What a fair valuation actually looks like.

A comparable is a recently sold property near yours, similar in size, type, and condition. Three is the working minimum. Not three currently on the market, which are aspirations. Three that have completed in the last six months from Land Registry, ideally within a quarter of a mile.

Ask for the address, the sold price, the sold date, and why the agent thinks each one is comparable. A valuation that cannot give you those four items per row is a guess.

Your property is rarely in the same condition as the three comparables. New kitchen and bathroom add value. A tired roof or single glazing take value away. A good valuation tells you what the comparable would have sold for in your condition, and what yours would sell for in theirs. That gap is the adjustment.

The number written down is the adjusted average. Not the top comparable. Not the headline number from the most expensive sale on the street.

Two properties priced the same can sell at different speeds because the buyer pools are different. A vendor deserves to know what kind of buyer their property is most likely to attract, how many of those buyers are currently registered with the agent, and what comparable stock is also on the market.

It is one paragraph. The likely buyer profile, the registered-buyer count, and the competing supply. Without it, the valuation is divorced from the market it is supposed to predict.

Three questions. Show me the three comparables you used. Show me your condition adjustment. Tell me who you think the buyer is and what your registered demand looks like in that segment.

If the agent can answer all three on the spot, you are dealing with someone who has done the work. If they need to send something through later, fine, give them twenty-four hours. If they cannot answer at all, you are hearing a guess.

Every WPG valuation comes with a one-page write-up. Three comparables with sources. The condition adjustment laid out openly. The buyer profile. The number we believe will sell. We will not put a number on the wall we cannot back up to a buyer when they ask why your property is priced where it is.