Your unit isn't set at the standard rate for your parade — the Valuation Office has applied an adjustment. That is usually for something specific about the unit, most often a corner or return frontage. An adjustment on its own isn't grounds for a claim, so we're not quoting you a saving — but it is worth a surveyor checking the reason for it is actually right.
We couldn't find enough matches within about 1 km, so we've widened the search to about 1.8 km. Treat this comparison as indicative, not firm — distant comparables carry less weight, and a surveyor would want closer evidence before challenging.
Your frontage rate isn't the standard rate for your parade — the VOA has applied an adjustment. That's usually for something specific: most often a corner or return frontage, sometimes shape, masking or access. An adjustment on its own isn't grounds for a challenge — the real question is whether the reason for it is factually right for your unit. We're not quoting a saving, and we can't size one from the list alone (the VOA applies the factor to your frontage zones, not to storage). Worth a surveyor checking the survey.
Comparable properties in your wider area, ranked by their value (£ per m²). A high £/m² value is what pushes your rateable value — and so your bill — up. Yours is highlighted in amber. This is a broad-brush screening check on the overall £/m² value — not a floor-by-floor valuation, since retail-style zoning (Zone A/B/C) doesn't apply to this property's use class.
We couldn't find enough comparable properties within about 1 km, so the search is widened to about 1.8 km— treat the comparison as indicative, since distant comparables carry less weight. Addresses are kept private by 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., so they appear by postcode and distance. Figures are estimated annual bills before any business-specific reliefs, so every property is compared on the same basis.
Your property is pinned on the left; the closest matches are shown here in full (the chart above ranks every comparable). Scroll sideways for more.
| Line item | Your propertyTS2 1RH | Offices And PremisesTS2 1AA · 1.4 km | Offices And PremisesTS1 5EH · 1.4 km | Offices And PremisesTS1 1DB · 1.6 km | Offices And PremisesTS2 1AA · 1.4 km | Offices And PremisesTS1 2DA · 1.8 km | Offices And PremisesTS1 5AS · 1.6 km | Offices And PremisesTS1 5JH · 1.2 km | Offices And PremisesTS1 1HR · 1.5 km |
|---|---|---|---|---|---|---|---|---|---|
| Business name | Not published | Not published | Not published | Ten Feet Tallfrom the VOA address — may be inaccurate | Not published | Not published | Not published | Not published | Not published |
| Address | 1, HIGH FORCE ROAD, MIDDLESBROUGH TS2 1RH | 7-15, MIDDLESBROUGH TS2 1AA | 1ST FLR, NEWPORT ROAD, MIDDLESBROUGH TS1 5EH | EXCHANGE PLACE, MIDDLESBROUGH TS1 1DB | GND & 1ST FLRS 2, QUEENS SQUARE, MIDDLESBROUGH TS2 1AA | PT GND FLR ONE, ELM STREET, MIDDLESBROUGH TS1 2DA | CALVERY HOUSE 36, GRANGE ROAD, MIDDLESBROUGH TS1 5AS | UNIT 3, MARSH STREET, MIDDLESBROUGH TS1 5JH | 5TH FLR, DUNDAS STREET, MIDDLESBROUGH TS1 1HR |
| Office | £74,651 820.3 m² · £91 | £69,038 838 m² · £82 | £41,954 699.2 m² · £60 | £50,683 558.7 m² · £91 | £57,784 724.1 m² · £80 | £108,203 718.1 m² · £151 | £47,816 683.1 m² · £70 | £41,843 664.2 m² · £63 | £26,440 589 m² · £45 |
| Garage | — | — | £506 84.3 m² · £6 | — | — | — | — | — | — |
| Staff Toilets | — | — | — | £0 0 m² · £0 | £0 0 m² · £0 | — | £0 0 m² · £0 | — | — |
| Plant Room | — | — | — | — | — | — | £0 0 m² · £0 | — | — |
| Workshop | — | — | — | £7,400 171.2 m² · £43 | — | — | — | — | — |
| Kitchen | — | — | — | £10,443 120.8 m² · £86 | — | — | — | — | — |
| Rateable value | £74,500 | £78,000 | £42,250 | £68,500 | £57,500 | £108,000 | £47,750 | £41,750 | £26,250 |
| Floor area | 820.3 m² | 838 m² | 783.6 m² | 850.6 m² | 724.1 m² | 718.1 m² | 683.1 m² | 664.2 m² | 589 m² |
| Last known bill / yr | Not published | Not published | Not published | Not published | Not published | Not published | Not published | Not published | Not published |
| Occupied | Not published | Not published | Not published | Not published | Not published | Not published | Not published | Not published | Not published |
