Full report · 2026 rating list · produced 8 November 2026, 08:43 (UK time)
9 Market Street, Anytown AT1 2AB
Your rateable value looks high compared with similar shops
You pay Zone A £450.00/m², 29% above the median of 15 similar shops in your VOA valuation scheme. Start with a free Check with the Valuation Office (VO).
Indicative saving
Could be more or less, depending on what the VO accepts
Bills are rateable value × the 2026/27 retail, hospitality and leisure multiplier (38.2p). That is the lower rate for shops, cafés, pubs, hotels and leisure. Your council decides who gets it from its own record of how the property is used, with no application form, so check your bill shows it. Your rateable value already includes any allowances the VO has given you. We haven't taken off reliefs your council applies, such as small business, charity or transitional relief, so your actual bill may be lower. How your bill is worked out →
What we found
Each area of your valuation, what the VO has recorded, what we compared it with, and what it could be worth. Figures can be more or less depending on what the VO agrees.
| Area | VO record | What we compared | Difference | Indicative £ / yr | Status |
|---|---|---|---|---|---|
| Rateable value | Shop Zone A £450.00/m² | Median of 15 similar shops: £350.00/m² | 29% above | £2,426 | Strong |
| Floor area | 92 m² | Energy certificate (2018): 101 m² | Consistent | – | Looks right |
| Allowances | None | 4 of 15 have one (Shape -8%) | Possibly missing | about £838 | Worth checking |
| Reliefs | Rateable value £29,250 | Small business relief stops at £15,000 | No small business relief at this value. Transitional relief may cap this year's rise (automatic). Charity relief: 80% if a charity occupies it. Empty-property relief: no rates for its first 3 months empty; tell your council. | – | Check |
Your grounds
You can do this yourselfWhat to argue, in order, and the evidence behind each point.
Your shop rate is out of line with the tone of the list Strong
Similar shops in your VOA valuation scheme have a median of £350.00/m². Yours is £450.00/m². Re-rating your main space to the median would take the value from £29,250 to about £22,900.
Evidence: 15 comparables, listed below with their valuations.
An allowance appears to be missing Worth checking
4 of 15 similar shops have an allowance (Shape -8%, Toilet Facilities -3%, Non-Standard Frontage -8%); yours has none. If the same drawback applies to you, ask for the same. Around 8% would be worth about £838 a year.
Evidence: The comparables with an allowance are listed in the Allowances section.
Your route
Check
Free, online through your VO business rates account. Ask the VO to review your rate against similar shops.
Challenge
Argue the valuation with comparable evidence. Must follow a completed Check.
Valuation Tribunal
An independent appeal after a Challenge decision. Usually worth a rating surveyor.
What each outcome is worth to you What if
The saving above assumes the VO agrees in full. It may agree only part of the way, and an allowance would be a separate point on top.
If the VO agrees in full
Rateable value about £22,900 · bill about £8,748
about £2,426 a year
If the VO goes halfway
Rateable value about £26,100 · bill about £9,970
about £1,203 a year
If the VO also gave a 5% allowance
For a drawback it may not know about: access, layout, disruption
a further £439 a year
| If the VO settles at | Zone A rate | Bill | Saving vs today |
|---|---|---|---|
| £29,250 (today) | £450.00 | £11,174 | – |
| £27,650 | £425.38 | £10,562 | £611 |
| £26,100 | £401.54 | £9,970 | £1,203 |
| £24,500 | £376.92 | £9,359 | £1,815 |
| £22,900 (comparables median) | £352.31 | £8,748 | £2,426 |
These are what-ifs, not findings. A Check can correct your valuation upwards as well as down.
