent

What do estate agents do?

If you're going to sell your home, you'll need to book an estate agent for a valuation. Valuations are a huge part of the selling process, as they provide an accurate image of your property's worth, which is important for your financial planning and the purchase of your future home. Before you do this however, it's important to learn *how* an agent comes up with a valuation. If you learn the process, it will help you understand your property’s value in the current market. Do estate agents just pluck a number out of the air? In this article, we're going to demystify the art of property valuation.

## How do estate agents value a house?

When an estate agent values a property they take look at many factors, not just how many bedrooms you have or your local area. So what do estate agents take into account to decide how much your house is worth? These are the main things they will look at to value your house.

To value your property an estate agent will:

1. [Ask you questions about your property](https://www.getagent.co.uk/blog/first-time-sellers/how-estate-agents-value#ask-you-questions-about-your-property)
2. [Consider the location](https://www.getagent.co.uk/blog/first-time-sellers/how-estate-agents-value#consider-the-location) 
3. [Use local area knowledge](https://www.getagent.co.uk/blog/first-time-sellers/how-estate-agents-value#use-local-area-knowledge)
4. [Look at buyer demand](https://www.getagent.co.uk/blog/first-time-sellers/how-estate-agents-value#look-at-buyer-demand)
5. [Factor in schools and catchment areas](https://www.getagent.co.uk/blog/first-time-sellers/how-estate-agents-value#factor-in-schools-and-catchment-areas)
6. [Look at transport links](https://www.getagent.co.uk/blog/first-time-sellers/how-estate-agents-value#look-at-transport-links)
7. [Examine the exterior of the property](https://www.getagent.co.uk/blog/first-time-sellers/how-estate-agents-value#examine-the-exterior-of-the-property)
8. [Work out the size and potential of your home](https://www.getagent.co.uk/blog/first-time-sellers/how-estate-agents-value#work-out-the-size-and-potential-of-your-home)
9. [Look at any planning permission or extension possibilities](https://www.getagent.co.uk/blog/first-time-sellers/how-estate-agents-value#look-at-any-planning-permission-or-extension-possibilities)
10. [Look at the current decoration and decor and potential](https://www.getagent.co.uk/blog/first-time-sellers/how-estate-agents-value#look-at-the-current-decoration-and-decor-and-potential)
11. [Look at the condition and size of your bathroom](https://www.getagent.co.uk/blog/first-time-sellers/how-estate-agents-value#look-at-the-condition-and-size-of-your-bathroom)
12. [Look at the condition and size of your kitchen](https://www.getagent.co.uk/blog/first-time-sellers/how-estate-agents-value#look-at-the-condition-and-size-of-your-kitchen)
13. [See what the outside space and garden are like](https://www.getagent.co.uk/blog/first-time-sellers/how-estate-agents-value#see-what-the-outside-space-and-garden-are-like)
14. [Look at any parking and garages](https://www.getagent.co.uk/blog/first-time-sellers/how-estate-agents-value#look-at-any-parking-and-garages)

## Choosing your estate agent

First things first, you need to [pick an estate agent](https://www.getagent.co.uk/blog/estate-agents/how-to-choose-an-estate-agent) pick an estate agent to perform the valuation. We won’t focus too much on this, as we already discuss the subject in our guide, but it’s important to note a few points of interest. Lots of estate agents offer free valuations, which can be helpful for those with tight funds. However, not all agents have good experience, which is important for an accurate valuation - so choose well. 

Consider:

* Double-checking whether the agent has experience with your type of property
* Enquiring about varying fees
* Checking their percentage of asking prices achieved

We know choosing your agent can be difficult. Our free estate agent comparison tool is one of the most comprehensive and useful tools we offer, with extremely helpful data available to help you decide who to go with.

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## What do estate agents do when they value your house?

When an estate agent is trying to work out how much your house is worth and value your property they will do most or all of the following things:

### Ask you questions about your property

When your estate agent arrives, they’ll take some time to explore your property. Before they begin, __they'll ask some preliminary questions, usually on a call__, like whether you’re looking for the highest price or the fastest sale. Don't worry, __this won't change your home's actual value__ - but it could affect its marketing price, so it'd be wise to have an appropriate answer.

It's in your best interest to have some answers prepared for the following questions too - and also have some questions of your own.

#### What questions will estate agents ask?

Your estate agent will ask you the following questions when working out the value of your property:

- What features make your house unique?
- How old are the doors and windows?
- How old is your boiler? 
- Is your property a leasehold? 
- If so, how long is left on the lease? 
- And, are there any recurring fees?
- Are there any issues with the home that you’ll need to disclose to buyers, such as structural problems?

#### Questions to ask your agent 

- What other houses like mine are currently on the market?
- How much interest are properties like mine currently getting?
- Where do we need to position my home to make it stand out in the local market?

