Right to Buy Valuation
An independent market valuation for council and housing association tenants exercising their statutory Right to Buy — providing an impartial assessment of the property's open market value to verify the landlord's offer price and ensure the discount has been correctly calculated.
If you are a secure tenant of a local authority council or housing association and are considering buying your home under the Right to Buy scheme (Housing Act 1985), the Preserved Right to Buy or the Right to Acquire — you need to know that the price your landlord has quoted is fair. Your landlord will value the property and apply a statutory discount based on your tenancy length, but that valuation is their own and may not reflect the true open market value. Our independent RICS Registered Valuers provide an impartial, professional assessment — giving you the confidence that you are paying a fair price or, if the landlord's valuation is questionable, the evidence you need to challenge it.
Right to Buy Valuation Report
Our Home Surveyor & Property Valuer Accreditation & Professional Membership
Our Right to Buy Valuations are carried out by qualified surveyors who belong to the professional bodies that set UK property standards. Every report is prepared to recognised guidance and is completely independent, so you can rely on the findings when you buy, sell or value a home.
What Is a Right to Buy Valuation?
A Right to Buy valuation is an independent, RICS Red Book valuation of a council or housing association property for a tenant who is exercising their statutory right to purchase the property at a discount. Under the Right to Buy scheme (established by the Housing Act 1985 and amended by subsequent legislation), secure tenants of local authorities and certain housing associations can buy their homes at a price that is the open market value less a statutory discount — which increases with the length of the tenancy, up to a maximum cap. The landlord (council or housing association) determines the market value and calculates the discount — but that valuation is the landlord's own, and it may not reflect the true open market value. An independent RICS valuation provides the tenant with an impartial, professional assessment of the property's market value. If the landlord's valuation differs materially from ours, the tenant can challenge it — either through negotiation or, if necessary, through the district valuer (the Valuation Office Agency, which provides an independent determination on referral). Our valuation report gives you the evidence you need to ensure you pay a fair price.
What It Covers
- An independent assessment of the property's open market value with vacant possession
- Internal and external inspection by an RICS Registered Valuer
- Detailed comparable sales evidence supporting the valuation figure
- Commentary on whether the landlord's valuation appears reasonable
- RICS Red Book compliant report signed by an RICS Registered Valuer
- Coverage of Right to Buy, Preserved Right to Buy and Right to Acquire schemes
- Advice on the discount calculation — though this is statutory, errors do occur
- Evidence suitable for challenging the landlord's valuation or for referral to the district valuer
What It Does Not Cover
- Confirmation of your eligibility for the Right to Buy scheme — that is a matter between you and your landlord
- Legal advice on the Right to Buy process or the terms of the sale — that is the role of a solicitor or conveyancer
- A structural survey or building condition inspection — though we do assess the property's condition for valuation purposes
- Advice on mortgage finance for the purchase — though we can refer you to a mortgage broker if needed
- Negotiation with the landlord on your behalf — we provide the valuation evidence; the negotiation is for you or your solicitor
When Is a Right to Buy Valuation Required?
An independent valuation is advisable whenever a tenant is considering purchasing under any social housing purchase scheme.
Suitable For
- Secure tenants of local authority councils exercising the Right to Buy under the Housing Act 1985
- Housing association tenants with the Preserved Right to Buy (where the property was transferred from a council to a housing association)
- Housing association tenants exercising the Right to Acquire (a separate scheme with different discount rules)
- Tenants who suspect the landlord's valuation is inflated — to obtain independent evidence to challenge it
- Tenants who simply want reassurance that the landlord's offer price is fair and the discount has been correctly applied
- Tenants where the property is unusual or difficult to value (non-standard construction, rural location, etc.)
Not Suitable For
- Tenants who are not eligible for the Right to Buy — you should confirm your eligibility with your landlord before commissioning a valuation
- Open market purchases from a private seller — this is a standard market valuation, not a Right to Buy valuation
Not sure which scheme applies to you? Speak to a surveyor for free, independent advice on which valuation you need.
What Is Included in a Right to Buy Valuation?
Our Right to Buy valuations provide everything you need to verify the landlord's offer and make a fully informed purchase decision.