Your valuation, line by line, against similar properties (comparables 1–6 of 15)
Median £350.00/m² · yours £450.00/m²Your valuation side by side with the comparables the verdict used, closest in size first. Your property is pinned on the left.
| Line item | Your propertyAT1 2AB | Unit 2, 36 Castle RoadAT1 3CD · 0.33 km | 12 Castle Road, AnytownAT1 3CD · 0.33 km | 43 Castle Road, AnytownAT1 3CD · 0.31 km | Pt Gnd Flr & Bst 4 Market Street, AnytownAT1 2AB · 0.03 km | 22 Market Street, AnytownAT1 2AB · 0.03 km | 46 Chapel Lane, AnytownAT1 4EF · 0.28 km |
|---|---|---|---|---|---|---|---|
| Property type (SCat) | Shops (249) | Shops (249) | Shops (249) | Shops (249) | Shops (249) | Shops (249) | Shops (249) |
| Retail (zoned) | £28,587 92 m² · £311.51 | £25,526 90 m² · £284.92 | £22,418 73 m² · £307.77 | £23,184 60 m² · £383.46 | £16,108 49 m² · £327.33 | £13,819 37 m² · £375.01 | £10,770 36 m² · £300.00 |
| Internal storage | – | – | – | – | £1,038 50 m² · £20.63 | £643 34 m² · £18.75 | – |
| Kitchen | – | – | £554 16 m² · £34.97 | £770 21 m² · £37.51 | – | – | – |
| Mess/staff room | – | – | – | – | – | – | £719 48 m² · £15.01 |
| Public toilets | – | – | £350 10 m² · £35.00 | £161 4 m² · £37.53 | – | – | – |
| Office | – | – | – | – | – | £431 29 m² · £15.02 | – |
| Zone A £/m² | £450.00 | £375.00 | £350.00 | £393.75 | £400.00 | £375.00 | £300.00 |
| Floor area | 92 m² | 90 m² | 99 m² | 85 m² | 100 m² | 100 m² | 84 m² |
| Allowances | None | None | None | Shape -5% | None | None | None |
| Rateable value | £29,250 | £26,000 | £23,250 | £22,750 | £17,250 | £14,750 | £11,250 |
| Change since 2023 | £22,750 → +29% | £23,750 → +9% | £23,250 → +0% | £22,750 → +0% | £17,250 → +0% | £14,750 → +0% | £11,250 → +0% |
| Reliefs (council record) | Supporting Small Business Relief (limits bill rises; not Small Business Rate Relief) | None recorded | Empty property relief | Supporting Small Business Relief (limits bill rises; not Small Business Rate Relief) | Not published | Small Business Rate Relief; Supporting Small Business Relief (limits bill rises; not Small Business Rate Relief) | Supporting Small Business Relief (limits bill rises; not Small Business Rate Relief) |
Similar shops in your VOA scheme, the same comparables the verdict was based on.
Your valuation, line by line, against similar properties (continued, comparables 7–12 of 15)
Median £350.00/m² · yours £450.00/m²| Line item | Your propertyAT1 2AB | Gnd Flr 1-3 Castle Road, AnytownAT1 3CD · 0.31 km | 66 Chapel Lane, AnytownAT1 4EF · 0.28 km | 50 Chapel Lane, AnytownAT1 4EF · 0.28 km | 52 Friars Row, AnytownAT1 5GH · 0.17 km | Pt Gnd Flr 4 Market Street, AnytownAT1 2AB · 0.03 km | 60 Friars Row, AnytownAT1 5GH · 0.17 km |
|---|---|---|---|---|---|---|---|
| Property type (SCat) | Shops (249) | Shops (249) | Cafes (409) | Shops (249) | Shops (249) | Shops (249) | Shops (249) |
| Retail (zoned) | £28,587 92 m² · £311.51 | £28,123 90 m² · £312.83 | £20,271 75 m² · £271.04 | £15,482 58 m² · £269.25 | £12,718 111 m² · £114.49 | £28,669 111 m² · £257.42 | £11,180 75 m² · £148.47 |
| Internal storage | – | £550 16 m² · £35.03 | – | £1,504 50 m² · £30.00 | – | – | – |
| Public toilets | – | – | £226 4 m² · £63.84 | – | – | – | – |
| Zone A £/m² | £450.00 | £350.00 | £360.00 | £300.00 | £215.00 | £400.00 | £215.00 |
| Floor area | 92 m² | 106 m² | 78 m² | 108 m² | 111 m² | 111 m² | 75 m² |
| Allowances | None | None | None | None | Toilet Facilities -2% | None | Non-Standard Frontage -7% |
| Rateable value | £29,250 | £28,500 | £20,250 | £16,750 | £12,250 | £29,250 | £10,000 |
