How estate agents value a property
A professional property valuation is based primarily on comparable evidence — what similar properties on the same street or in the same area have actually sold for in the last three to six months. This is different from asking prices, which can be aspirational. Sold prices represent what buyers were genuinely willing to pay.
What genuinely affects your property's value
Location is the single biggest factor. Two identical houses on different streets can be worth 20-30% different amounts based on the desirability of the street, proximity to schools, transport links and amenities. There is nothing you can do to change your location, so focus energy on what you can control.
Condition and presentation have significant impact. A well-maintained home in good decorative order will consistently achieve a better price than an identical home in poor condition. Kitchens and bathrooms carry disproportionate weight in buyers' minds.
Square footage and layout
Size matters, but layout matters almost as much. A poorly configured home with awkward rooms or lack of natural light will achieve less per square foot than a well-designed equivalent. Loft conversions and extensions can add meaningful value — but only if done properly, with building regulations approval where required.
The EPC rating
Energy efficiency is increasingly factored into buyer decisions. Homes rated C or above command a premium, and this trend will only accelerate as energy costs remain high. If your home is rated D or below, improving insulation or installing a more efficient boiler can improve your rating and saleability.
Online valuation tools — how accurate are they?
Automated valuation tools can give a rough ballpark figure but have significant limitations. They don't know about the new kitchen you fitted last year, the loft conversion, or the fact that your street is more sought-after than the one the algorithm compared you to. Treat them as a starting point, not a verdict.
Getting the most accurate valuation
Get valuations from two or three local agents. Be wary of inflated figures — some agents overvalue to win business, knowing they'll have to reduce the price later. Ask each agent to provide comparable evidence. At Tyne & Coast, every valuation is backed by current market data and honest, local knowledge.