RICS Red Book Compliant
Prepared in strict accordance with the RICS Valuation — Global Standards (the 'Red Book'), providing the professional, independent valuation evidence that you need.
Prepared by an RICS Registered Valuer
Your valuation is personally prepared and signed by an RICS Registered Valuer — a chartered surveyor with specific expertise in residential valuation.
Open Market Value with Vacant Possession
The valuation is on the basis of open market value with vacant possession — the standard basis for Right to Buy valuations. This assumes the property is sold on the open market by a willing seller to a willing buyer.
Comparable Sales Evidence
The valuation is supported by analysis of recent sales of comparable properties in the locality — including both open market sales and (where available) other Right to Buy sales. This evidence is what you need to challenge the landlord's valuation if it differs materially from ours.
Right to Buy Discount Commentary
While we are not discount calculation experts, we can provide commentary on whether the landlord's discount calculation appears correct based on the statutory formula under the Housing Act 1985 — including the applicable maximum discount for your region.
District Valuer Referral Support
If the landlord's valuation and our independent valuation differ materially and you cannot resolve the difference through negotiation, you can refer the matter to the district valuer. Our report provides the evidence you need to support your case in that referral.
All Scheme Types Covered
Right to Buy (secure council tenants), Preserved Right to Buy (housing association tenants whose home was transferred from a council), and Right to Acquire (eligible housing association tenants) — we cover all three schemes.
Fixed Pricing
We provide a fixed-price quote within 24 hours of your enquiry. The price we quote is the price you pay — no hidden extras and no VAT added to our fees. Buying your home is a significant financial commitment and we want you to have clarity on costs from the outset.
How the Right to Buy Valuation Process Works
From enquiry to independent valuation report — a straightforward process designed for tenants.
Get a Quote
Tell us about your property, the scheme you are buying under, and the landlord's offer price if you have received it. We respond within 24 hours with a fixed-price quote.
Inspect the Property
An RICS Registered Valuer visits your home at a time convenient to you. The inspection is thorough but unobtrusive — we assess the property's condition, accommodation, location and specification.
Market Research
We research comparable sales in your area — both open market sales and (where available) other Right to Buy sales — to arrive at an evidence-based opinion of market value.
Receive Your Report
Your independent RICS Red Book valuation report is delivered within 5–7 working days. Compare our valuation to your landlord's offer — and challenge it if the difference is material.
What We Need From You
- The full address of the property
- Confirmation of which scheme you are buying under — Right to Buy, Preserved Right to Buy or Right to Acquire
- A copy of your landlord's Section 125 offer notice (if you have already received it) — this contains the landlord's valuation and the discount calculation
- The approximate length of your tenancy — this affects the discount percentage
- Any information about improvements you have made to the property (tenant improvements are excluded from the valuation for RTB purposes)
- Access arrangements — we arrange the inspection directly with you at a time that is convenient
Our Valuation Methodology
Every Right to Buy valuation we produce follows a rigorous, RICS-compliant methodology — providing the impartial evidence you need to verify your landlord's offer.
Open Market Value Assessment
We assess the property's open market value with vacant possession — the price at which the property would sell on the open market between a willing seller and a willing buyer, with neither under compulsion. This is the statutory basis for Right to Buy valuations under the Housing Act 1985. We use comparable sales evidence from genuine open market transactions to arrive at our opinion.
Comparable Sales Analysis
We research recent sales of comparable properties in the immediate locality — houses and flats of similar size, type and condition. We analyse Land Registry sold price data and our own market intelligence, and we adjust for differences in size, condition, location and specification. We also consider, where available, other Right to Buy sales (though these are at a discount and must be adjusted).
Property-Specific Factors
We consider all property-specific factors: construction type, age, energy performance (EPC), condition, any structural issues, parking, garden, aspect, proximity to amenities and transport, and any tenant improvements (which are excluded from the valuation). For flats, we consider the lease length, service charges and ground rent.
Statutory Discount Framework
While we provide an independent market valuation — not a discount calculation — we understand the statutory framework under the Housing Act 1985 as amended. The discount starts at 35% (for houses) or 50% (for flats) after 3 years of tenancy, increasing by 1% per additional year up to a maximum of 70% (or a cash cap which varies by region). We can review the landlord's discount calculation alongside our valuation and flag any apparent errors.