Just as important as the estate agent’s response to these questions is the evidence they use to back up their answers. If your agent is able to provide justifications for their estimate, you can be assured their valuation is likely to be more accurate. This could be examples of __similar recently sold properties__, or demonstrable experience of selling homes like yours.

### Consider the location 

Agents will use their __local knowledge of price ceilings__ to generate an asking price. This is one of the biggest caps on your home's value. It would be almost impossible to sell a 3-bedroom flat for £700,000 in an area where all the other 3-bedroom flats are on sale for around £300,000. It won’t look good value for money.

It should be no surprise that your __property's physical location also has a huge effect on its valuation__. 

See how much similar properties achieved or how much yours is worth

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### Use local area knowledge

To put it simply, most buyers want to live in a nice neighbourhood. Things your agent will take into account include:

* **Roads:** How busy are they? Are they free of litter? Are they lined by trees?
* **Noise:** Is your property located near a pub or bar?
* **Convenience:** How close is your home to grocery shops?

### Look at buyer demand

**Buyer demand:** How much demand is there for homes in your area? How much have other properties nearby sold for?

While all of these are important, ‘buyer demand’ is probably the most defining factor for your property’s value. Estate agents will directly compare your property to recently sold properties to see whether it’s more or less attractive. They will also evaluate how quickly properties are selling - if homes are on the market for a long time with zero interest, they are most likely overpriced.

### Factor in schools and catchment areas

The proximity of your house to educational facilities will have a direct effect on how your estate agent evaluates your property. That's because school catchment areas are important for families, as most parents want to give their children the best education they can afford. According to a [study conducted by the Department of Education](https://assets.publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/600623/House_prices_and_schools.pdf), house prices near the top 10% best-performing primary schools were 8.0% higher than in the surrounding area. Near the 10% best-performing non-selective secondary schools, house prices were found to be over 6.8% higher.

### Look at transport links

Having good transport links close by is vital for a successful property market location. Agents will evaluate how good your location is by checking how convenient the closest links are. This is particularly important if your home is a type generally suited to commuters or young professionals.

### Examine the exterior of the property

![exterior of property front of house](//images.ctfassets.net/us6n8ous4bz0/5kgjL2XwUaSHNAkGJdqyMA/e6f0d802d6bd3f0e99d84342bf0e5a9a/exterior-of-property-front-of-house.jpg)

How your property looks from the outside plays a factor in the agent's valuation process. The agent will generally compare your home to the other properties on your street to see if it stands out. They may make a couple of recommendations to help boost your home's market potential, especially if the paint is chipped or peeling. 

### Work out the size and potential of your home

As they explore your property, the estate agent will take notes of key features, including measurements of each room and the number of bedrooms. 

### Look at any planning permission or extension possibilities

![planning permission extension](//images.ctfassets.net/us6n8ous4bz0/7jUf4G7Dg3rcJOViDGzqHr/b20df5b1358bdfa2c2efcdc10cb42ed8/planning_permission-extention.jpg)

The estate agent will also consider the potential your home has for future developments, like extensions or loft conversions. They do this because they know buyers are more likely to choose properties that offer flexibility. How limited your property's potential is for future change will directly affect its appeal to buyers. 

The more appealing a property is to potential buyers, the higher your property’s demand will be, which __will ultimately increase its value__. A good agent will know what your home is worth in the current market and what the current demand for properties like yours is.

### Look at the current decoration and decor and potential

The estate agent will examine the general decor of your property, checking for clutter, cleanliness, and the condition of your walls. Like with earlier inspections of your home's exterior, they might make some suggestions on how you could improve the appeal of your property when the time comes to put it on the market . Rather than having a direct impact on the valuation of your house, these tips are to help you prepare your home for future viewings. Bold/poor conditions will not only wrinkle a buyer's nose, but can also impact their perception of your home's size. For example, in a [study conducted by the U.S National Library of Medicine](https://pubmed.ncbi.nlm.nih.gov/21830513/), lighter ceilings and walls were found to make a room appear higher.

### Look at the condition and size of your kitchen

![kitchen redone for valuation](//images.ctfassets.net/us6n8ous4bz0/2pw2iM6VnoPBOQDPB6vd26/f616de057333ba0552ba72fee11cd7ba/kitchen-redone-for-valuation.jpg)

Kitchens also play a big part in an estate agent's valuation, being estimated to [raise the value of homes by up to 6%](https://www.nationwide.co.uk/guides/news/articles/2018/01/does-a-new-kitchen-add-value-to-my-home). They will examine the size and condition of your unit, and whether the style/age of your home is consistent with the unit.

The agent might also ask which of your white goods (things like your washing machine or fridge) you plan to take with you, and which you're willing to leave behind. If you plan to leave them behind, the design and model of these will be taken into account. While their overall impact on your valuation might be small, high-value goods are likely to sway buyers, so these products will definitely have an impact on your home's final valuation.

