PBSA valuation firms
Firms below are listed under PBSA valuation in the PBSAX directory. Ordered by profile strength (featured and verified first), not market ranking — check recent PBSA instructions in your city and lender panel membership before you instruct.
| # | Company | Location | Verified |
|---|---|---|---|
| 1 | Allsop LLP | London | Unverified |
| 2 | Avison Young | Birmingham | Unverified |
| 3 | Carrick Real Estate | Manchester | Unverified |
| 4 | CBRE | London | Unverified |
| 5 | Colliers | Royal Tunbridge Wells | Unverified |
Ordered by directory profile strength (featured and verified first), not market ranking. View all PBSA valuers in the directory
Red Book firm vs PBSAX indicative valuation
Pick the path that matches your next decision. Red Book is for lending and institutions. PBSAX is for early pricing before you spend on a panel firm.
| Compare | RICS Red Book firm | PBSAX indicative valuation |
|---|---|---|
| Use when | Lender requires Market Value, institutional buy, or fund reporting | Pricing check, board context, or before you instruct formal work |
| What you get | Formal RICS Market Value opinion (inspection + report) | Free scheme-specific market range — not a Red Book opinion |
| Who instructs | Usually the lender (panel firm); borrower pays | You request it directly |
| Typical cost / time | £5,000–£25,000+ · 2–4 weeks | Free · usually faster turnaround |
| Next step | Browse valuers | Request free valuation |
Types of PBSA valuations
Most acquisitions need a Red Book market valuation. Desktop updates, development appraisals, and reinstatement costs serve different jobs — do not treat them as interchangeable.
| Type | When you need it | Typical cost | Timeline |
|---|---|---|---|
| Red Book market valuation | Lending, institutional buy, fund reporting — inspection + formal Market Value | £5,000–£25,000+ | 2–4 weeks |
| Desktop valuation | Interim marks or quick pricing — financials + evidence, no re-inspection | £1,500–£5,000 | 3–7 days |
| Development appraisal | Site purchase or development finance — residual (GDV minus costs/profit) | £5,000–£15,000 | 2–4 weeks |
| Reinstatement cost | Insurance only — rebuild cost, not investment value | £2,000–£8,000 | 1–2 weeks |
Typical fees and timelines by scheme size
Indicative bands for UK PBSA investment valuations. Confirm fee quotes and capacity for your completion date — complex nominations, Building Safety Act issues, or thin comparables can extend timelines.
| Scheme size | Red Book | Desktop update | Typical timeline |
|---|---|---|---|
| Under 100 beds | £5,000–£10,000 | £1,500–£3,000 | 2–3 weeks |
| 100–250 beds | £10,000–£18,000 | £2,500–£4,500 | 2–4 weeks |
| 250+ beds / complex | £18,000–£25,000+ | £4,000–£5,000+ | 3–5 weeks |
How to choose a PBSA valuer
Score firms on sector evidence and lender acceptance, not brand recognition alone. A generalist commercial valuer without recent PBSA instructions in your city is a risk on both pricing quality and credit committee acceptance.
Must-haves before you shortlist
- RICS registered — MRICS or FRICS; verify on the RICS register.
- Recent PBSA volume — ask how many PBSA instructions in the last 12 months, and in which cities.
- Lender panel status — confirm before instructing on a leveraged deal so you do not pay for a second report.
- Independence — no conflicts with buyer, seller, or operator; RICS disclosure rules apply.
What separates a strong PBSA appointment
- Local comparables — active evidence in your city beats a remote generalist quoting national averages.
- Capacity for your date — Red Book often takes 2–4 weeks; confirm the team can hit completion, not just a fee quote.
For how value is calculated and what drives yield assumptions, see PBSA valuations. For city yield bands, use yields by city.
Instructing a PBSA valuer
On leveraged deals the lender usually instructs; you still drive the data pack and panel choice. Get both right before exchange so the report does not become the critical path.
Lender panel vs advisory
On leveraged acquisitions, propose a valuer from the lender panel; the lender instructs and the borrower pays. Confirm panel status and conflict checks before exchange — a non-panel firm can mean paying twice. For cash or equity-only pricing, you can instruct a PBSA specialist directly (advisory / Red Book for your own use).
Instruction pack checklist
Incomplete packs delay Red Book reports and push back completion. Put these in one data room before the valuer is instructed:
- Rent roll by room type (studios, clusters, en-suites) with contractual rents
- Three years of accounts or management accounts, reconciled to NOI
- Operator / management agreement (fees, KPIs, term, assignability)
- Occupancy by academic year and current booking position
- Capex plan and known Building Safety Act / fire remediation scope
- Leasehold, ground rent, and nomination agreement summaries
- EPC ratings and recent surveys if available
Red flags in valuation reports
Challenge anything that looks generic or optimistic for the stock. Specialist PBSA valuers should explain nomination risk, operator change, and EPC / safety capex in the narrative — not bury them.
- Thin comparable set in the appendix with little local PBSA evidence
- NOI that ignores sustained voids or seasonal academic-year vacancy
- Yield inside a prime London band for clearly secondary stock
- No comment on nomination risk, operator change, or Building Safety Act / fire capex
- Desktop-style evidence presented as if a full inspection-backed Red Book
For valuation method and NOI treatment, see PBSA valuations. For city-level yield ranges, see the PBSA yields by city guide.
Instruction letter essentials
The instruction letter should name the asset, purpose of valuation (lending, purchase, or internal reporting), basis of value, and the intended user. Attach or link the data room index, confirm inspection access, and state any known Building Safety or capex issues you want addressed in the narrative. Clear reliance language and a target report date stop scope drift once the valuer is live.
Ask for sensitivity on yield and occupancy in the engagement, not after the draft lands. If the lender is the client, align the letter with panel terms so the borrower-funded report still meets credit requirements.
Conflict checks before you instruct
Confirm the firm has not recently advised the vendor on sale, development appraisal, or funding for the same asset. Ask whether any fee relationship with the operator or a competing bidder exists. On lender panel instructions, check that the named signing valuer is available and that prior work on neighbouring schemes will not constrain independence. Resolve conflicts in writing before inspection — switching firms after draft stage costs time and duplicate fees.
Sources
FAQs
Do I need a PBSA specialist valuer?
Yes for credible lending and pricing. PBSA involves academic-year income, nominations, bed yields, and room-type mix — generalist commercial valuers may miss sector nuances. Confirm recent PBSA instructions in your city.
What is a Red Book valuation?
A formal Market Value opinion under RICS Valuation Standards — standard for UK lending and regulated funds. Typical PBSA fees often £5,000–£25,000+ by scheme size; timeline often 2–4 weeks.
Who instructs the valuer on a leveraged acquisition?
Usually the lender instructs a panel valuer and the borrower pays. Propose a panel firm early; instructing a non-panel firm can mean paying for a second report.
How much does a PBSA Red Book valuation cost?
Often roughly £5,000–£10,000 for smaller schemes, £10,000–£18,000 for mid-size, and £18,000–£25,000+ for large or complex assets. Desktop updates are usually cheaper.
What documents should I give the valuer?
Rent roll by room type, three years of accounts, operator agreement, occupancy by academic year, capex plan, and lease/nomination summaries in one data room.
When should I use a PBSAX valuation instead of a Red Book firm?
Use a RICS Red Book panel valuer for lending and institutional deals. Use a free PBSAX indicative valuation for pricing checks, board context, or before you instruct formal lending work.