How much is your property really worth
How should you set the right price to sell or invest
Are you hesitating between a quick online valuation and a detailed opinion of value prepared by a local advisor
This article clearly explains what an opinion of value is and how it differs from a property valuation
We detail the different types of online valuation and professional valuation, the methods, the stakeholders and the use cases
You will find practical examples, a checklist of documents to provide and advice to secure your project
Get a valuation in just a few clicks on Capifrance, then request a free and comprehensive opinion of value from your local advisor
Definition and principle of an opinion of value in real estate
An opinion of value is a summary document prepared by a local real estate advisor
It provides a reasoned price range for the property
It serves as a commercial and transactional tool to position a property on the market
It helps prepare the listing and structure the negotiation
It gives a realistic benchmark to both seller and buyer
An opinion of value generally includes a brief description of the property and a price range
Brief description of the property and photos
Price range low price high price
Comparable references and market data
Comments on condition and potential works
Energy performance certificate EPC and condominium charges
Estimated probable time to sell
The report specifies the adjustments applied to the price per square meter and lists the comparables used
Unlike a notarial or court appraisal, an opinion of value has no binding legal or tax value
It is a decision support document
Its validity is indicative and depends on the dynamics of the local market
It is often valid for one to three months, sometimes less in periods of strong market fluctuation
Capifrance offers a free comprehensive opinion of value carried out by a local advisor
The document includes a visit, comparables and marketing advice
Update the opinion if major works are completed or if local indicators change
What is an opinion of value
The definition of an opinion of value is simple and educational
It is a commercial analysis based on local comparables and professional judgment
The opinion of value report or certificate specifies the method used
The method may be the comparable method or adjustments for condition, EPC, floor level or usable surface area
A free comprehensive opinion of value often includes photos, a summary plan and transactional references from notarial databases
This document facilitates pricing strategy and the decision to sign a sales mandate
Conceptual difference opinion of value vs property valuation
Opinion of value vs property valuation differs in purpose and level of formality
The opinion is a commercial tool that can be quickly mobilized for listing
Property valuation covers several levels, from an algorithmic benchmark to a certified appraisal
An indicative valuation provided online gives a general idea
A numerical valuation after a visit is more precise and better supported
A certified or official valuation involves formal requirements and may create legal evidence
What is a property valuation variants strengths and limits
The term property valuation covers various solutions
It includes automated valuation, free online valuation, professional valuation after a visit and certified appraisal
Each variant offers a level of precision, a possible cost and an appropriate use case
Automated tools rely on algorithms and transactional databases
They calculate an average price per square meter from public and private data
These tools provide a free online valuation useful as a benchmark
The usual margin of error varies depending on the quality of comparables, often between plus or minus 5 percent and plus or minus 15 percent
Professional valuation involves a visit and analysis of the property documents
It takes into account diagnostics, condominium meeting minutes and local specificities
It allows you to obtain a reasoned numerical valuation
Certified valuation is a formal appraisal, often paid
It is required for legal, tax or financing purposes
Its evidentiary value is higher and it may engage the liability of the expert
The choice between online valuation and professional valuation depends on the objective
For a quick benchmark, a valuation in a few clicks may be sufficient
To sell, borrow or settle an estate, prefer a professional valuation or a formal appraisal
Free online valuation vs professional valuation of a property
Platforms offering free online valuation compile notarial data and listings
They produce an average price per square meter in just a few clicks
These tools do not replace a physical visit of the property
They struggle to detect works, exposure or technical specificities
Professional valuation carried out by an advisor or expert includes a visit and a detailed report
It adjusts the price per square meter with coefficients related to condition, EPC or charges
It provides a more reliable numerical valuation for sale and financing
Types of valuations indicative numerical certified official
Indicative valuation provides an order of magnitude
Numerical valuation is a professional report, often detailed
Certified or official valuation is a notarial or court appraisal
Costs vary free valuations or those linked to a mandate, paid appraisals depending on complexity
For specific cases such as off plan sales or life annuity sales, specialized methods are applied
Detailed comparison opinion of value vs property valuation which tool to choose
To choose, compare objective, value delivered, level of formality, legal proof and liability
An opinion of value is ideal for listing and pricing strategy
A certified appraisal is suitable for legal, tax and financing purposes
If you want to set the asking price, start with a local opinion of value
For a mortgage, estate or dispute, choose a formal appraisal
Market value is the expected market price
Rental value corresponds to the probable rent
Tax value is used for administration and may differ from market value
An opinion of value provides a short term market value range
An appraisal may also estimate rental value and help calculate rental yield
The level of formality varies depending on the operator
An opinion of value report is informative and commercial
A notarial or court appraisal has evidentiary force in court or for administrative purposes
Objective and scope opinion of value for sale valuation for sale
An opinion of value for sale helps define pricing strategy
It helps choose between a simple mandate and an exclusive mandate
A valuation for sale may be indicative or numerical after a visit
Combining online valuation and local opinion is often the best approach
Value delivered market value rental value and tax value of a property
Market value is the price a property can achieve on the market
Rental value is used to calculate rental yield
Tax or cadastral value serves as a basis for certain taxes
These values are calculated using different methods and have distinct purposes
Level of formality and legal proof opinion of value report and property appraisal
An opinion of value report must explain the method and comparables used
The certificate of opinion of value often accompanies a listing
For legal proof, only a notarial appraisal or court expert report will prevail