### Look at the condition and size of your bathroom

![bathroom modern](//images.ctfassets.net/us6n8ous4bz0/1iba2tfmBj0vJh11f9KPiq/7680d68999392004b0d3de24b48c70b9/bathroom-modern.jpg)

The agent will assess your bathroom facilities, making notes of their design and general build. One of the main things they'll take note of is how many facilities you have. Not having enough bathrooms is often a leading cause for buyers losing interest in a property. In a study conducted among real estate experts by Direct Line Home Insurance, a three-bed home would ideally have an average of __1.8 bathrooms__, a four-bed would have __2.6__ and a five-bed property would have __3.5__.

### Look at any parking and garages

Parking options are in high demand from most buyers, especially with more councils adding permit parking. Houses which have off-street parking tend to be worth more than equivilent properties. You can read more about [how parking impacts house prices here](https://www.getagent.co.uk/blog/properties/house-prices-and-parking).

### See what the outside space and garden are like

![garden outside property](//images.ctfassets.net/us6n8ous4bz0/5750yPSmHwd3nUaiZTgznF/7b7e753248b154d4195439e636aaebd0/garden-outside-property.jpg)

Last but not least, the agent will inspect your outdoor area. They will take into consideration the size of your outdoor area, whether you have a garden, and its overall appeal. While your garden’s appeal is influenced by a host of factors, like whether it's a lawn or patio, agents will make particular note of its aspect. South-facing gardens are worth much more than north-facing gardens as they get more sun.  

While the design and scope of your garden definitely add value to your agent's final report, the level of maintenance it requires will also influence it too. Anything that requires too much effort from the buyer could detract from your property's desirability.

[Read more about how gardens can add value to your home here.](https://www.getagent.co.uk/blog/diy/does-garden-increase-property-value)

## Getting your valuation

Once your agent has had a good look at your home, they'll get a written valuation report together. This usually doesn't take much time and your agent will be happy to answer any additional questions you have after the valuation.

It’s recommended that you meet with more than 1 estate agent to get an accurate idea of how much your home is worth. The best practice is to have 3-4 valuations, as this range will give the best estimation of your home’s value. Not only will you be able to compare each agent’s value estimates, but you'll also be able to compare their methods. It's an opportunity to find out about their marketing ideas, their selling style, and how often they’ll be in touch with you. Your chosen estate agent will handle one of your most valuable financial assets. Taking the time to find the one best suited to you is a worthwhile investment.

If you're still in doubt about how to proceed, you can always try [our free valuation tool](https://www.getagent.co.uk/online-valuation). It compiles the latest property data to provide an excellent estimation of your home's worth.

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## Will I have to pay for the valuation?

No, with most estate agents you will not need to pay for the valuation, they will come round for free. Valuations are typically free with no obligations. A valuation shouldn't take more than an hour to complete. Because estate agent valuations are free we recommend you get at least 3 in person valuations. Whether you're thinking of selling or just trying to get an idea of your property's value it shouldn't cost you anything.

a row of houses painted in bright colours, with contrasting window shutters

how-estate-agent-values.jpg

Valuations are a huge part of the selling process, as they provide an accurate image of your property's worth. So what do estate agents take into account?

How does an estate agent value a home?

How does an estate agent value a property?

If you’re looking to sell your home, then there are plenty of ways to find out how much it is worth. Property listing prices are usually decided by experienced estate agents who will examine the home and determine how much it may be worth to buyers. So for this initial stage - how much does a valuation cost? The good news is that __it is totally free and costs nothing__!

However, if you are looking for a more detailed valuation, there are other avenues to explore. Keep reading to find out everything you need to know about property valuations and their costs.

## Who charges for valuations?

Your traditional estate agents will not charge for a valuation. Usually, their valuations will also be no obligation, meaning you don’t have to list your home with them if you choose not to sell. You can expect the following services to charge for their valuations:

- Chartered surveyors
- Mortgage lenders

You can reach out to chartered surveyors for accurate house valuations, and they will charge from £300 for this service.

Mortgage lenders will also carry out valuations in order to find out how much the property is worth before loaning the money. You’ll usually pay an additional £100 or so on top of your other fees as you won’t be able to borrow the mortgage amount from the lender until they carry out the valuation.

### What do valuations cost the estate agent?

As mentioned, estate agent valuations are usually free of charge, but what does it cost them to carry out a valuation?

First, the agent will have to factor in their travel time and costs to view the property. Then they’ll gather data about houses of similar sizes in the area, data about house prices in the same postcode and the demand for homes in the location. Once the agent has visited the home, viewed the entire property and then put together all the information, you’re looking at around 3 hours work — which could be anywhere between £80-£150 worth of time and costs (such as petrol or charges to access property data) to the firm.

