Short answer: A council rating valuation, a real estate appraisal and a registered valuation are different forms of information. None is a guaranteed sale price, and the right one depends on whether the question concerns rates, a selling campaign, lending or another formal purpose.
Do not treat every property figure as the same thing
A council rating valuation, sometimes called a CV or RV, is produced for the rating system at a stated valuation date. It may be useful background, but it is not a live buyer offer and may not reflect later improvements, defects or market changes. Check the valuation date before comparing it with current campaign evidence.
A real estate appraisal is a licensed professional's written opinion used in the agency process. It should be supported by comparable property information and an explanation. A registered valuation is prepared by a registered valuer for a stated purpose and date. The report scope and assumptions matter, so ask the person requesting it what standard is needed.
Match the figure to the decision
For campaign planning, sellers usually need current comparable sales, current competing listings, property-specific differences and a clear discussion with prospective agents. For lending, relationship property, trust, estate, tax or financial reporting decisions, a professional may require a formal valuation or other evidence. A website cannot decide that requirement from a few property fields.
Online estimates can differ because models use different data, dates, coverage and assumptions. A model may not see condition, consent history, renovations, view, access or unusual tenure. Treat an estimate as a prompt to investigate, never as proof that an agent, valuer or buyer must accept the number.
Build a transparent evidence file
Write down each figure, its source, purpose, effective date and limitations. Keep this file separate from the amount you hope to receive. If two sources conflict, identify what each included and ask the relevant professional to explain the difference instead of averaging the numbers without a reason.
Update the file when new comparable sales, property records, inspection findings or buyer feedback become available. Preserve older versions so it is clear which information shaped a past decision. This is especially important when several trustees, executors, family members or advisers need to understand the same evidence.
- Figure and source
- Purpose and effective date
- Property information included or missing
- Professional question created by the difference
Keep value separate from personal advice
A selling decision usually includes more than a property figure. Timing, debt, temporary accommodation, family needs and the next home can change what a workable outcome looks like. Use the selling-cost and move tools to test inputs you choose, but have borrowing, tax and legal consequences confirmed for your circumstances.
Plan To Sell My Home does not provide a valuation API or property-value estimate. That boundary prevents incomplete data from being presented as professional evidence. The site helps organise the source, date, assumptions and questions that a seller can take to the appropriate person.
Put this guide into your private workspace
Use these connected tools to record your own facts and questions. Values stay private and are never sent to an agent without a separate reviewed contact action.
Frequently asked questions
Is my council valuation the current market value?
Not necessarily. Check its purpose and valuation date, then compare it with current property-specific evidence.
Is an agent appraisal a guaranteed selling price?
No. It is a written opinion that should be supported by evidence and can differ from the final market result.
Why do online estimates disagree?
Models can use different data, dates and assumptions, and may not capture important property-specific information.
Official sources
Sources were accessed and checked on 21 August 2026. Keep the live source and current professional advice as authority if rules or circumstances change.