Probate Valuation in Craigavon

homedata.co.uk records show the wider Armagh City, Banbridge and Craigavon Council area at £203,773 in Q2 2025, then £179,907 in December 2025, before reaching £185,000 in January to March 2026. The same series shows an annual movement of +7.5% in December 2025, with prices rising by 8% between Q2 2024 and Q2 2025. Those shifts are sizeable enough to alter a probate figure by many thousands of pounds, especially where an estate includes a detached home or a larger family property. A valuation taken from memory or from an old sales brochure would miss that movement entirely.

Sales activity also gives useful context. The borough recorded 2,637 verified residential property sales in 2024, and there were 770 agreed sales in Q2 2025. Detached homes made up 33.1% of sales, semi-detached properties 37.7%, terrace homes 26.5%, and apartments 2.8%. That mix tells us Craigavon estates are rarely one-size-fits-all, and our valuers need to match the property type to the right comparable evidence.

Asking prices can sit above sold prices, which is why both sides of the market matter in probate work. home.co.uk listings show an average asking price of about £449,463 for a 4-bedroom detached house in Craigavon, and the most common properties for sale are 4-bedroom detached houses and 3-bedroom semi-detached houses. That spread matters when valuing an estate on roads where detached homes sit beside semis, terraces, and older properties that have been altered over time.

Craigavon was begun as a planned settlement in 1965, so the housing stock has a different feel from older Ulster market towns. Borough housing data shows detached homes at 42.5% in 2022, with terraces at 27.2%, semi-detached houses at 25.4%, and apartments at 4.9%. That shape of stock matters when we assess probate property, because a 1960s semi on a standard estate often needs a very different approach from a large detached home or a listed building with later alterations.

The wider Craigavon urban area includes Lurgan, Portadown, and Aghacommon, with major employers such as Almac Group, Moy Park, and Craigavon Area Hospital shaping the local economy. Rushmere Shopping Centre, the M1 motorway corridor, and the Belfast-Dublin railway line also influence how properties are viewed by buyers and lenders. Central Craigavon was developed without a traditional town centre, and regeneration has long been part of the area story, so a probate valuation has to read the property in its setting, not in isolation. Marlborough House on Central Way, Tamnafiglassan, BT64 1AD, and Fairview House at Tannaghmore Gardens show the variety of building types that can appear within the wider estate.

Executors usually need a probate valuation before the Grant of Probate can be completed where property forms part of the estate. The figure is especially important when the estate may be above the inheritance tax thresholds, or when the home was jointly owned, rented out, or held with other assets that push the total value higher. Even where no tax is due, HMRC still expects an accurate date-of-death value, so the calculation cannot be left to guesswork.

Estates that include more than one property need particular care. A family home in Craigavon, a rental flat elsewhere, or land held with the property can all change the calculation, and each asset must be valued as it stood on the date of death. Executors have 12 months from death to submit the IHT return, so getting the valuation early helps prevent delays later in the process. Clear evidence also reduces the risk of a dispute if beneficiaries later ask why the figure was set where it was.

Our valuers also look closely at properties with listed status, alterations, or unusual construction. Marlborough House, built between 1973 and 1977 and granted Grade B1 listed status in October 2025, and Fairview House, a late 18th Century listed Georgian farmhouse, are reminders that some Craigavon estates need more than a simple desktop opinion. Where the property is older, extended, or clearly affected by condition issues, a formal inspection gives HMRC a much stronger basis than an estimate taken over the phone.

The current nil-rate band is £325,000 per person, and it is frozen until April 2028. A residence nil-rate band of £175,000 per person may also apply where the home passes to direct descendants, which can lift the amount shielded from inheritance tax. Unused allowances can often transfer between spouses and civil partners, so the total position depends on how the estate was owned and who inherits.

Property is often the largest asset in an estate, which is why a precise probate value matters so much. A house in Craigavon can move an estate from being under the threshold to being part-taxable, especially when savings, insurance, and other assets are added. Executors should also remember that HMRC can challenge a valuation within 4 years, so a rounded guess may become a problem later if the file is reviewed.

The timing matters too. Executors have 12 months from death to submit the IHT return, and the valuation should be ready well before that deadline if possible. Our valuers help keep the evidence clear, because a careful figure can reduce the chance of delay, stress, or avoidable questions during probate. That is especially useful where the family needs to sell a property before the estate can be fully wrapped up.

Our probate valuations in Craigavon start from £250, and that price point covers a formal RICS-compliant service rather than a casual opinion. The report includes the property inspection, the date-of-death market value, comparable evidence, and a written conclusion that can be used with probate paperwork. Families dealing with a sale on Central Way, around Tannaghmore Gardens, or elsewhere in the borough usually want a report that is clear enough to hand straight to the executor and solicitor.

Turnaround is typically 5-7 working days once the inspection has taken place. Complex homes, listed buildings, or properties with visible defects may take a little longer if we need extra evidence or a more detailed review. Marlborough House on Central Way and Fairview House at Tannaghmore Gardens show the sort of building types that can call for extra care, especially where age, materials, or heritage status influence the market value.

Cost can also be affected by access, the extent of the estate, and whether the valuation covers a single house or a larger portfolio of assets. Our aim is to give executors a report that is precise, defensible, and easy to use without needing repeated revisions. That keeps the probate process moving and gives the family a clear figure to work from at a difficult time.