## Types of house valuations and fees

Now we’ll look at the following types of valuations in more detail, and how much you can expect to spend. There are 4 main types of valuation you will experience:

| Property Valuation Type     | Average Cost                                                       |
| --------------------------- | ------------------------------------------------------------------ |
| Estate agent valuation      | Free                                                               |
| Independent house valuation | From £300 to £600, relative to property size.                      |
| RICS valuation              | From £500 or over £1,000 in complex cases                          |
| Mortgage valuation          | From £150, the charge usually increases relative to the home value |

### Online valuations

Online house price calculators are widely available across the internet. These tools use mathematical algorithms to provide a house price estimate. 

Some tools are more accurate than others. Zoopla's house price calculator for example, does not account for recent developments to your propety. Our [Valuation Tool](https://www.getagent.co.uk/online-valuation "Online Valuation Tool") however, uses the latest information about your home to provide a realistic price. You can [use it for free](https://www.getagent.co.uk/online-valuation "Online Valuation Tool") today.

### Estate agent valuation

With an [Estate agent valuation](https://www.getagent.co.uk/blog/estate-agents/estate-agent-valuations), an agent will visit your home, for free, to give you an idea of how much it would be worth. This valuation will then be used to determine what the asking price is set at when marketing your property. [Estate agents will use multiple factors](https://www.getagent.co.uk/blog/first-time-sellers/how-estate-agents-value) to decide how much your house is worth.

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### Independent house valuation

A neutral third party (who is not connected to the buyer or seller) comes to view the property to give an unbiased opinion on the value. This will be an independent surveyor or a chartered surveyor and will cost upwards of £300.

### RICS

The Royal Institution of Chartered Surveyors (RICS) can value properties, and provide surveys that will contribute to an accurate valuation. Often RICS surveys and valuations are used in the buying process, and not before a house is put up for sale, but in some cases, they can be. For example, if you are buying or selling a property with the government Help To Buy for shared equity then you may need RICS surveys before listing the home, or completing a sale.

### Mortgage valuation

Mortgage lenders will value the home (often using RICS surveys) after an offer has been made and accepted. The valuation is to ensure that the property is worth what the buyer has offered, so the bank or lender knows they are not loaning out more money than the home is actually worth.  

## What’s the difference between a valuation and a survey?

A valuation is when the home is examined to determine how much it can be worth, however, a property survey is to look for structural issues as well as hidden defects. Generally, surveys will need to be done when buying or selling a property and will have [a cost attached for each type of survey](https://www.getagent.co.uk/blog/properties/house-survey-costs-types). 

### How much do surveys cost?

Let’s take a look at some of the surveys and evaluations that may be required on a home. The [costs are an average](https://www.getagent.co.uk/blog/properties/house-survey-costs-types), but bear in mind you may pay more or less depending on the size and value of your home.

| Survey Type               | Average Cost of Survey | Notes    |
| ------------------------- | ------------ | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- |
| Condition report          | £380         | The condition report looks at any defects or safety issues at the property and is mainly used for new homes. It does not indicate value and is the most basic level of survey.                                                                  |
| Homebuyer report          | £500         | A more in detail survey that reports any issues or damage within the home. The report will highlight any issues a potential buyer would need to address for safety or longevity purposes.                                                       |
| Building survey           | £800         | The most in detail report, this survey examines both the structure and condition of a home. For older buildings, this report will highlight how extensive issues are so that a buyer can gauge how much they’d spend on rectifying the problem. |
| Property valuation survey | £320         | This survey is to have a chartered surveyor officially value the property. The cost fluctuates depending on the size and value of the home.            |

## Is it worth getting a property valuation?

Yes it is definitely worth getting a property valuation and for some stages in the [house buying prohttps://www.getagent.co.uk/blog/buying/how-to-buy-a-house (https://www.getagent.co.uk/guide/buying-a-house/how-to-buy-a-house) it's also a requirement. In the early stages of selling your home, you should get a valuation to understand the potential asking price [in the current market](https://www.getagent.co.uk/house-prices). You don’t necessarily need a valuation, but it puts your expectations in the right place and an estate agent will usually offer this service when listing the home. 

As a buyer, however, the home must be valued if you are using a mortgage to buy the property. In England, the mortgage lender has to value the home after you make an offer before they lend you the money. 

## How to get your house valued for free

To get [a free valuation](https://www.getagent.co.uk/online-valuation), you can simply approach an estate agent:

1. Enquire at a few estate agents, both digital and brick-and-mortar.
2. Ready your home and garden for viewing.
3. Research house prices in your local area to set your expectations.

Usually, estate agents will value your home for free, but you should expect a few follow-up calls too, as they’ll be looking to list the property for you. 

Home interior for valuation

How much should you be looking to spend on getting your home valued? Discover the types of valuation and their average cost with GetAgent.

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