How to Read a UK Property Listing: Tenure, EPC, Council Tax Band and What Is Missing
A UK listing can look complete and still leave out facts that change what you pay. For an overseas buyer, the listing is often the first and only look at a property, so it helps to know what each line means.
This Banke UK guide walks through the key fields and the questions to ask when something is missing.
The Short Answer
Look first at tenure, then the energy rating, then the council tax band, then the costs that sit outside the price. Anything not stated should be asked for in writing before you make an offer.
Tenure: Freehold or Leasehold
Tenure tells you how you hold the property. Freehold is ownership of the building and land. Leasehold is ownership of a flat for a set number of years, with a landlord or freeholder above you. For leasehold, ask for the years remaining, the ground rent and the service charge. See our guide to ground rent on leasehold flats.
EPC Rating
An Energy Performance Certificate rates a property from A to G for energy efficiency. A lower rating can mean higher bills and, for landlords, possible limits on letting. Ask for the certificate itself, which shows recommended improvements, rather than relying on the letter in the listing.
Council Tax Band
England, Scotland and Wales place each home in a council tax band, and the charge depends on the band and the local council. The listing may show the band. If it does not, you can look up the band on the government's council tax valuation service. Remember that the band stays with the property, not the buyer.
Costs Outside the Price
- Stamp Duty Land Tax and any surcharge for non-residents or additional homes.
- Legal fees and searches.
- Service charge, ground rent and any planned major works for flats.
- Buildings insurance, where the buyer arranges it.
What Listings Often Leave Out
- The number of years left on the lease.
- Whether the property is in a flood risk area.
- Any restrictions on short lets or letting in the lease.
- Planning or building control paperwork for alterations.
- Whether the seller is in a chain.
Check the Facts Yourself
Use official sources for the basics. You can see ownership and title details through HM Land Registry, and recent local prices through the Land Registry search service. Our guide to choosing a conveyancing solicitor covers who should verify the rest.
Questions to Send the Agent
- What is the tenure, and for leasehold, how many years remain?
- What are the ground rent and service charge, and when did they last change?
- Can you send the EPC and the floor plan?
- What is the council tax band?
- Is there anything about the building or the sale the buyer should know?
Next Steps
Save the listing, send the questions above and keep the replies. The Banke UK team can help you compare listings and prepare a list for your solicitor.
Disclaimer: This is general information, not legal, tax or financial advice. Rules, fees and procedures change, so confirm current details with the relevant authority or a qualified professional before you commit money.