Office rates in Swansea run from £240 per square metreThe value per square metre used to build up a property's Rateable Value. Comparing your £/m² rate to similar nearby properties is the main way to check whether your RV looks too high. on Cradock Street down to £58 on Ystrad Road, against a city median of £94. The median office is assessed at £5,700. 74.4% of offices here are assessed below £12,000. In Wales, Small Business Rates Relief removes the bill up to a rateable valueThe official estimate of a property's annual rental value on a fixed valuation date. Your rates bill is based on this figure, not on what you actually pay in rent. of £6,000 and tapers to nothing at £12,000, on up to two properties per business in each council — so a property in that band can pay a reduced bill, or none at all below £6,000.
How an office is valued
Offices are valued on floor area, not on frontage. The Valuation OfficeThe government body that sets every property's Rateable Value. From April 2026 the VOA is part of HMRC (see below), but 'VOA' is still the common name for the valuation side of the work. measures the net internal area — the usable space inside, excluding lifts, stairs, plant rooms and structural walls — and applies a rate per square metre for that building and that location. Car parking, stores and any air conditioning are added or adjusted on top.
This is the opposite of how a shop is valued. A shop's worth hangs off the first 6.1 metres behind the window and halves as you go back, so two identical floor areas can differ by a fifth on shape alone. An office of a given size is worth what the rate says it is worth, which makes the rate itself the thing to check.
Top office locations in Swansea
A pitch here is a street within one postcode district, because that is closer to how the rate is actually set than a street name is. Swansea has 45 pitches carrying ten or more offices, covering 1,293 of its 1,711 office assessments.
| Pitch | Offices | Median RV | £/m² NIA | Range | Below £12,000 |
|---|---|---|---|---|---|
| Phoenix Way (SA7) | 158 | £8,500 | £105 | £60–£105 | 59% |
| Walter Road (SA1) | 99 | £5,500 | £87 | £87–£165 | 76% |
| Swansea Vale (SA7) | 67 | £6,900 | £120 | £87–£120 | 58% |
| Oystermouth Road (SA1) | 59 | £4,750 | £90 | £75–£90 | 64% |
| Alexandra Road (SA1) | 55 | £6,900 | £100 | £85–£113 | 75% |
| Swansea Vale (SA6) | 51 | £6,000 | £120 | £60–£120 | 88% |
| St Helens Road (SA1) | 50 | £2,300 | £85 | £73–£225 | 86% |
| Sa1 Swansea Waterfront (SA1) | 45 | £14,250 | £125 | £113–£130 | 33% |
| Adelaide Street (SA1) | 42 | £3,300 | £113 | £85–£113 | 86% |
| Mansel Street (SA1) | 38 | £5,000 | £85 | £73–£180 | 89% |
| Swansea West Industrial Park (SA5) | 37 | £5,000 | £91 | £52–£94 | 81% |
| High Street (SA1) | 36 | £12,000 | £115 | £51–£145 | 50% |
| Princess Way (SA1) | 31 | £8,800 | £100 | £85–£113 | 61% |
| Carmarthen Road (SA1) | 30 | £2,488 | £100 | £58–£100 | 97% |
| Newton Road (SA3) | 29 | £5,000 | £115 | £100–£375 | 97% |
| The Kingsway (SA1) | 28 | £5,550 | £88 | £48–£88 | 89% |
| Cradock Street (SA1) | 23 | £4,450 | £240 | £85–£375 | 96% |
| Wind Street (SA1) | 23 | £7,700 | £100 | £85–£113 | 74% |
| Fforestfach Industrial Estate (SA5) | 22 | £6,500 | £81 | £46–£91 | 86% |
| Gorseinon Road (SA4) | 21 | £2,550 | £80 | £66–£91 | 95% |
Want to know how your own office compares with the rest of its street? Look up any Swansea property — it is instant, it is free, and it shows the comparable evidence the Valuation Office holds. For more pitch and market data, get in touch via the feedback form.
The same street, different rate
A rate per square metre reflects the building as much as the street: age, floorplate, lift provision, whether it has been refurbished. Cradock Street in SA1 carries 23 offices assessed between £85 and £375 per square metre — a 4.4-fold range on one pitch. A tired floor in an older building sitting near the top of that range is worth questioning.
Each bar spans the lowest and highest Zone A rate recorded on that pitch. Shared scale, running to £375 per m².
Why an office assessment goes wrong
The area is measured wrong
Net internal area excludes lifts, stairs, plant and structural walls. Where those have been counted in, or where a floor has been sub-divided since the survey, the area on the valuation is larger than the space you actually occupy.
Check the recorded area against a current measured survey.
The rate belongs to a better building
Phoenix Way carries 158 offices on a single median rate. A rate set by refurbished space applied to an unimproved floor above a shop is the commonest error in this sector.
Compare your rate with the rest of your pitch before anything else.
Quality adjustments are missing
No lift above two floors, no air conditioning, poor natural light, awkward floorplates — all of these attract an allowance, and all of them are easy for a mass valuation to miss.
List what the building lacks, not only what it has.
Space is empty or unusable
Offices left empty attract empty property relief for a period, and space that cannot be occupied at all may come out of the assessment entirely. Neither happens automatically.
Tell the council about empty space; tell the VOA about unusable space.
Read next
Sources
General information, not financial or legal advice. Independent service — not endorsed by the VOA or HMRC. Official rateable values and formal decisions come only from the VOA/HMRC. England and Wales.