The figure, and the range
One number, and the band we would expect it to transact within. A single figure with no range is a guess dressed up, and a range so wide it cannot be wrong is useless.
Services · Property evaluation
What your property is worth, in writing, with the evidence attached.
A number is easy — anybody will give you one. A number you can defend is the work: inspected in person, priced against what comparable properties actually sold for, and issued as a document. So when someone disagrees, you have something to disagree with them using.
Right for you if
- You are about to list and want to know where to price it
- You are about to offer and want to know if the asking price is real
- A bank, a partner or a court has asked you for a figure
Not selling, just holding? Property management. Buying new rather than resale? New buildings.
Why it matters
Every portal shows you what people asked for.
An asking price is an opinion with a phone number attached. It is not evidence, and a valuation built out of a page of them inherits every bit of optimism in it. What a property actually sold for is a different number, and it is the one that matters.
- We price from transactions we were part of or can verify, not from listings.
- Every comparable used is named in the report, with why it was chosen.
- If the evidence is thin for your property type, the report says so rather than guessing confidently.
The gap between the two is not a rounding error, and it is not the same gap in every district.
How it works
Five steps, and none of them happen at a desk.
The order matters as much as the steps. Inspecting a property after you have decided what it is worth is not inspection, it is confirmation.
Step 01
The brief
What the evaluation is for changes what it has to withstand. Selling, buying, a bank, a partnership, a division of assets and an insurance figure are five different documents, and we would rather ask than assume.
Step 02
The inspection
In person, room by room, with photographs. Aspect, floor, view, natural light, the state of the finishes, what the building's common parts look like, and whether the parking is real parking. None of this is visible from a portal listing and all of it moves the number.
Step 03
The comparables
Transactions in the same district, as close as possible in size, age and specification. We say how many we found and how good a match each one is — three close comparables are worth more than fifteen loose ones, and a report that does not tell you which it had is hiding something.
Step 04
The adjustments
No two properties are the same, so each comparable is adjusted for the ways it differs — floor, size, condition, finish, outdoor space, service charge. Every adjustment is written down. This is the part that makes the number arguable in the useful sense.
Step 05
The opinion
A figure, a realistic range around it, and what would have to be true to reach the top of that range. If we think it should be marketed at a different number from what it is worth, we say both and explain why.
What you get
Four things arrive, and you own all of them.
One document, delivered as a document — not a link to a portal you lose access to.
The evidence
Each comparable listed with its district, size, date and how it was adjusted. You can check our reasoning, and so can anyone you show it to.
The condition note
What we saw, with photographs, and what it is costing you. Often the most useful page in the document, because it is the one that lists things you can actually change.
What would move it
The work that would pay for itself before sale and the work that would not. Most owners are about to spend money on the second kind.
Fees and terms
What it costs, and what you would be signing.
The fee and the turnaround depend on the property and on what the document has to stand up to. Both are quoted once, in writing, before we visit.
- What we evaluate
- ResidentialApartments, whole floors, villas and small residential buildings. Land and commercial are outside what we do well and we will say so rather than take it on.
- Where
- West AmmanThe districts we transact in. Our comparable evidence is only worth something where we actually have some.
- Fee
- Quoted per instructionSet against the property and the purpose, agreed in writing before we visit. No rate card, because a flat fits differently from a building.
- Turnaround
- Agreed up frontQuoted with the fee once we know the property and the purpose. We would rather commit to a date we can hold than a number of days we cannot.
- Independence
- Stated on the documentIf we are also instructed to sell the property, the report says so on its face. A valuation from someone with an interest in the outcome is worth knowing about.
- What it is not
- Not a surveyThis is an opinion of value, not a structural or building survey. Where something needs a surveyor or an engineer, the report says that instead of pricing around it.
There is no JOD per square metre figure anywhere on this page, and there will not be one. A per-metre rate quoted without the property attached to it is exactly the kind of number this service exists to replace.
Get started
Tell us what it is, and what the number is for.
The second half of that sentence changes the document more than the first does, so it is the one field worth thinking about.
If someone has already given you a figure, tell us what it was — not so that we can match it, but because knowing what you have been told is part of understanding what you are actually asking us.
- Fee and turnaround quoted in writing before we visit.
- The report is yours — show it to whoever you like.
- No obligation to then market the property with us, and no discount for doing so.
Also from Lumina
The other two services.
For buyers
Investment
New buildings from one contractor, offered to our register before they are listed. If the evaluation is telling you to buy rather than sell, start here.
Open For ownersProperty management
If the answer turns out to be hold rather than sell, this is who runs it while you do — tenants, rent, repairs and a report every month.
Open