Help to Buy Valuation in BR6 (Orpington)

A Help to Buy valuation is specifically required when you reach the five-year anniversary of your equity loan, when you want to sell your property, or when you are ready to redeem your loan. The Help to Buy scheme, which closed to new applicants in March 2023, allowed buyers to purchase new build properties with just a 5% deposit and a government equity loan of up to 20% (or 40% in London). If you purchased a property through this scheme in the BR6 area, you will need an independent RICS valuation to determine what you owe for your equity loan, including any accrued interest.

Properties in BR6 present particular considerations for valuations due to the local geology and construction methods. The area is characterised by London Clay and Thanet Formation, which can affect property values due to shrink-swell movement and subsidence risks, particularly for older properties with shallow foundations. Our surveyors understand these local factors and factor them into their valuations, checking for signs of movement, foundation type, and proximity to trees that could exacerbate clay-related subsidence.

The BR6 housing stock spans various construction periods, with approximately 15% built pre-1919 using solid brick construction, 20% from 1919-1945 with early cavity walls, 40% from 1945-1980 with standard cavity wall construction, and 25% post-1980 using modern methods. This mix means our surveyors must consider different foundation depths, roof types, and potential defect profiles when valuing Help to Buy properties. Properties in conservation areas like Keston Park and Farnborough Village may also have additional restrictions affecting value.

With several new build developments in the area including Keston Gate by Shanly Homes, The Ridings by Bellway, Oaklands and Highfield by Chartwell Land, we have extensive experience valuing Help to Buy properties across different property types and ages. These developments form crucial comparables for our valuations, alongside resale properties in the wider BR6 area.

• RICS Red Book Compliant
• Accepted by Help to Buy Administrator
• Minimum 3 Comparable Sales
• Valid for 3 Months

Several property defects are commonly identified in BR6 that can affect Help to Buy valuations and require our surveyors to make careful assessments. Due to the prevalence of London Clay geology, properties may be susceptible to subsidence or heave, particularly older properties with shallow foundations or those near large trees, especially oak and poplar trees common in the area. Our surveyors carefully inspect for diagonal cracks, doors that stick, and other signs of structural movement that might impact the valuation. Properties in areas like Keston and Farnborough, which sit within conservation areas, may also have additional considerations affecting value and renovation potential.

Damp issues, including rising damp and penetrating damp, are relatively common in older properties across the BR6 area, particularly those built before 1919 which make up approximately 15% of the housing stock. These properties often lack modern damp-proof courses or may have failed ones. Our surveyors check walls, floors, and ceilings for signs of damp staining, mould, or salt deposits that could indicate moisture ingress. Properties built between 1919-1945 may have early cavity walls that can still suffer from inadequate ventilation, while post-war properties from 1945-1980 may have cavity wall insulation issues.

Roofing issues affect properties of all ages across the BR6 postcode. Older properties with pitched tiled roofs may have slipped or broken tiles, while properties with concrete tiled roofs (common in properties built 1945-1980) may have friable tiles deteriorating over time. Flat roofs, often found on extensions and some modern properties, can develop ponding and membrane failures. Our surveyors assess roof condition, noting any repairs needed that might affect value. Guttering and fascias are also inspected, as these can lead to penetrating damp if not properly maintained.

Timber defects including woodworm, rot, and beetle infestation can impact properties across all age ranges, particularly those with older timber elements such as original joists, beams, and window frames. Our surveyors tap timber elements to check for soundness and look for signs of active infestation. Surface water flooding represents a localized environmental concern in some parts of BR6, particularly in low-lying areas or where drainage systems may be overwhelmed during heavy rainfall. While the overall flood risk is low, our surveyors note any relevant flood risk factors that might affect the property's value, particularly for properties near water courses or in natural drainage paths.