| Distance | — | 1.4 km | 1.4 km | 1.6 km | 1.4 km | 1.8 km | 1.6 km | 1.2 km | 1.5 km |
| MatchHow closely a comparable property matches yours, based on property type, size and distance. A higher percentage means stronger evidence for a challenge — but even a 100% match is only ever supporting evidence, not a guarantee. | — | 98% | 96% | 96% | 88% | 88% | 83% | 81% | 72% |
| Reliefs | Not published | Not published | Not published | Not published | Not published | Not published | Not published | Not published | Not published |
Last known bill is the figure a council's own records show it charges (from Freedom of Information data) — shown only where we have it, like the Business name and Reliefs rows above. Where a council's response predates the April 2026 revaluation, this is its 2025/26 bill under the previous rating list. "Not published" means that council's FOI data doesn't cover this property, not that the bill is nil.
The lowest value in each row is highlighted green; your property is in amber. All figures are estimates until agreed with the Valuation Office.
Median comparable value ≈ £75/m². Your unit is assessed at £91/m² — about 21% higher.
Retail is valued zone by zone — the frontage (Zone AIn shops, the first 6.1 metres of depth from the shop front — the most valuable trading space, and the benchmark rate (£ per m²) used to value the whole unit.) carries the full value, halving back through B and C. We compare on the Zone A value (£/m²), not the blended average.
| Zone / use | Area | Value £/m² | Value |
|---|---|---|---|
| Office | 409 m² | £91 | £37,219 |
| Office | 411.3 m² | £91 | £37,432 |
| Rateable value | 820.3 m² | blended £91 | £74,500 |
What's not included above: reliefs not yet loaded for your council — charitable, empty-property, rural, hardship or transitional — could lower this further. They depend on your business and circumstances, not just the property, so check your council bill for your final figure.
| Rating listThe public register listing every business property's Rateable Value. The current list is the '2026 list', based on rental values from 1 April 2024. | Rateable value | Status |
|---|---|---|
| 2026 list (current) | £59,000 | In force |
| Check settled 26 Jun 2026 | −£15,500 | Agreed |
| Floor area | −167.1 m² | −20.4% |
| As first listed | £74,500 | Superseded |
| 2023 list | — | Previous |
| 2017 list | — | Previous |
The Valuation Office has replaced this entry since we last matched it. The figures above are the current ones.
A Check settles the facts. If you disagree with the valuation rather than the facts, you have four months from the decision to start a ChallengeThe three-stage official process for disputing your Rateable Value: 'Check' the facts held about your property, 'Challenge' the valuation with evidence, then 'Appeal' to an independent tribunal if it's still unresolved..
VOA case 44145024280 · checked to 23 Sep 2026
How your rateable value has moved across the last two revaluations. RV only changes when a new rating list takes effect — 2017, 2023 and 2026 — not year to year, so the bars step rather than drift.
No bar shown for 2017/18, 2018/19, 2019/20, 2020/21, 2021/22, 2022/23, 2023/24, 2024/25, 2025/26 — the rateable value for that rating list isn't held for this property yet, so we've left those years out rather than estimate them.
This is an estimate, not a guaranteed saving. Business Rate Checker compares your property against similar ones in the official rating list to flag where your rateable value looks high. The figures shown — including any suggested rateable value, annual saving or backdated refund — are indicative and depend on the evidence the Valuation Office Agency (VOA, now part of HMRC) accepts. The actual outcome could be higher, lower, or nil, and in rare cases a review can leave a value unchanged or increased. Nothing here is a valuation, financial or legal advice; it's information to help you decide whether to look into your bill further.
You've got the full picture on your rateable value — the next step is making your claim. See how to challenge it yourself for free, or with a chartered surveyor.
