Probate Valuation: How to Value a House & Its Contents

How do you value a house for probate?

Valuing a property for probate means establishing its open market value as at the date of death. This is typically done by instructing a local estate agent or a RICS-qualified surveyor to carry out a formal valuation.

The valuation should reflect what the property could realistically have been sold for on the open market at the time of death — not the asking price, and not the price it might eventually sell for. For HMRC purposes, you may need more than one valuation if the property is unusual or if the estate is likely to be subject to inheritance tax.

For more guidance on valuing property for probate, the government's guidance on GOV.UK provides an official starting point. A solicitor or probate specialist can advise on your specific circumstances.

How to value house contents for probate

House contents — also referred to as chattels or personal possessions — must also be valued as part of the estate. For everyday household items, executors can often carry out a reasonable estimate themselves. However, for items of significant value, a professional valuation is advisable.

Items that typically require a specialist valuation include:

• Jewellery, watches, and precious metals
• Artwork, antiques, and collectibles
• Vehicles, motorcycles, and caravans
• Musical instruments
• Rare books, stamps, or coins
• Designer clothing or accessories of significant value

For general household furniture, clothing, and everyday items, a reasonable estimate of second-hand value is usually acceptable — not what the items cost new, but what they might fetch at a car boot sale or second-hand market.

Probate value vs market value — what's the difference?

Probate value and market value are often used interchangeably, but there is an important distinction. Probate value refers specifically to the open market value at the date of death, assessed for inheritance tax and probate purposes. Market value is a broader term that can refer to current value at any point in time.

For a property that takes several months to sell after someone passes away, the sale price may be higher or lower than the probate value — because the market may have moved. It is the value at the date of death that matters for probate, not the eventual sale price.

When is a professional probate contents valuation needed?

A professional probate contents valuation — carried out by a specialist valuer — is recommended when the estate contains items that are difficult to value accurately without expert knowledge, or when the total estate value may be close to or above the inheritance tax threshold.

A professional valuer will inspect the contents of the property, identify items of value, and provide a written report with assessed values at the date of death. This documentation is important both for HMRC and for any disputes between beneficiaries.

We are not valuers and do not carry out probate valuations. However, as part of our clearance service, we can help identify items that may warrant a closer look before clearance begins — and we always work with executors to ensure nothing of potential value is removed by mistake.

Where does a house clearance fit in?

A house clearance typically takes place after the probate valuation has been completed — or at least after valuable items and those specifically mentioned in the will have been identified and set aside. It is important not to clear a property before this has been done.

Once the estate has been assessed and key items removed, a professional clearance service can empty the remaining contents efficiently and responsibly. This is often one of the final steps before a property is prepared for sale or handed back to a landlord.

At Clean Slate Clearance, we work closely with executors and families to ensure the clearance takes place at the right time and that the process is handled with care and sensitivity.