| Change since 2023 | £22,750 → +29% | £28,500 → +0% | £17,000 → +19% | £16,750 → +0% | £12,500 → -2% | £29,250 → +0% | £10,250 → -2% |
| Reliefs (council record) | Supporting Small Business Relief (limits bill rises; not Small Business Rate Relief) | Not published | Supporting Small Business Relief (limits bill rises; not Small Business Rate Relief) | None recorded | Small Business Rate Relief | Not published | Supporting Small Business Relief (limits bill rises; not Small Business Rate Relief) |
Your valuation, line by line, against similar properties (continued, comparables 13–15 of 15)
Median £350.00/m² · yours £450.00/m²| Line item | Your propertyAT1 2AB | Gnd Flr 39-41 Friars Row, AnytownAT1 5GH · 0.17 km | 58 Friars Row, AnytownAT1 5GH · 0.17 km | 2 Castle Road, AnytownAT1 3CD · 0.33 km |
|---|---|---|---|---|
| Property type (SCat) | Shops (249) | Shops (249) | Shops (249) | Takeaway Food Outlet (Predominantly Off Premises) (442) |
| Retail (zoned) | £28,587 92 m² · £311.51 | £21,232 102 m² · £208.77 | £10,583 68 m² · £156.74 | £11,356 37 m² · £305.52 |
| Kitchen | – | – | £131 6 m² · £21.44 | £541 15 m² · £34.99 |
| Internal storage | – | – | – | £264 15 m² · £17.50 |
| Public toilets | – | £249 12 m² · £21.47 | – | – |
| Zone A £/m² | £450.00 | £225.75 | £215.00 | £350.00 |
| Floor area | 92 m² | 113 m² | 74 m² | 68 m² |
| Allowances | None | Shape -10% | None | None |
| Rateable value | £29,250 | £19,250 | £10,500 | £12,000 |
| Change since 2023 | £22,750 → +29% | £19,750 → -3% | £10,750 → -2% | £12,000 → +0% |
| Reliefs (council record) | Supporting Small Business Relief (limits bill rises; not Small Business Rate Relief) | Supporting Small Business Relief (limits bill rises; not Small Business Rate Relief) | Small Business Rate Relief | Supporting Small Business Relief (limits bill rises; not Small Business Rate Relief) |
Floor space
Floor area: the two records side by side
A certificate is measured on a broadly gross basis, so it normally reads a little more than the VO's net internal area, not less. Yours is +10%, consistent with that.
Your rooms as the VO lists them
| Room / use | Floor | Area m² | £ per m² | Value |
|---|---|---|---|---|
| Retail (zoned) | Ground | 43.18 | £450.00 | £19,431 |
| Retail (zoned) | Ground | 3.28 | £225.00 | £738 |
| Retail (zoned) | Ground | 29.52 | £225.00 | £6,642 |
| Retail (zoned) | Ground | 5.22 | £112.50 | £587 |
| Retail (zoned) | Ground | 10.57 | £112.50 | £1,189 |
| Total | 91.77 | £28,587 |
Adjusted and rounded by the VO to £29,250. Compare each area with your lease plan.
Allowances
Worth checkingThe comparables the verdict used, and who has an allowance
- Unit 2, 36 Castle RoadNone
- 12 Castle Road, AnytownNone
- 43 Castle Road, AnytownShape -5%
- Pt Gnd Flr & Bst 4 Market Street, AnytownNone
- 22 Market Street, AnytownNone
- 46 Chapel Lane, AnytownNone
- Gnd Flr 1-3 Castle Road, AnytownNone
- 66 Chapel Lane, AnytownNone
- 50 Chapel Lane, AnytownNone
- 52 Friars Row, AnytownToilet Facilities -2%
- Pt Gnd Flr 4 Market Street, AnytownNone
- 60 Friars Row, AnytownNon-Standard Frontage -7%, Toilet Facilities -2%
- Gnd Flr 39-41 Friars Row, AnytownShape -10%
- 58 Friars Row, AnytownNone
- 2 Castle Road, AnytownNone
Check your property for
- Shared, narrow or steep access
- Awkward layout, split levels or columns
- Low ceilings or eaves
- No loading bay or parking
- Missing services (gas, power, toilets)
- Building works or road closures nearby
How to ask for one
In your Check, describe the drawback, say how it affects the way you use the property, and attach photos. Name the similar properties above that already have the allowance.
