Desktop vs Drive-By vs Full Valuation

When you apply for a mortgage, the lender values the property to make sure it's worth what it's lending against. But not every valuation means a surveyor walking through your front door.

Lenders use three main types of valuation: a desktop valuation done remotely from data, a drive-by valuation where the surveyor inspects only the exterior, and a full valuation involving an internal inspection. Which one is used depends on the loan-to-value, the property, and the lender's confidence in the case.

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Why Lenders Value Your Property

A mortgage is secured on the home, so the lender needs to know it's adequate security for the loan. The valuation confirms the property is worth roughly the price being paid and is suitable to lend on. It's for the lender's benefit, not yours — it is not a survey of condition, and it won't flag defects the way a homebuyer's survey would.

The level of scrutiny generally rises with risk. A low loan-to-value case on a standard house needs less checking than a high-LTV loan on an unusual property.

Desktop Valuation

A desktop valuation is carried out entirely remotely. The surveyor never visits; instead they assess the property using data such as recent sold prices, previous transactions, floor area and property type.

• Speed: very fast, often same-day.
• Cost: cheapest, frequently free to the borrower.
• When it's used: lower LTVs, standard properties, remortgages and product transfers where the lender is confident.

Closely related is the automated valuation model (AVM) — a purely algorithmic estimate with no human surveyor at all. Lenders lean on AVMs for low-risk cases because they're instant. They rely on averages, though, so they can miss what's specific about a home. If you're curious how these compare to the estimates you see online, are online valuations correct? explains their limits.

Drive-By Valuation

A drive-by (or "kerbside") valuation sits in the middle. A surveyor physically attends but inspects only the outside — the external condition, the street, the surroundings and comparable homes nearby. They don't come indoors.

• Speed: quick, though slower than desktop.
• Cost: modest.
• When it's used: where the lender wants eyes on the property and its location but the risk doesn't justify a full internal inspection — often mid-range LTVs.

The obvious limitation is that the interior is unseen, so anything internal — condition, layout, an unfinished renovation — isn't captured.

Full Valuation

A full valuation involves a qualified surveyor inspecting both the inside and outside of the property. They assess size, layout, condition, construction type and any factors that affect value, then compare against local sold prices.

• Speed: slowest, as it needs an appointment.
• Cost: highest of the three.
• When it's used: higher LTVs, higher-value loans, unusual or non-standard construction (such as Woolaway or other concrete-built homes), listed buildings, or anything the lender can't confidently value from data alone.

A full valuation is the most reliable because a professional has actually seen the home, but it's still narrower than a proper building survey.

Which One Will You Get?

You usually don't choose — the lender decides based on its policy and the case. As a rough guide:

• Low LTV, standard home, remortgage → likely desktop or AVM.
• Mid LTV or the lender wants a look → possibly drive-by.
• High LTV, high value, or non-standard property → likely full.

Whichever is used, the lender's figure is what governs your mortgage, not your own estimate. It's still worth knowing your property's likely value beforehand so you're not caught out by a "down valuation". The free house value calculator gives you a postcode-based estimate to set expectations, and once the valuation is done, our guide on how long after valuation to mortgage offer explains what happens next.

If the Valuation Comes in Low

A down valuation — where the lender's figure is below the price — can shrink how much they'll lend and push up your LTV. Options include renegotiating the price, adding to your deposit, or challenging the valuation with evidence of comparable sales. Knowing local sold prices in advance, via the house prices data, puts you in a stronger position to push back.

Is a lender valuation the same as a survey?

No. A valuation protects the lender and only confirms the property is adequate security. It won't reveal defects — for that you need a separate homebuyer's survey or building survey.

Do I pay for the valuation?

Sometimes. Many lenders include a basic valuation free, especially on remortgages, while others charge — particularly for full valuations on higher-value homes.

Can I insist on a full valuation?

Not usually. The type is the lender's decision. You can, however, commission your own independent survey for peace of mind about the property's condition.

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Before the lender's valuer even gets involved, check what your property is likely worth with the free house value calculator — a postcode-based estimate from Land Registry sold prices that helps you spot a possible down valuation early.