Right to Buy Valuation Questions
Why do I need an independent valuation — won't the landlord's valuation be fair?
The landlord's valuation should be fair, but it is their valuation — prepared by or on behalf of the organisation that is selling the property to you. While most landlords act in good faith, valuations can and do differ. An independent RICS valuation provides you with impartial evidence of the property's market value. If our valuation is significantly lower than the landlord's, you have grounds to challenge the offer price. If it is similar or higher, you have the reassurance that you are paying a fair price. For an investment of a few hundred pounds, an independent valuation can save you thousands — or give you confidence that the purchase price is right.
What if the landlord's valuation and your valuation differ — who decides?
If the two valuations differ materially and you cannot agree a price with your landlord through negotiation, the matter can be referred to the district valuer at the Valuation Office Agency (VOA). The district valuer provides an independent determination of the property's market value, and their determination is binding on both you and the landlord. Our report provides the professional evidence you need to support your case in that referral. The district valuer will consider both valuations and the evidence supporting them before making their determination.
What is the difference between Right to Buy, Preserved Right to Buy and Right to Acquire?
Right to Buy is the original scheme under the Housing Act 1985, available to secure tenants of local authority councils. Preserved Right to Buy applies to housing association tenants whose property was originally owned by a council and transferred to the housing association — they retain the Right to Buy on the same terms. Right to Acquire is a separate scheme for housing association tenants, with lower discounts (typically a flat amount rather than a percentage). Each scheme has its own eligibility criteria and discount rules, so the purchase price under each scheme can differ. We can provide an independent valuation under any of these schemes.
Does the valuation take into account improvements I have made to the property?
No — and this is important. Under the Right to Buy scheme, the valuation should exclude the value of any improvements you (the tenant) have made to the property at your own expense. Examples include: a new kitchen or bathroom, central heating installation, double glazing, a conservatory, or redecoration. The statutory valuation formula is: open market value of the property in its unimproved state, less the statutory discount. If your landlord's valuation appears to include the value of your improvements, you should challenge it. When we inspect, please tell us about any improvements you have made — we will note them and exclude their value from our assessment.
Can I get a mortgage using this valuation?
Most mortgage lenders will require their own valuation for lending purposes, commissioned through them. Our independent valuation is for your own purposes — to verify the landlord's offer price. However, a lender may note the existence of an independent RICS valuation as supporting evidence. If you need a mortgage valuation, you should arrange this through your mortgage broker or lender separately. We are happy to provide a mortgage valuation as well if required — just let us know.
How much does a Right to Buy valuation cost?
The cost depends on the property type, size and location. We provide a fixed-price quote within 24 hours of your enquiry — the price we quote is the price you pay, with no hidden extras and no VAT added to our fees. For most standard properties, the cost is modest in relation to the potential saving if the landlord's valuation proves to be inflated. We cover all seven counties: Bedfordshire, Buckinghamshire, Cambridgeshire, Hertfordshire, Northamptonshire, Greater London and Oxfordshire.
How long does the valuation take?
We aim to inspect the property within 5–10 working days of receiving your instruction. Once the inspection is complete, the valuation report is delivered by email within 5–7 working days. If your landlord has given you a deadline to accept or challenge the offer (typically 12 weeks from the Section 125 notice), we will prioritise your valuation to give you as much time as possible. Please tell us your deadline when you contact us.
What is a Section 125 notice and how does it relate to the valuation?
A Section 125 notice is the formal offer document that your landlord must send you under the Housing Act 1985. It sets out: the landlord's valuation of the property; the discount to which you are entitled; the proposed purchase price; and details of any structural defects known to the landlord. You have the right to challenge the valuation within a specified period (usually 12 weeks). Our independent valuation is designed to support that challenge — comparing the landlord's valuation to an independent, professional assessment and providing the evidence you need to negotiate or refer the matter to the district valuer.
Get an Independent Right to Buy Valuation
Free, no-obligation quote within 24 hours. An independent RICS Red Book valuation to verify your landlord's offer price — giving you confidence you are paying a fair price.