ATED Valuation
Why do I need an ATED valuation?
An ATED valuation establishes the open-market value of UK residential property held by a company, a partnership with a corporate member or a collective investment scheme. It helps determine whether an ATED return and annual charge may be due. For the 2023–24 to 2027–28 charge periods, the fixed revaluation date is 1 April 2022, or the acquisition date if later. Harding’s RICS Registered Valuers prepare independent reports for London property owners and their tax advisers.
ATED Valuation Quote
How much ATED do I need to pay on a London property?
ATED annual charges for the chargeable period from 1 April 2026 to 31 March 2027 are:
| Property value | ATED charge |
| More than £500,000 up to £1 million | £4,600 |
| More than £1 million up to £2 million | £9,450 |
| More than £2 million up to £5 million | £32,200 |
| More than £5 million up to £10 million | £75,450 |
| More than £10 million up to £20 million | £151,450 |
| More than £20 million | £303,450 |
These bands are set by HMRC and can change each chargeable period. The ATED return and payment deadline is generally 30 April for an existing property, although different deadlines can apply when a property is newly acquired or first becomes liable. Your tax adviser should confirm the filing position. Harding provides the independent property valuation; we do not calculate tax or submit tax returns.
Annual tax on enveloped dwellings (ATED) Valuation explained
ATED generally applies when a company, a partnership with a corporate member or a collective investment scheme owns a UK dwelling valued above £500,000. The valuation establishes the relevant market-value band. Liability, relief eligibility and filing requirements depend on the ownership and use of the property, so obtain advice from a qualified tax professional before submitting a return.
For ATED purposes, a dwelling is a property used or suitable for use as a residence, including its gardens and grounds. Some types of accommodation are outside the definition, subject to the detailed HMRC rules.
Property that is not treated as a dwelling can include:
- Guest houses and hotels
- Hospitals and care homes
- Boarding school accommodation and student halls of residence
- Military accommodation and prisons
Properties within ATED are revalued at fixed five-yearly dates. The current revaluation date is 1 April 2022, and that value is used for the 2023–24 to 2027–28 charge periods unless a later acquisition or another special rule applies. A market valuation from a RICS Registered Valuer provides an independent evidence base for the band reported to HMRC.
Reliefs may be available, for example for qualifying property-rental businesses, property developers, traders or charities. The conditions are specific, and a Relief Declaration Return may still be required even where no ATED charge is payable. Your tax adviser should confirm which reliefs or exemptions apply.
Benefits of an ATED Valuation
An independent ATED valuation can help you:
- Support accurate reporting
Use a professionally evidenced market value when selecting the ATED band. - Understand the relevant charge band
See where the property falls against HMRC’s current thresholds. - Reduce uncertainty
Document the valuation date, assumptions, comparable evidence and conclusion. - Coordinate with your tax adviser
Provide a clear valuation report for the return and any relief claim.
Are ATED valuations a worthwhile investment?
An ATED valuation provides an independent, professionally evidenced market value for the relevant valuation date. This can be especially useful where a property is close to a charge-band threshold or HMRC asks how the reported value was reached.
To discuss an ATED valuation with Harding Chartered Surveyors, call 020 7736 2383 or request a quotation. You can also explore our London valuation services and learn more about RICS Red Book valuations.
