Why Valuing a Block Is Not the Same as Valuing a House

Many landlords assume that selling a block of flats works like selling individual properties. In reality, block valuations require a different lens — one that considers income, tenancy structure, compliance, and even potential development opportunities.

At Citywide Blocks, we’ve helped landlords across the UK value and sell blocks of flats with precision, speed, and no guesswork.

What Factors Affect the Value of a Block of Flats?

Here are the key elements we assess in every valuation:

1. Rental Income (Yield)

Your current monthly and annual rental income is one of the biggest indicators of market value.

  • Are tenants on ASTs or company lets?
  • Are any units vacant or below market rent?
  • Are arrears involved?

2. Tenure & Occupancy

  • Is the block fully tenanted, partially vacant, or ready for conversion?
  • Are tenants long-term or on rolling contracts?
  • Are there sitting tenants that can’t be removed?

3. Compliance & Documentation

Missing documents reduce value and increase buyer risk:

  • Gas Safety
  • EICR (Electrical)
  • EPC (Energy)
  • Fire Risk Assessment
  • HMO Licences (if applicable)

4. Condition & CapEx Needs

Buyers look closely at:

  • Roof, boilers, electrics, insulation
  • Internal upgrades needed
  • Shared area condition

If major works are expected, it can impact the offer — unless the buyer specialises in refurbishment (like we do).

5. Location & Demand

We compare recent off-market and investor sales in:

  • Leeds, Manchester, Bradford, South Yorkshire, and beyond
  • Local demand for social or private housing
  • Development potential and council plans

Common Mistakes Landlords Make When Estimating Value

  • Using estate agent sales for individual flats (not applicable to blocks)
  • Assuming fully let = highest value (not always true)
  • Ignoring tenant status or HMO compliance
  • Overestimating future potential (investors buy for what exists now)

These mistakes often result in blocks being undervalued at auction — or sitting unsold for months on the open market.

Free vs Paid Valuations — What to Know

Free valuations (like the ones we offer) are ideal if:

  • You want a realistic, investor-ready valuation
  • You need advice on how to increase value before sale
  • You’re exploring a sale with tenants or compliance concerns

Paid RICS valuations are often required:

  • For probate, tax planning, or bridging loans
  • If you’re selling to housing associations via regulated channels

We’ll advise you if a formal valuation is needed — otherwise, we handle everything in-house.

How Citywide Blocks Delivers Accurate, Investor-Ready Valuations

Our process is built around off-market buyers and what they’re really looking for.

  • We assess rental yield, tenant risk, and block condition
  • We use local market comparables from real block sales — not public listings
  • We account for your exit goals (speed, cash out, reinvestment, etc.)

We then give you:

  • A written offer or valuation range
  • Suggestions to maximise value
  • Options for a direct sale or referral to our buyer network

Book a No-Obligation Valuation Call

If you’re thinking of selling your block of flats, don’t rely on guesswork.

Step 1: Get in Touch
Call us on 0113 323 0678 or complete our online form to book a free valuation.

Step 2: Property Review
We assess your block’s rental income, occupancy, compliance, and condition.

Step 3: Valuation Report
You receive a realistic market valuation with options to move forward — including a direct offer if suitable.

Step 4: Sell On Your Terms
Sell directly to us or let us connect you to trusted investors. No delays. No pressure. No middlemen.

Citywide Blocks — the trusted name in block acquisition, valuation, and discreet landlord exits across the North of England.