Who prepares an opinion of value and who prepares a valuation
Several stakeholders intervene depending on the purpose of the assessment
The local real estate advisor prepares the opinion of value and supports marketing
The independent property expert carries out paid technical appraisals
The notary produces valuations for tax deeds and estates
The court expert intervenes in disputes and the report has evidentiary value
Local knowledge often makes the difference
A local real estate advisor masters comparables and transaction volumes
Their network and neighborhood knowledge influence the quality of the opinion of value
Paid appraisals are more detailed and more formal
The cost varies from a few hundred to several thousand euros depending on complexity
Role of the local real estate advisor opinion of value prepared by a real estate advisor
A Capifrance advisor offers a Capifrance valuation online in just a few clicks
They then organize a visit and produce a free and comprehensive opinion of value if necessary
The process combines notarial data, local comparables and market knowledge
The advisor provides advice on pricing strategy and the opportunity of a mandate
Role of the notary independent expert and court expert notarial appraisal or court appraisal
The notary establishes valuations for tax value and deeds
The independent expert writes a detailed technical and methodological appraisal
The court expert intervenes in case of dispute by court decision
Costs vary depending on the nature and objective of the appraisal
Validity and liability in the calculation of the property sale price
Liability depends on the status of the valuer
The expert engages their professional civil liability
The advisor bases the opinion on commercial experience and comparables
Check the method, date, comparables and limitations mentioned in the report
Methodology how an opinion of value and a valuation are calculated
Common methods are the comparable method, the income method and the cost method
Sources include notarial data, transactional databases and real estate indices at a given time
Adjustments take into account EPC, general condition, works and condominium charges
Price per square meter remains a benchmark but requires quality comparables
Comparable method and sources price per square meter market data
The comparable method selects recent sales close to the property
Criteria include proximity, surface area, number of rooms and condition
Comparable data come from notarial and transactional databases
Coefficients are applied to adjust the price per square meter according to observed differences
Income method and mini case studies example opinion of value example property valuation
The income method capitalizes rents to estimate the value of rental properties
Simple formula gross yield equals annual rent divided by purchase price
Example a one bedroom apartment 45 square meters, average observed price 2200 euros per square meter
Gross price equals 45 times 2200 equals 99000 euros
If condition requires 10000 euros of works, adjusted price is approximately 89000 euros
The opinion of value proposes a range 85000 euros to 95000 euros
Example b investor estimated monthly rent 600 euros, or 7200 euros per year
If purchase price is 90000 euros, gross yield equals 7200 divided by 90000 approximately 8 percent
If the investor targets 5 percent net, they will adjust their target price accordingly
The advisor will indicate the margin of error and propose an update after visits
Specific cases documents to provide limits of valuations and 2026 trends
Certain types of property require specific methods and specialized expertise
These include off plan sales, life annuity sales, prestige properties, commercial leases, business assets and building land
Criteria vary off plan integrates developer price and delivery schedule
Life annuity combines calculation of the lump sum and annuity based on life expectancy tables
Prestige relies on rarity and limited comparables
Building land takes into account buildability, servicing and permits
Documents to provide title deed, property diagnostics, plans and photos, condominium minutes and charges
Add the latest rent, works invoices and cadastral plan if necessary
A complete file improves the reliability of the opinion of value
Points of attention EPC now strongly influences value and attractiveness
Limited online valuation tools do not always detect fraud or listing anomalies
2026 trends follow the evolution of price per square meter, transaction volumes and interest rates
The impact of interest rates on property prices remains decisive a rise weighs on prices, a fall supports them
Anticipate energy improvement works to protect the value of your property
For more information on the EPC, consult the official page service public fr
Specific cases off plan valuation life annuity valuation prestige valuation commercial lease valuation building land valuation
Off plan valuation take into account delivery schedule and guarantees
Life annuity valuation calculate lump sum and annuity according to life expectancy
Prestige valuation rely on advanced expertise and rare comparables
Commercial lease valuation value the lease and operating elements
Building land valuation check permits footprint and servicing
Documents to provide points of attention and real estate trends 2026
Checklist documents for opinion of value title deed, diagnostics EPC lead asbestos, plans and photos
Add condominium minutes, charge statement, latest rent and works invoices
These documents reduce the margin of error of the valuation
Regarding trends, according to notarial data 2025 to 2026, price per square meter evolution varies strongly by area
Some cities are stabilizing, others are recording corrections
Keep a local vision and update your valuation regularly
The professional expertise of local Capifrance real estate advisors
Local Capifrance advisors combine local knowledge, property visits and access to notarial databases to produce a reliable opinion of value
They support the online valuation in a few clicks through to the signing of a simple or exclusive mandate
Obtain a free property valuation in a few clicks then request a free and comprehensive opinion of value prepared by your local Capifrance advisor
Conclusion
An opinion of value is a commercial and local tool produced by an advisor to set a listing price with a high level of precision
Property valuation covers several levels indicative online valuation, professional numerical valuation and certified appraisal
Choose an opinion of value for listing and a certified appraisal for legal, tax or financing purposes
The comparable method and income method remain essential notarial data and local comparables are indispensable
For off plan, life annuity, prestige properties, land and commercial assets, use a specialized valuation or paid appraisal
Prepare a complete file to improve the accuracy of the opinion of value
To secure your project, first obtain an online valuation then request a free comprehensive opinion of value from a local Capifrance advisor
FAQ
What is the difference between an opinion of value and an online valuation
An opinion of value is a commercial analysis carried out by a local advisor, often after a visit. An online valuation is an automated benchmark algorithm price per square meter, useful as an order of magnitude but less precise.
