Can I use the Land Registry sold price?

Only as supporting evidence. Comparable sales help justify a figure, but HMRC expects a valuation of the actual property in its actual condition at the date of death.

Cost · 5 min read

Valuing a house for probate: what it costs and what HMRC expects

The property is normally the largest number on the account, and the one HMRC is most likely to question. Getting the basis right costs very little and avoids an enquiry later.

Written and reviewed by Ramani Gill, Founder & CEO — Solicitor, TEP, BA, LLM. Last reviewed 2026-08-19.

The two routes

Route	Cost	Weight with HMRC
Three estate agent appraisals	Free	Acceptable for many excepted estates
RICS 'red book' valuation for probate	£250 – £700	Formal opinion, defensible on enquiry

What HMRC wants is open market value at the date of death: the price the property would fetch between a willing buyer and a willing seller on that day. An asking price is not a valuation.

When to pay for a RICS valuation

Inheritance Tax is payable, so the figure directly changes the bill
The estate is near a threshold and the property could tip it over
The property is unusual: a farm, a conversion, land with development potential, or in poor repair
A beneficiary is buying out the others, so the figure decides who gets what
Beneficiaries do not all agree on the value

Undervaluing is not a saving

If the property later sells for far more, HMRC can revisit the account, charge additional tax and consider a penalty. Where the sale happens soon after death, the sale price is strong evidence of the date-of-death value.

Doing this yourself?

Our guided service walks an executor through valuations, the HMCTS forms and the estate accounts for a one-off £349.

Check if I can do probate myself

If the property sells for less

Where a qualifying sale within four years of death is at a lower price, loss on sale relief may allow the sale price to replace the probate value for Inheritance Tax, on form IHT38. It only helps where tax was actually paid.

GOV.UK — How to value an estate

Common questions

Can I use the Land Registry sold price?: Only as supporting evidence. Comparable sales help justify a figure, but HMRC expects a valuation of the actual property in its actual condition at the date of death.

Not sure whether this estate is straightforward?

The free suitability checker asks about jurisdiction, disputes and complexity, and tells you in a few minutes whether a self-help route is sensible — or whether you should speak to a solicitor. No account needed.

Start the free checker

Where this fits in the probate process

What probate actually costsCourt fee, solicitor quotes and the self-help route compared.