Valuation history & appeals
| Rating list | Rateable value | Status |
|---|---|---|
| 2026 list (current) | £29,250 | In force |
| 2023 list | £22,750 | Previous |
| 2017 list | £39,250 | Previous |
Changes on the 2026 list
- 03/08/2026 · Change£29,250
Up 29% from the 2023 list and 25% down from 2017.
Rateable value history
The value in force each year. It only changes when a new rating list takes effect (2017, 2023, 2026), so the bars step rather than drift.
Track record: what Checks, Challenges and tribunals have achieved
How cases on shops in England and Wales have gone on the 2026 list so far. Your own result depends on your evidence.
| Route | Cases that changed the list | Accepted in full | Typical cut when reduced |
|---|---|---|---|
| Check · shops | 591 | 330 (132 reduced the floor area) | 6.2% |
| Challenge · shops | 60 | 5 | 16.4% |
| Valuation Tribunal · appeals won | 339 | 240 with a published cut | 14% |
The VO only publishes Checks and Challenges that changed the rating list; ones it turned down never appear, so these are not success rates. Typical cuts are measured only where we hold a verified value from before the change (166 Checks, 34 Challenges). Checks and Challenges cover England and Wales; tribunal figures are from the published decisions of the Valuation Tribunals for England and Wales.
Shop and premises: £27,000 → £25,500
The appellant sought a reduction from £27,000 RV (£400/m2) to £21,000 RV (£310/m2) for a hair salon, arguing that recent lease renewals and comparable evidence supported a lower tone. The tribunal accepted the appellant's analysis of the subject property's lease at £310.62/m2 but found that comparables analysed by…
Decision CHG101146541Read about this case →Tribunal's decision (PDF) ↗
Shop and premises: £26,250 → £21,250
The appellant argued the property was overvalued at £1,600/m² based on rental evidence showing £1,216.92/m² and comparable properties with lower effective rates. The tribunal found the subject rent, though a lease renewal 18 months post-AVD, supported a reduction and that the property's poor corner location at…
Decision CHG100788722Read about this case →Tribunal's decision (PDF) ↗
How your bill is calculated
| Rateable value | £29,250 |
| × 2026/27 retail, hospitality and leisure multiplier | 38.2p |
| Bill before reliefs | £11,174 / yr |
| If the value falls to about £22,900 | £8,748 / yr |
Your actual bill may differ: your council applies reliefs, and transitional relief may cap this year's rise.
Reliefs
Small business rate relief stops at £15,000, so it doesn't apply at £29,250.
Your value rose 29% from the 2023 list, so transitional relief may limit this year's increase automatically. If so, part of any saving would arrive in later years.
Other reliefs depend on who occupies the property. A charity or community amateur sports club gets 80% off, and the council can add up to 20% more. Councils can also give discretionary relief. Most reliefs must be claimed: only transitional relief, supporting small business relief and the lower multipliers arrive automatically.
Is the property empty? Empty business property pays no rates for the first 3 months, then full rates. Tell your council the day it becomes empty. A new rate-free period only starts once the property has been occupied again continuously for 13 weeks. Some empty property pays nothing for as long as it stays empty, including property with a rateable value under £2,900, listed buildings, and property a charity will next use for charitable purposes.
Next steps
- Sign in to your VO business rates account and find your property's assessment.
- Start a Check: confirm the floor areas and description, describe any drawbacks, and attach photos.
- Attach this report as a PDF: it lists all 15 comparables and your valuation line by line.
- If the VO doesn't agree, you have 4 months from its decision to start a Challenge.
- Keep paying your bill while you wait: any reduction is backdated and refunded by your council.