Free Property Valuation in RH13 (2026)
Enter the postcode below for an indicative photo-aware AI valuation. Local context: median sold price in RH13 is £460,000 (335 HMLR transactions, last 12 months).
Local context: median sold price in RH13 is £460,000 (335 HM Land Registry transactions, last 12 months). Your specific home's value depends on condition, garden, lease, exact street — the AI captures all of that from the inputs above and any listing photos.
What affects price in RH13
- Property type — flat-vs-house premium is the largest single price lever after location.
- School catchment — being inside an Ofsted-Outstanding catchment can add meaningful £/sqm.
- Garden — a private garden of usable size carries a clear premium over no outdoor space.
- Transport links — proximity to a fast train into the nearest city is consistently rewarded.
- Condition and finish — renovated, modernised stock prices well above tired-but-similar comps.
Sample RH13 valuations
Rough indicative ranges by property type. For your specific home, the form above gives an address-specific estimate.
Why photo-aware AI matters in RH13
How condition and lease length move the headline figure
Condition uplift — worked example
| Condition | Typical premium | Indicative value (band midpoint) |
|---|---|---|
| Excellent (renovated, modernised, move-in) | +5% to +12% | £499,100 |
| Good (well-maintained, no major work) | Baseline (±0%) | £460,000 |
| Fair (dated, cosmetic work needed) | −5% to −10% | £425,500 |
| Poor (structural / refurbishment project) | −15% to −30% | £356,500 |
Lease length on flats — worked example
| Lease remaining | Typical discount | Indicative value (band midpoint) |
|---|---|---|
| Share of freehold / 990+ years | Baseline (±0%) | £460,000 |
| 125+ years remaining | −1% to −3% | £450,800 |
| 99 years remaining | −4% to −7% | £434,700 |
| Below 80 years (marriage value) | −10% to −20% | £391,000 |
| Below 60 years (Offrly-illustrative) | −25% to −40% | £310,500 |
What the Offrly estimate doesn't include
- Lease length, ground rent, service charge or recent disputes
- Cladding (EWS1) status or building-safety remediation
- Specific structural or planning issues — basement, EPC, listed status
- Mortgage / probate / insurance binding — those need a RICS surveyor
Trust the number
More about RH13
Sectors inside RH13
Nearby outcodes in RH
Free property valuation in other places
FAQ: valuing a home in RH13
How much is my property worth in RH13?
Run the free Offrly valuation above — enter your postcode, beds, baths, type and condition. Offrly returns an indicative sale price in about 30 seconds, with the comparables it used. No mandatory signup, no email.
How does my home compare to the RH13 average?
The median sold price in RH13 over the last 12 months is £460,000 across 335 HM Land Registry transactions. Specific homes vary substantially by condition, garden, tenure and street — Offrly's AI captures that variation in the address-specific estimate.
Is an online valuation accurate in RH13?
We publish a transparent prediction-vs-outcome accuracy report at /accuracy-report — every Offrly valuation is paired against the eventual HM Land Registry sold price for the same property. The figures there are the only accuracy claim Offrly makes.
What does the Offrly valuation NOT include?
Offrly's estimate is built from comparable sales and listing photos. It does not factor in lease length, ground rent, service charge, cladding (EWS1) status, or specific structural / planning issues — those are buyer-side due diligence items. For mortgage, probate or insurance binding purposes, a RICS-qualified surveyor is required.
Source: HM Land Registry Price Paid Data, licensed under Open Government Licence v3.0. Offrly estimates are indicative market guidance — not regulated valuations and not financial, tax or legal advice.
How these numbers are calculated
The numbers on this page are illustrative tables anchored on the RH13 sold median. The Offrly valuation form above gives the address-specific estimate that doesn't rely on these averages.
- Local context (sold median + transaction count). Median of every RH13 sale recorded in HM Land Registry Price Paid Data over the last 12 months. The HMLR sale-to-registration lag is typically 2 weeks to 2 months, so the most recent 1–2 months are incomplete and may revise upward.
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Sample valuations by property type.
Formula:
HMLR sold median for the type × bedroom multiplier (target ÷ 3-bed baseline). Multipliers (1: 77%, 2: 87%, 3: 100%, 4: 112%, 5: 124%) imply per-step uplifts of 1→2 +13.0%, 2→3 +14.9%, 3→4 +12.0%, 4→5 +10.7%. The 2→3 and 3→4 steps sit inside Nationwide — What Adds Value bands (2→3 bed: terraced 13%, semi 14%, detached 17%; 3→4 bed: terraced 10%, semi 10%, detached 13%); the 1→2 and 4→5 steps are unsourced and taper conservatively. Supplementary context: ONS adhoc 14839 (simple-average UK prices by bedroom count). Caveat: the formula treats each property type's HMLR median as a 3-bed baseline. For types whose typical bed-count differs (detached homes are often 4-bed), this approximation can over- or under-count the bedroom premium. For an address-specific number that doesn't make this assumption, run the form above. -
Condition uplift table.
Formula:
HMLR sold median × condition factor. Bands used: Excellent +5–12%, Good baseline, Fair −5–10%, Poor −15–30%. The "Indicative value" column shows the midpoint of each band. There is no UK-standard published condition-adjustment table — these are illustrative ranges. The RICS Red Book sets out the principles surveyors follow but does not publish a specific percentage table; individual surveyors apply their own adjustment in context. -
Lease-length discount table.
Formula:
HMLR sold median × lease factor. The "Indicative value" column shows the midpoint of each band. Discounts steepen sharply below 80 years remaining — the "marriage value" threshold under the Leasehold Reform, Housing and Urban Development Act 1993. The 70-year ≈ 88% relativity figure is consistent with HomeOwners Alliance's short-lease guidance. The sub-60-year band is Offrly-illustrative — no specific public source pins that discount; the bucket extends the marriage-value pattern as leases get materially shorter. Note: the Leasehold and Freehold Reform Act 2024 abolishes marriage value but is still being phased into force, so today's market still reflects the pre-reform discount pattern.
HMLR Price Paid Data is licensed under the Open Government Licence v3.0. The Offrly form above gives an address-specific estimate that captures condition, garden, lease, tenure and any listing photos you provide — see the methodology page and accuracy report for how the live tool performs against actual HMLR-recorded sale outcomes. For a binding RICS-compliant valuation, use a qualified surveyor.