Who this is for
This service is for owners, developers, and investors who need a scheme-specific PBSA price conversation — for refinance, board packs, sale prep, or underwriting — rather than a generic residential estimate. It is free and indicative; it is not a lender-panel Red Book valuation.
| Use case | Why it helps |
|---|---|
| Refinance / board pack | Document market context before lender or board discussions |
| Sale prep | Sense-check your asking price before you appoint a sale adviser |
| Development exit | Test exit value and yield assumptions against live buyer appetite |
| Acquisition | Second opinion alongside your own comparables |
What you get
You receive a written indicative note covering how your scheme is likely to price in the current PBSA market. Exact depth depends on the data you can share — more detail on beds, occupancy, and operator status produces a stronger note.
| Section | Content |
|---|---|
| Comparables | Recent similar PBSA sales and price-per-bed where available |
| Yield framing | Bed yield and net initial yield context vs local bands |
| Demand | University catchment and occupancy signals that affect pricing |
| Buyer appetite | How the scheme is likely to read to PBSA buyers |
| Next steps | Optional call; path to sale or refinance if you want it |
For formal Red Book / lender-panel valuations, see PBSA valuers and the valuations guide.
What to send
A short scheme description is enough to start. The more of the following you can provide, the more useful the written analysis will be — especially for refinance or board-facing conversations.
| Level | Inputs |
|---|---|
| Must have to start | Contact + city/postcode + approx. beds |
| Strongly helpful | Address, room mix, occupancy, operator status |
| Improves accuracy | Rent roll summary, EPC, recent surveys, nomination agreements |
How it works
The process is deliberately light at the start. We confirm what we can support with your data, then deliver a written note you can use for decisions — with no obligation to list or sell afterwards.
- Enquire — share scheme basics and contact details so we can respond within about 48 hours.
- Scope call — we confirm timeline and what depth of analysis your data supports.
- Analysis — comps, yield framing, demand signals, and how buyers are likely to read the scheme.
- Walkthrough — optional call to discuss findings; sale or finance next steps only if you want them.
Just need a quick number?
If you only need a rough bed-yield estimate, use the free valuation calculator for an instant average-based figure. Come back to this page when the decision needs a scheme-specific write-up you can discuss with a board, lender, or adviser.
FAQs
Is this a Red Book valuation?
No. This is a free indicative PBSAX market analysis to help you decide — for refinance conversations, board packs, or sale prep. A lender-panel Red Book valuation is a separate formal engagement when debt requires it.
What do I actually receive?
A written scheme-specific note covering comparable context, bed yield and price-per-bed framing, local demand signals, and how buyers are likely to view the scheme — plus an optional walkthrough call. Scope and timing are confirmed after your enquiry.
How is this different from the calculator?
The calculator is an instant average-based estimate. The free valuation is scheme-specific: your beds, location, and (where available) comps and demand — suitable when you need something you can discuss with a board, lender, or adviser.
Do I have to list or sell afterwards?
No. Many owners use valuations for refinance, reporting, or exit planning only. Sale is optional and separate.
How long does it take?
We aim to respond within 48 hours to confirm scope. The written analysis timeline is agreed on that follow-up — flag urgency in your message if you are under a board or lender deadline.
What information do you need?
To start: contact details and a short scheme description. For a stronger note: address, beds, room mix, occupancy, operator/nomination status. EPCs and surveys improve accuracy further.