The 2026 VOA Revaluation: How the Government Calculates Your Home’s Value
Learn how the 2026 VOA revaluation works, how your home’s value will be assessed, and why it could determine whether you pay the new Mansion Tax from 2028.
If you own a high-value property in England, the 2026 Valuation Office Agency (VOA) revaluation could directly affect your future tax bills. Crucially, it will be the benchmark used to decide whether your home falls into the new Mansion Tax threshold from 2028.
In this guide, we’ll explain what the VOA revaluation is, how it works, what homeowners can expect, and how to check your home’s value in advance.
What Is the VOA and What Does It Do?
The Valuation Office Agency is a government body responsible for valuing properties across England and Wales for taxation purposes. While it’s mostly known for determining council tax bands and business rates, it now plays a major role in the upcoming Mansion Tax.
In 2026, the VOA will carry out a targeted revaluation to identify homes worth more than £2 million. These valuations will determine which properties are liable for the Mansion Tax surcharge, starting in April 2028.
The 2026 valuation exercise is separate from existing council tax bands, which are still based on 1991 property values in England. That means a property currently sitting in a lower council tax band could still fall within scope of the Mansion Tax if its market value now exceeds £2 million.
In fact, England has not undergone a full residential revaluation since council tax was introduced more than 30 years ago. While this is not a complete overhaul of council tax bands, it represents the first targeted reassessment of high-value homes at scale for decades.
Why Is a 2026 Valuation Happening Now?
The government has set April 2026 as the fixed valuation point for the new High Value Property Surcharge (aka the Mansion Tax). Even though the tax won’t kick in until 2028, the property value used to decide your liability will be frozen in time based on the 2026 market.
This means if your home is valued above £2 million in 2026, you may owe the surcharge from 2028 onwards – even if your property value drops afterwards.
Timeline: Key Dates for the 2026 Revaluation
April 2026 — VOA Valuation Exercise Begins
The Valuation Office Agency will start assessing properties expected to be affected by the Mansion Tax. Most of these will be desktop assessments using sales data, floorplans and local market insight.
Q4 2026 — Draft Valuations Published
Draft valuations will be shared, giving homeowners the first indication of whether their property crosses the £2 million threshold. This is your opportunity to challenge the assessment if you believe it’s inaccurate.
Early 2027 — Appeals Window Opens
Homeowners can formally appeal the draft valuation. If your property is close to a band edge, now’s the time to present evidence — like an independent valuation — to support your case.
April 1, 2028 — Mansion Tax Comes into Effect
If your home is valued above £2 million (in 2026 terms), you’ll begin paying the annual surcharge alongside your council tax bill. The amount will depend on which band your property falls into.
How the VOA value my home?
In most cases, the Valuation Office Agency is expected to rely on desk-based assessments rather than in-person visits. However, the approach may vary depending on the property. Here’s how the two methods compare:
Valuation Type | Method | Likelihood for £2m+ Homes |
Desktop | Sales data, Land Registry records, planning history, aerial imagery | High (particularly for standard high-value homes) |
Physical inspection | In-person surveyor visit and internal assessment | Medium More likely for unique, complex or difficult-to-compare homes |
For many £2m+ properties, especially in areas like London and the South East, homes are often highly individual. That can make desktop comparisons less precise. If your property is close to a tax band threshold, understanding how it’s assessed becomes even more important.
What Counts Towards the Valuation?
The valuation will reflect the full market value of your home as of April 2026. That includes:
The main residence
Any annexes or converted outbuildings
Large gardens or land (if considered part of the residential title)
Features like pools, tennis courts, or extensive renovations
It’s worth noting that if you’ve recently extended your home or made major upgrades, it’s likely those improvements will increase your assessed value.
Why Does the Valuation Matter for Mansion Tax?
The 2026 valuation will determine whether you fall into one of the Mansion Tax bands. These bands dictate how much you’ll be charged annually from April 2028 onwards.
Property Value | Annual Surcharge (2028 start) |
£2m - £2.5m | £2,500 |
£2.5m - £3.5m | £3,500 |
£3.5m - £5m | £5,000 |
£5m+ | £7,500 |
The valuation won’t change yearly, but the charge will rise with inflation (CPI).
Can I Challenge the Valuation?
Yes. Once your property has been assessed and you’re notified, you’ll have the opportunity to review and challenge the decision. If you believe the VOA has overvalued your home, you can submit evidence to appeal.
This might include:
Recent sales data of similar homes in your area
An independent valuation from a RICS surveyor
Proof of structural issues or lack of comparable properties
We’d always advise gathering this evidence early – especially if you think you’re near the £2 million threshold.
Should I Get My Own Valuation in Advance?
If you suspect your home may be close to the Mansion Tax threshold, it’s smart to get ahead. A professional valuation now can give you:
A realistic idea of whether you’ll be affected
Evidence to challenge the VOA valuation if needed
More time to plan if you’re considering selling or downsizing
Book your free valuation with Purplebricks local experts and get a clear picture of your home's value before the 2026 revaluation.
How Is This Different From Council Tax Banding?
Council tax is based on what your home was worth in 1991 (in England). The VOA handles those bandings too, but they’re not often updated.
The 2026 revaluation for Mansion Tax is separate, based on current market value. This is why some homes in lower council tax bands could still be liable for the Mansion Tax if their value has increased significantly since 1991.
The Purplebricks Mansion Package: A Smarter Way to Sell
If your home is likely to fall within the scope of the Mansion Tax, you’re not alone in weighing up your next move. Whether you’re planning to sell before April 2028 or simply want to explore your options, the Purplebricks Mansion Package is designed to help you sell high-value property with confidence, and without high-percentage fees.
With our Mansion Package, you get:
Premium marketing that showcases your home at its best
Dedicated local agents experienced in selling £2m+ homes
A fixed fee model – not a percentage commission
Support with valuation to understand your property’s true market position
Many sellers are now looking to act ahead of 2028 to avoid the future surcharge or appeal valuations they believe are too high. Purplebricks offers expert advice, local insight, and the tools to help you make an informed decision.
Final Thoughts
The 2026 VOA revaluation marks a key moment for high-value homeowners. Whether or not you fall into Mansion Tax territory depends on what your property is worth in April 2026 – not when the tax begins in 2028.
Getting a head start on understanding your home's value puts you in the best position to plan ahead. Whether you choose to stay put, sell, or challenge the valuation, book your free house valuation.
Explore our Mansion Tax explainer to understand what the new charge means for you in more detail.