The valuation for this property has been conducted by Joe Bloggs. Joe Bloggs is an experienced professional with expertise in performing valuations of this nature. Investigations conducted have not identified any conflicts of interest related to this valuation.

Furthermore, it is important to note that (name) is a Registered Valuer under the RICS Registered Valuer Scheme, with registration number (number). This indicates that they have met the necessary qualifications and standards set by the Royal Institution of Chartered Surveyors (RICS) for conducting valuations.

The purpose of this valuation is to provide you with an assessment of the market value of the freehold interest in the subject property.

Freehold with vacant possession.

The property located at Example Address is held on a Freehold title.

The property is a residential house intended for the use of a single family.

There is a good selection of local convenience stores, restaurants, shops, bars, and cafés within a reasonable distance from the property. The nearby properties comprise of residential and commercial properties, creating a balanced and diverse neighborhood environment.

The property is a mid terrace building constructed from cavity brickwork beneath a pitched roof covered with concrete tiles.

Ground floor

• One kitchen
• One sitting room

First floor

• Two bedrooms
• One bathroom

We have conducted measurements of the property using a laser measurer, adhering to the international Property Measurements Standards (IPMS) 3B - Residential guidelines. Based on these measurements, the estimated floor area of the property is approximately 50m2.

The following definitions of Basis of Value will be used. They are derived from the RICS International Valuation Standards. Market Value: The estimated amount for which an asset or liability should exchange on the valuation date between a willing buyer and a willing seller in an arm’s length transaction after proper marketing and where the parties had each acted knowledgeably, prudently and without compulsion.

There are no special assumptions.

It is assumed that there are no encumbrances on title and that there is good marketable title, that there are no unusual or onerous restrictions relating to the use of the property. That a local search would not reveal any unusual restrictions, encumbrances or outgoings. This should be checked by your legal advisers. No responsibility or liability will be accepted for the true interpretation of the legal title in the property or asset.

A structural survey was beyond the scope of our instructions and accordingly one was not carried out. We have assumed that a detailed survey would not reveal any materials defects that would affect the value.

The property is assumed to be in satisfactory repair where the landlord and tenants have upheld their duties of maintenance and there are no structural issues.

The property is assumed to benefit from mains electricity and water and in some cases gas. Waste is presumably to the public sewer.

No tests of the services were carried out.

We have also assumed that the services and any associated controls or software are in working order or free from defects and that there are rights to use all connected services without unusual restrictions or associated costs.

We assume that there are no outstanding planning, building control, or any other statutory restrictions.

We have not made any enquiries of the local Planning Authority as to the planning history of the buildings.

For the purposes of this valuation report we are assuming that the authorised use is the same as the actual use of the property and that there are no enforcement proceedings contemplated or pending. We are also assuming that the property complies with all other statutory requirements

It is assumed sewers, mains services and the roads giving access to the property have been adopted and any lease provides rights of access and egress over all communal estate roadways, pathways, corridors, stairways and use of communal grounds, parking areas and other facilities.

We are not aware of the presence of any hazardous or deleterious materials that may have been used in the construction of these buildings, or that may have subsequently been incorporated.

Given that such materials may be hidden in the structure in inaccessible places, and the restrictions on our inspection, we cannot guarantee that no such materials exist in this building.

The presence of such materials can result in very high levels of expenditure and inconvenience in stripping them out.

We are not aware of the content of any environmental audit or other environmental investigation or soil survey which may have been carried out on the property which may draw attention to any contamination or the possibility of any such contamination.

We have not carried out any investigation into past or present uses, either of the subject property or of any neighbouring land to establish whether there is any contamination or potential for contamination to the subject property from these uses or sites. We have therefore assumed that none exists but cannot guarantee that this is the case.

Enquiries of the Valuation Office Agency revealed that the property is Band B for Council Tax purposes.

We have assumed that there are no environmental risks, such as flooding, energy efficiency and climate, as well as matters of design, configuration, accessibility, legislation, management and fiscal considerations.

We have assumed that there is no risk from mining in the area.

It is advisable to consult your solicitor to make inquiries with the vendor regarding any previous instances of flooding affecting the property. Environmental searches should also be conducted to determine if the property is situated in an area at risk of flooding. Flooding can cause extensive damage, and understanding any associated risks is crucial. Additionally, it is important to assess the potential impact of flooding on the property's insurance costs.

To provide an indication of the flood risk in and around the property, we have checked the Gov.uk website. The information and maps below outline the likelihood of flooding from surface water, rivers, and the sea.

River flooding occurs when a river or stream becomes overwhelmed by water draining from the surrounding land. This leads to the water exceeding its normal levels, resulting in overflow onto the surrounding areas. Coastal flooding occurs when rising sea levels, combined with high tides, stormy weather conditions, and tidal surges during low atmospheric pressure, cause water to accumulate along the coast.

Based on the available information, the risk of flooding from rivers and seas in the area is classified as Very Low.

Surface water flooding occurs when rainfall exceeds the land's capacity to absorb or drain the water, leading to water accumulation on the surface. This type of flooding is more likely in areas with low permeability, saturation, frozen ground, or extensive development of impermeable surfaces. Surface water flooding has become increasingly common due to rapid development creating large impermeable areas.