Evidence: HMRC/VOA 2026 rating list. Comparables matched on use class and locality. Figures are estimates until agreed by the VOA — outcomes aren't guaranteed and can go down as well as up. A formal Check/Challenge is a separate step we don't perform here. Business Rate Checker is independent and is not endorsed by the VOA/HMRC.
Every zone, area & £/m² value for the closest comparables, side by side. Your property is pinned on the left.
| Line item | Your propertyTS2 1RH | Offices And PremisesTS2 1AA · 1.4 km | Offices And PremisesTS1 5EH · 1.4 km | Offices And PremisesTS1 1DB · 1.6 km | Offices And PremisesTS2 1AA · 1.4 km | Offices And PremisesTS1 2DA · 1.8 km | Offices And PremisesTS1 5AS · 1.6 km | Offices And PremisesTS1 5JH · 1.2 km | Offices And PremisesTS1 1HR · 1.5 km |
|---|---|---|---|---|---|---|---|---|---|
| Business name | Not published | Not published | Not published | Ten Feet Tallfrom the VOA address — may be inaccurate | Not published | Not published | Not published | Not published | Not published |
| Address | 1, HIGH FORCE ROAD, MIDDLESBROUGH TS2 1RH | 7-15, MIDDLESBROUGH TS2 1AA | 1ST FLR, NEWPORT ROAD, MIDDLESBROUGH TS1 5EH | EXCHANGE PLACE, MIDDLESBROUGH TS1 1DB | GND & 1ST FLRS 2, QUEENS SQUARE, MIDDLESBROUGH TS2 1AA | PT GND FLR ONE, ELM STREET, MIDDLESBROUGH TS1 2DA | CALVERY HOUSE 36, GRANGE ROAD, MIDDLESBROUGH TS1 5AS | UNIT 3, MARSH STREET, MIDDLESBROUGH TS1 5JH | 5TH FLR, DUNDAS STREET, MIDDLESBROUGH TS1 1HR |
| Office | £74,651 820.3 m² · £91 | £69,038 838 m² · £82 | £41,954 699.2 m² · £60 | £50,683 558.7 m² · £91 | £57,784 724.1 m² · £80 | £108,203 718.1 m² · £151 | £47,816 683.1 m² · £70 | £41,843 664.2 m² · £63 | £26,440 589 m² · £45 |
| Garage | — | — | £506 84.3 m² · £6 | — | — | — | — | — | — |
| Staff Toilets | — | — | — | £0 0 m² · £0 | £0 0 m² · £0 | — | £0 0 m² · £0 | — | — |
| Plant Room | — | — | — | — | — | — | £0 0 m² · £0 | — | — |
| Workshop | — | — | — | £7,400 171.2 m² · £43 | — | — | — | — | — |
| Kitchen | — | — | — | £10,443 120.8 m² · £86 | — | — | — | — | — |
| Rateable value | £74,500 | £78,000 | £42,250 | £68,500 | £57,500 | £108,000 | £47,750 | £41,750 | £26,250 |
| Floor area | 820.3 m² | 838 m² | 783.6 m² | 850.6 m² | 724.1 m² | 718.1 m² | 683.1 m² | 664.2 m² | 589 m² |
| Last known bill / yr | Not published | Not published | Not published | Not published | Not published | Not published | Not published | Not published | Not published |
| Occupied | Not published | Not published | Not published | Not published | Not published | Not published | Not published | Not published | Not published |
| Distance | — | 1.4 km | 1.4 km | 1.6 km | 1.4 km | 1.8 km | 1.6 km | 1.2 km | 1.5 km |
| MatchHow closely a comparable property matches yours, based on property type, size and distance. A higher percentage means stronger evidence for a challenge — but even a 100% match is only ever supporting evidence, not a guarantee. | — | 98% | 96% | 96% | 88% | 88% | 83% | 81% | 72% |
| Reliefs | Not published | Not published | Not published | Not published | Not published | Not published | Not published | Not published | Not published |
Last known bill is the figure a council's own records show it charges (Freedom of Information data), shown only where published — responses that predate the April 2026 revaluation are 2025/26 bills. The lowest value in each row is highlighted green; your property is in amber. All figures are estimates until agreed with the Valuation Office.