What is an opinion of value
By definition, an opinion of value is a document providing an estimated analysis of the value of a property based on local and national comparables at a given time as well as a professional assessment. The report specifies the method used and details numerous evaluation criteria to define a sale price. It may include photos, a plan and transactional references from official and up to date databases.
Does an opinion of value have legal value
No. An opinion of value has informative and commercial value. For legal or tax value, a certified appraisal is required notary or court expert.
How much does a property appraisal cost compared to a valuation
A valuation by an agent or advisor is often free, especially if linked to a mandate. A paid appraisal ranges from a few hundred to several thousand euros depending on complexity.
Can I rely on a free online valuation to sell
Only as a benchmark. A free online valuation provides an order of magnitude. To set a realistic and secure price, prefer an opinion of value with a visit or a certified appraisal if necessary.
What documents should I provide to obtain a reliable opinion of value
Provide title deed, diagnostics EPC lead asbestos, plans and photos, condominium minutes, charges, latest rent and works invoices. The more complete the file, the more precise the opinion of value and numerical valuation will be.
How can I have my house valued for free for an estate
For an estate, a valuation can be obtained free of charge by contacting a local real estate advisor for a post visit valuation and or an opinion of value based on recent comparables. However, if you need a document with strong evidentiary value sensitive tax file, heirs in disagreement, a notarial valuation or certified appraisal may be preferable, often paid.
How to write an opinion of value
An opinion of value is written as a summary report description of the property surface, rooms, condition, EPC, charges, price range low high, justified comparables recent nearby sales, and adjustments applied to the price per square meter condition, works, EPC, floor, usable surface and so on. It must also mention an indicative validity period often 1 to 3 months and state that it is a commercial tool without binding legal or tax value.
How to prepare an opinion of value
The most reliable method consists of carrying out a visit of the property, collecting key documents title, diagnostics, charges condominium minutes, works invoices, plans, selecting relevant comparables, applying adjustments EPC, condition, charges, works, specific features, then producing a reasoned range and estimated time to sell. A local real estate advisor is the most common professional to establish this opinion in a listing context.
How to prepare a rental value opinion
A rental value opinion aims to estimate a probable rent, then relate it to the property value through rental yield benchmarks. In practice, similar rentals surface, condition, EPC, location are compared, adjustments are made according to charges and amenities, and a rent range is deduced. The article highlights that rental value and market value serve different purposes one for rental yield, the other for market price.
How to obtain an opinion of value
You can obtain an opinion of value by requesting a visit and analysis from a local real estate advisor. The recommended approach is to start with an online valuation benchmark, then request a comprehensive opinion of value visit plus comparables plus marketing advice to set a realistic pricing strategy.
How to obtain a rental value opinion
For a rental value opinion, ideally provide the property file surface, condition, EPC, charges, equipment and, if possible, operating data latest rent, leases, vacancy. A local advisor or rental specialist can compare the property to local rents and produce a consistent rent range, useful to estimate yield and secure a rental listing.
Why request an opinion of value
An opinion of value helps position a property on its local market with a reasoned range, prepare the listing and frame the negotiation price, works, EPC, charges, time to sell. It is particularly useful when online valuation is no longer sufficient atypical property, works, complex condominium, or need to quickly decide on a listing price.
Author :
Frédéric Rémy – Director of Commercial Performance
A real estate professional for several years within the Capifrance network, I would like to share with you some essential advice to help you succeed in your real estate project with the support of our advisors.
