Desktop Market Appraisal

Appraisal, Valuation or Survey?

What a Desktop Appraisal Looks At

A desktop appraisal is prepared without a full inspection, using the information you provide and market evidence. For a portfolio, it typically considers:

• the rent roll, arrears and length of each tenancy;
• the gross and net yield investor buyers would expect in each area;
• sold prices for comparable properties, from HM Land Registry price paid data and listings;
• condition, EPC ratings and likely costs of meeting the EPC C target and Decent Homes Standard;
• property type, such as HMOs, flats or houses, and any licensing;
• the likely difference between tenanted and vacant value;
• how the portfolio is likely to be valued as a single lot compared with selling individually.

What You Get

A good appraisal gives a value range for each property and for the portfolio as a whole, explains the assumptions, identifies which properties may be harder to sell, and suggests the type of buyer most likely to pay the best price. Those figures can then be used by your accountant to estimate Capital Gains Tax and compare selling in one go with a phased sale.

Limits of a Desktop Appraisal

A desktop appraisal is an opinion of likely market value for decision-making. It is not a RICS Red Book valuation and should not be relied on for:

• probate or Inheritance Tax returns;
• CGT valuations, such as values at 31 March 1982, on incorporation or on a gift;
• lending or refinancing;
• divorce, partnership or court proceedings.

For those, instruct a RICS Registered Valuer. An appraisal also depends on the information supplied: unknown defects, arrears or compliance problems can change the result.

Will a Portfolio Sell for Less?

Investor buyers taking several properties in one deal often expect a lower price per property than the sum of individual retail values, reflecting their purchase costs, the work involved and the risk of weaker properties in the mix. Against that, a single sale saves months of separate marketing, voids and legal costs, and can sell properties that would struggle alone. The size of any difference varies, which is why the appraisal looks at both.

Official Sources and Further Reading

• RICS: Valuation standards (Red Book)
• GOV.UK: HM Land Registry price paid data

General information for landlords in England, checked against official sources in October 2026. It is not tax, legal or financial advice: speak to a qualified accountant or solicitor about your own circumstances.