How We Value Your Property For Auction

When it comes to selling a property at auction, understanding its true market value is one of the most important steps in achieving a successful result. At BTG Eddisons Property Auctions, we take this process seriously, combining industry expertise, local market knowledge, and detailed analysis to ensure every property is valued with accuracy and transparency. 
 
Whether you’re preparing to sell an investment property, a commercial asset, or a family home, our valuation approach is designed to give you clarity and confidence from the very beginning. In this blog, we’re going to take you through why property valuations are important, what you need to know about them, and the process involved when requesting an appraisal with us. 

Why Do Property Valuations Matter?

A valuation gives sellers a realistic understanding of what their property is truly worth in the current market. This helps to set expectations and avoid costly misjudgements, like pricing too high and deterring bidders, or pricing too low and underselling a valuable property. More importantly, a precise valuation builds confidence: it reassures sellers that they are entering the auction with a strong, evidence-based foundation, and it signals to buyers that the property has been assessed fairly, which can encourage competitive bidding. 

How Do We Value Your Property For Auction? 

Our appraisal process is designed to give sellers a clear, evidence-backed understanding of what their property is likely to achieve at auction, combining detailed research, expert insight, and on-the-ground market knowledge. Below, you can find a step-by-step process of what to expect when you have your property valued by us. 

The Initial Consultation 

During this stage, we take the time to learn about the property's history, any recent renovations or maintenance, and the unique qualities that may not be immediately visible during a physical inspection. It’s very important during this time that you be honest about any underlying issues or conditions of the property so we can value it accordingly.  
 
At the same time, we will review any available documentation, such as building reports, renovation records, or previous sales data, as these details help us form a clear picture of the property’s strengths and potential challenges. This is also where we will discuss your preferred timeline, your expectations for the auction, and any concerns or questions you may have. 
 
By understanding your objectives and gathering as much information as possible upfront, our team can ensure the valuation is not only accurate but also aligned with your broader selling strategy. 

Inspecting the Property 

The inspection process allows us to see firsthand the features and conditions that can significantly influence your property’s market appeal. During this stage, our team carefully evaluates both the interior and exterior of the property, examining structural elements, finishes, layout, and overall presentation. 
 
We will take note of any renovations, upgrades, or unique characteristics, such as architectural details, outdoor spaces, the neighbourhood, or energy-efficient features, that could add value. This thorough inspection ensures that the valuation is grounded in reality and provides a clear, practical basis for setting a competitive guide price, giving sellers confidence as they prepare for the auction.  
 
Don’t worry if your property isn’t completely perfect, too. Unlike on the open market, here at BTG Eddisons, we sell to a wide range of investment buyers who see the value in properties even if they need work done. So, rather than spending money and time on a property just to sell it, you can list it in any condition, confident that our buyers will still know the real worth. 

Sales and Market Analysis 

The third step in our property valuation process involves a comprehensive sales and market analysis, which is crucial for understanding the price your property is likely to achieve in the current market. We will examine recent sales of comparable properties in your area, taking into account factors such as property type, size, condition, features, and location to identify realistic benchmarks. 
 
Beyond these comparables, we also analyse broader market trends, including buyer demand, auction clearance rates, seasonal patterns, and local economic factors that may influence competition on auction day. This step allows us to see how similar properties have performed, how long they stayed on the market, and the types of buyers they attracted, providing valuable insights into a pricing strategy. 
 
By combining this data with our professional experience and knowledge of the local market, we can recommend a guide price that is not only representative of its value, but also strategically positioned to generate maximum interest and competitive bidding at auction. 

The Appraisal Summary 

At the end of the appraisal process, we will bring together all the research, analysis, and insights we’ve gathered to provide a clear, evidence-based estimate of your property’s auction value. At this stage, we consolidate information from the initial consultation, the property inspection, comparable sales data, market trends, and the unique attributes that make your property stand out.  

How Property Auction Pricing Works 

When it comes to pricing your property, our main goal is to set it at a price that will be most attractive to buyers to generate maximum interest. However, because of this, you may find that the initial valuation price you get from us may be slightly lower than you’d get from an estate agent. 
 
Starting with a lower amount when selling by auction encourages competitive bidding and, therefore, the price achieved can quite quickly exceed the appraisal. This often more than makes up for the difference in auction appraisal to estate agent valuation, as, unlike on the open market, where undercutting offers can lower your sale price, there’s no room in auctions for the price to be negotiated down. 
 
However, at the heart of this process are two key figures: the guide price and the reserve price, and you’ll need to be familiar with both when requesting an auction appraisal. 

What is a Guide Price? 

The guide price is a transparent starting point designed to attract potential buyers and generate interest in your property. The guide price must be within 10% of the reserve price, either higher or lower, and provides an indicative range rather than a fixed value, giving bidders a realistic idea of what the property is likely to sell for. 

What is a Reserve Price? 

The reserve price is the minimum amount you are willing to accept. Kept completely confidential between the seller and auctioneer, it’s the figure that protects your investment and ensures the property cannot be sold below a level that you consider fair. If the reserve price isn’t met during bidding, then the property doesn’t sell and only then will the reserve price be disclosed. 
 
In the case that your property doesn’t sell on the day of the auction, it will be available for buyers to browse afterwards on our unsold properties page. Most of our unsold properties will sell after the auction, with many being snapped up as early as the same or the following day. 
 

Getting Your Property Prepared for Auction 

Once you’ve got your valuation and your guide and reserve prices are finalised, it’ll be time to get your property auction ready. From here, your solicitors will help you get all your legal documents in order while we take on the responsibility of putting your property in front of buyers by listing your property on our auction catalogue page. Our experts will help you market your property to help generate interest, and then, on the auction day, we’ll sell it to the highest bidder.  
 
You can join the auction through our livestreams if you want to see the action, or if you don't - that's fine too! Once the auction is over, we will contact you to let you know the outcome, regardless of whether you tuned in or not. Once you’ve made the sale, you and the buyer will be locked into a legally binding agreement, and contracts will be exchanged. 

Get a Free Property Auction Appraisal With BTG Eddisons 

A thorough and professional property valuation is the cornerstone of a successful auction sale, providing sellers with the insight, confidence, and strategic guidance needed to achieve the best possible outcome.  
 
Here at BGT Eddisons Property Auctions, we offer a free, no-obligation appraisal to help you step into the auction process with both ease and confidence. Head over to our property appraisal page to fill out the form, or if you have any questions, you can contact us directly, and one of our experts will be there to assist you.