If your property is worth more than when you took out your mortgage, a revaluation could drop your loan-to-value ratio into a lower band and open up better rates. If values have been flat, it probably will not. This guide explains when it is worth doing, what type of valuation applies, and what happens if the number comes back lower than you hoped.
Worth doing if your property has risen in value since you bought it, or if you have made significant improvements. A higher valuation reduces your loan-to-value ratio, which can move you into a lower LTV band and give you access to better products. Not worth doing if values have been flat or fallen , a down-valuation makes things worse, not better.
Your loan-to-value ratio is your mortgage balance divided by your property value. It is one of the main factors lenders use to price mortgages. A lower LTV generally means lower risk to the lender, and in many cases that translates into access to better products.
Most people know their LTV changed because they paid some of the mortgage off. Fewer realise it also changes when the property value moves. If your home is worth more than when you originally took out the mortgage, your LTV is already lower than it was , even if your balance has not changed much.
| Scenario | Mortgage balance | Property value | LTV |
|---|---|---|---|
| Original purchase | £200,000 | £250,000 | 80% |
| After balance reduction | £185,000 | £250,000 | 74% |
| With higher valuation | £185,000 | £280,000 | 66% |
Figures are illustrative. Actual LTV depends on your outstanding balance and the lender's valuation of your property.
When your fixed rate ends and your lender contacts you about a new deal, they often use their original valuation or an automated estimate. They are not going to tell you that a fresh valuation might drop your LTV and qualify you for something better. Checking this yourself, or asking a broker to check, is how you avoid paying more than you need to.
Mortgage products are grouped by LTV bands. Moving from just above one band to just below the next can make a real difference to what is available.
| LTV band | What it means for your remortgage |
|---|---|
| Up to 60% LTV | Widest product choice, typically the most competitive rates |
| Up to 75% LTV | Strong product availability across most lenders |
| Up to 80% LTV | Good choice, but fewer products than sub-75% |
| Up to 85% LTV | Narrower range, rates typically higher |
| Up to 90% LTV | Fewer lenders, product choice more limited |
The key crossover points are 75% and 80%. If a revaluation could move you from 82% to 78% LTV, it is worth taking seriously. If you are already at 65%, the practical difference between bands is smaller.
Even a small difference in valuation can move you across a band threshold. It is worth checking where you sit before assuming your lender's number is the right one.
When you remortgage, the lender assesses your property's current value. Most do this one of two ways, and which they use depends on the lender, the LTV and the property type.
| Desktop (AVM) | Physical valuation | |
|---|---|---|
| How it works | Automated model using local sales data | Surveyor visits the property in person |
| Speed | Hours to days | One to two weeks |
| Cost | Usually free | May involve a fee |
| Reflects improvements? | No , data only | Yes , surveyor assesses condition |
| Best for | Standard properties, no major changes | Extensions, renovations, non-standard properties |
If your property is similar to others on your street and you have not changed it significantly, an AVM is usually fine. If you have added an extension, converted a loft, or done substantial work that comparable sales data would not capture, a physical valuation is more likely to reflect the actual value.
The lender decides which type of valuation to use based on their own criteria and the LTV of the application. You cannot simply request a physical valuation if the lender's process uses desktop models. Different lenders use different approaches, which is one reason why switching lender at remortgage time can sometimes produce a different valuation result.
If a surveyor is visiting, first impressions matter. These steps will not inflate a valuation but they help ensure the property is assessed accurately.
The surveyor sees the outside first. Tidy the garden, clear gutters, touch up paintwork if needed. A property that looks neglected from the street sets the wrong tone before they have stepped inside.
Leaking taps, cracked tiles, broken fixtures. Small things that cost little to fix can have an outsized effect on how a surveyor perceives the overall condition of the property.
Rooms that are hard to walk through look smaller than they are. A surveyor is trying to assess usable space. Help them see it clearly.
If you have done work on the property, have evidence ready. Planning permission, receipts, warranties and before/after photos all help make the case for what the improvements are worth. Do not assume the surveyor will notice without being told.
A down-valuation means the lender's surveyor has valued the property below what you expected. This pushes your LTV up and may restrict your product options. It happens, and it is not the end of the road.
Your options:
Call 01422 354011 or use the form below. Woodhall Mortgages can check your current LTV position, compare lenders and advise on whether requesting a fresh valuation is likely to improve your options before you commit to anything.
Get Remortgage AdviceWoodhall Mortgages compares remortgage deals across the whole market. We can check your current LTV, identify whether a revaluation is likely to help, and compare lenders before you commit to anything. As a whole-of-market broker we consider a comprehensive range of mortgages from across the market.
Initial discussion free. A broker fee of £299 is payable if you choose to proceed following a formal mortgage offer. This fee is non-refundable once charged. We may also receive commission from the lender. Your home may be repossessed if you do not keep up repayments on your mortgage.
Get Remortgage AdviceWoodhall Mortgages is authorised and regulated by the Financial Conduct Authority (FRN 762513). As a whole-of-market mortgage broker, we consider mortgages from across the market, subject to lender criteria and product availability. This article is for general information only and does not constitute regulated mortgage advice. Property valuations and mortgage rates can change. Your home may be repossessed if you do not keep up repayments on your mortgage.
Buying a home or reviewing your mortgage can feel complicated, but it doesn’t have to be. A quick conversation can give you clarity on your options, your budget, and the next realistic steps. There is no obligation and no pressure, just straightforward guidance tailored to you. Complete the short form below and we will be in touch to help you move forward with confidence.