The risk of flooding from surface water in the area is classified as Very Low.

For further information and more detailed assessments of flood risk, it is recommended to visit the Gov.uk website at the provided link: [insert website link]. This resource can provide additional insights into the long-term flood risk associated with the property's location.

Enquiries of UK Radon revealed that the property is in a low risk area for Radon.

As of the 1st April 2018 the Energy Efficiency (Private Rented Property) (England and Wales) Regulations 2015 better known as the Minimum Energy Efficiency Standards will require landlords to ensure property has received at least an E or above EPC rating before it can be let. Subject to certain exemptions.

This will apply to all new lets and renewals of tenancy with effect from 1st April 2018 and for all existing tenancies on the 1st April 2020.

The Valuer has relied upon the information provided by the Client or the Client’s advisers and will assume that such information is accurate.

In arriving at our valuation, we have had reference to information provided from:

• Rightmove Plus,

• HM Land Registry;

• Local Authority Websites;

• Environment Agency;

• DEFRA; and

• UK Radon.

The above list is not exhaustive.

The Report will be provided for the stated purpose(s) and for the sole use of the named Client only. It will be confidential to the Client and the Client's professional advisers

The Valuer accepts responsibility to the Client alone that the report will be prepared with the skill, care and diligence reasonably to be expected of a competent Valuer but accepts no responsibility whatsoever to any parties other than the Client.

Any such parties rely upon the Report at their own risk. Neither the whole nor any part of the Report nor any reference to it may be included in any published document, circular or statement nor published in any way without the Valuer's written approval of the form and context in which it may appear.

Our valuation is provided for your benefit alone and solely for the purposes of the instruction to which it relates. Our valuation may not, without our written consent, be used or relied upon by any third party, even if that third party pays all or part of our fees, or is permitted to see a copy of our valuation report. If we do provide written consent to a third party relying on our valuation, any such third party is deemed to have accepted the terms of our engagement.

The basis of valuation may not be appropriate for other purposes and should not be so used without prior consultation with us.

Our contract with you for the provision of this valuation is subject to English law. Any dispute in relation to this contract, or any aspect of the valuation, shall be subject to the exclusive jurisdiction of the Courts of England and Wales, and shall be determined by the application of English law, regardless of who initiates proceedings in relation to the valuation.

The Valuation has been undertaken in accordance with the RICS Valuation – Global Standards, which incorporate the IVS (International Valuation Standards).

In arriving at our valuation, we have used the Comparable method or the Market approach. This method involves the direct comparison of recently sold comparable properties with the subject property. We gathered comparable evidence from recently sold properties and analysed it in a spreadsheet matrix. The comparables were then quantitatively and qualitatively adjusted to make allowance for difference in the various factors that may affect value. These factors include location, building specification, condition, legal situation, timing of the transaction, etc. The comparables were then ranked and weighted. The evidence was analysed and used to arrive at the valuation reported here.

While compiling the valuation we had reference to the following properties which have recently sold in the area:

We have also made reference to the following property currently on the market:

Comparable 1

Address: 14 Example Street, AB12 3CD

Sale Price: £220,000

Date of Sale: March 2025

GIA: Approx. 52m²

Description: Identical layout and condition to subject, slightly larger garden. Sold via estate agent.

Comparable 2

Address: 9 Example Street, AB12 3CD

Sale Price: £215,000

Date of Sale: February 2025

GIA: Approx. 50m²

Description: Same street, slightly inferior internal condition, dated kitchen and bathroom. No recent refurbishments.

Comparable 3

Address: 6 Sample Road, AB12 3CE

Sale Price: £225,000

Date of Sale: April 2025

GIA: Approx. 54m²

Description: End-terrace, modernised throughout with open-plan layout. Considered superior overall.

Valuation Rationale

The subject property is smaller and less modern than Comparable 3 but in better condition than Comparable 2. Comparable 1 is the closest in size, location, and condition. After adjustment for size, finish, and positioning, the subject is valued slightly below Comparable 1 but above Comparable 2.

In our opinion, the Market Value of the £218,000 (Two Hundred and Eighteen Thousand Pounds)

Our valuations are opinions of value given all the facts, circumstances and market conditions known at the date of this report. Changes in market sentiment can occur without warning brought about by any number of external factors affecting confidence about stability or affordability, or fears about more prolonged market falls or even recession.

The Royal Institution of Chartered Surveyors recommends the use of liability caps to members as a way in which to manage the risk in valuation work. Our aggregate liability arising out of, or in connection with this valuation, whether arising from negligence, breach of contract, or any other cause whatsoever, shall in no event exceed £ AMOUNT. This clause shall not exclude or limit our liability for actual fraud, and shall not limit our liability for death or personal injury caused by our negligence.

This report has been prepared by a surveyor (‘the Employee’) on behalf of a firm or company of surveyors (‘the Employer’). The statements and opinions expressed in this report are expressed on behalf of the Employer, who accepts full responsibility for these. Without prejudice and separately to the above, the Employee will have no personal liability in respect of any statements and opinions contained in this report, which shall at all times remain the sole responsibility of the Employer to the exclusion of the Employee.