Why Independent Valuations Matter More in an Uncertain Property Market

Property markets rarely move in straight lines. Periods of stability are often followed by phases of adjustment, driven by changes in interest rates, lending criteria, regulation or local market conditions. In this environment, relying on assumptions, headline data or informal opinions can expose owners, lenders and investors to unnecessary risk. This is where independent, professionally prepared valuations play a critical role.

At Olden Property, we are increasingly instructed where certainty is required not optimism - whether for secured lending, tax purposes, statutory matters or dispute resolution. A valuation is not simply a figure; it is an evidence-based opinion that must withstand scrutiny.

Market noise versus market evidence

Online price indices, asking prices and automated valuation models can be useful indicators of sentiment, but they rarely reflect the specific characteristics of an individual property. Factors such as tenure, lease length, covenant strength, repair liability, planning risk and location nuance are often overlooked or oversimplified.

A formal valuation cuts through this noise by focusing on:

· Verified transactional evidence

· Localised market behaviour

· The legal and physical realities of the asset

· The purpose of the valuation and the relevant statutory or professional framework

This distinction becomes particularly important in slower or uneven markets, where comparable evidence may be limited and professional judgement is required.

Valuation purpose shapes valuation approach

Not all valuations are the same. The basis of value, assumptions adopted and methodology applied will vary depending on the instruction. A valuation for secured lending will differ materially from one prepared for capital gains tax, inheritance tax, lease extension negotiations or compulsory purchase compensation.

Understanding the purpose of the valuation from the outset ensures that:

· The correct basis of value is adopted

· The appropriate level of investigation is undertaken

· The report is fit for its intended use and audience

· The valuation complies with RICS professional standards

This is particularly important where figures may be relied upon by third parties, challenged by counterparties or reviewed by HMRC or acquiring authorities.

Professional judgement still matters

In periods where transactional evidence is thin, valuers must rely more heavily on experience, analysis and professional judgement. This does not mean guesswork; it means applying informed adjustments, clearly explained reasoning and transparent assumptions.

A well-prepared valuation should:

· Explain how the figure has been derived

· Reference relevant comparables and explain adjustments

· Acknowledge market uncertainty where it exists

· Provide clarity rather than false precision

This approach protects clients by ensuring the valuation can be defended, not just produced.

A measured approach to value

At Olden Property, our focus is on providing clear, reasoned and independent advice. Whether acting for private clients, professionals, lenders or solicitors, our role is to assess value as it stands, not as it is hoped to be.

In uncertain markets, that discipline becomes more important, not less. A robust valuation provides a foundation for informed decision-making, realistic negotiation and effective risk management.

If you require independent valuation advice, grounded in evidence and professional judgement, Olden Property is well placed to assist