Estate Value Estimator
Not sure how much your estate is worth? Use this free estimator to add up your property, savings, investments, pensions and personal assets — with live results as you type. Understanding your total estate value is the essential first step in any inheritance tax calculation.
Key Thresholds for 2026/27
What's Included in Your Estate for Inheritance Tax?
Your estate for inheritance tax purposes is the total of everything you own at the date of death, minus your debts and liabilities. HMRC takes a broad view of what counts — including overseas assets if you are UK domiciled.
The main categories are:
- Property — your main home, second homes, buy-to-let properties, and overseas real estate (use the net value after any mortgage)
- Savings and cash — current accounts, savings accounts, premium bonds, and cash ISAs
- Investments — stocks and shares ISAs, investment portfolios, unit trusts, and bonds
- Business interests — sole trader assets, partnership shares, and unquoted company shareholdings (note: Business Property Relief may reduce the taxable value for qualifying businesses)
- Personal possessions — vehicles, jewellery, art, antiques, and other valuables
- Life insurance payouts — if a policy is not held in trust, the death benefit is added to your estate
- Money owed to you — outstanding loans made to others, unpaid wages, or other receivables
Pensions from April 2027: Under current rules, most defined contribution pension funds are held in trust outside your estate. However, from April 2027 the government plans to include unused pension funds in the estate for IHT purposes. This could significantly increase estate values — use the pension toggle in the estimator below to see the impact on your figures.
What Can Be Deducted from Your Estate?
Before inheritance tax is calculated, certain deductions are allowed. These reduce your gross estate to the net figure used for IHT purposes:
- Mortgages and secured loans — the outstanding balance on any property loan is deducted from the property value
- Unsecured debts — credit cards, personal loans, overdrafts, and hire purchase agreements outstanding at the date of death
- Funeral expenses — reasonable costs of the funeral and burial or cremation
- Unpaid bills at date of death — utility bills, council tax, and other routine liabilities
Note that some deductions are restricted. Debts to connected parties (such as family members) may require evidence, and debts used to acquire or maintain exempt assets may not be deductible in full.
Spouse exemption: Assets passing to a UK-domiciled spouse or civil partner are completely exempt from inheritance tax and do not form part of the taxable estate. This means married couples can effectively double their allowances — and any unused nil rate band and residence nil rate band can be transferred to the surviving spouse.
Estimate Your Estate Value
Enter your asset values below for an instant estimate. All calculations run in your browser — no data is sent or stored. Use current market values, not what you originally paid. For a full inheritance tax calculation including NRB, RNRB, gifts made in the last 7 years, and reliefs, use the Estate Map calculator.
Estate Value Calculator
Enter values in any order — results update automatically as you type.
How to Value Your Assets
HMRC requires open market values for each asset — the realistic price a willing buyer would pay at arm's length. Here is guidance for the main categories.
Residential Property
Use a current market estimate based on recent comparable sales in your area. Check sold prices on Rightmove or Zoopla, or obtain a formal RICS valuation. Estate agent appraisals are a useful starting point, but a surveyor's report carries more weight with HMRC.
Don't understate property values. HMRC uses the Valuation Office Agency to check estate property values. Understated values can trigger enquiries and penalties. If in doubt, commission a formal RICS surveyor's report for the probate process.
Savings and Investments
Use account statement balances as close to the date of death as possible. For quoted stocks and shares, use the lower of the two quoted prices (the “quarter up” rule applies for IHT valuation). ISA balances are included at face value — they are not exempt from inheritance tax.
Business Interests
Valuing business assets can be complex and usually requires a professional valuation. For sole traders, use the net value of business assets. Remember that Business Property Relief (BPR) may reduce the taxable value of qualifying business assets by 50% or 100% — so the gross value and the IHT-taxable value may differ significantly.
Personal Possessions
Valuable items such as jewellery, antiques, art, and vehicles should be valued by a qualified appraiser. HMRC expects realistic values based on current market conditions. For household chattels of modest individual value, HMRC may accept a reasonable aggregate estimate.
Pensions
Under current rules (before April 2027), defined contribution pension pots are generally outside your estate for inheritance tax purposes. If you are planning ahead for post-2027, enter the current projected value of your pension fund and use the “Include in estate” toggle above to model the potential impact. Check with your pension provider for the latest fund value.
April 2027 pension reform: From April 2027, most unused defined contribution pension funds are expected to be included in estates for IHT purposes. SIPP and workplace pension holders with significant fund values should review their estate planning now — particularly around pension death benefit nominations and the potential interaction with the nil rate band.
Common Mistakes When Estimating Estate Value
These are the errors most likely to produce an inaccurate estate value estimate — and the consequences that can follow.
| Mistake | Why It Matters | What to Do |
|---|---|---|
| Using outdated property valuations | Property values change significantly; HMRC uses open market value at date of death, not an old figure | Obtain a current estimate annually and commission a RICS valuation for the probate process |
| Forgetting ISAs | ISAs are fully taxable on death even though they grow tax-free during your lifetime | Include all ISA balances — cash ISAs, stocks and shares ISAs — in your savings and investments total |
| Excluding life insurance (not in trust) | Payouts from policies outside a trust are added to the estate and may push it over the IHT threshold | Write policies in trust, or include the likely payout in your estate estimate now |
| Overlooking valuable personal items | Jewellery, art, and antiques can add substantial value — HMRC expects realistic figures, not charity shop prices | Have high-value items formally appraised and keep an up-to-date register |
| Ignoring joint ownership rules | Only your share of jointly owned assets counts — but the rules differ for joint tenancy vs tenancy in common | Identify how each jointly owned asset is held and include only your beneficial share |
| Not accounting for gifts in the last 7 years | Gifts within 7 years of death may be added back into the estate (potentially in full if made within 3 years) | Keep records of all large gifts and model the impact using the full calculator with the 7-year rule |
Always use current market values. Professional valuations are recommended for property, business assets, and high-value personal items.
Worked Examples
These examples show how the estimator works for different situations.
David is 67 and single. He owns his home outright, has savings and an investment ISA, valuable personal possessions, and a defined contribution pension.
| Main residence | £475,000 |
| Savings & cash | £42,500 |
| Stocks & shares ISA | £62,000 |
| Personal possessions | £25,000 |
| Less: Debts | −£2,500 |
| Total estate (current rules) | £602,000 |
| Plus: Pension (April 2027 rules) | +£180,000 |
| Total estate (post-2027) | £782,000 |
Under current rules David's estate of £602,000 exceeds his combined NRB + RNRB allowance (up to £500,000 if the home passes to direct descendants), leaving a potentially taxable amount of £102,000 — an estimated IHT bill of around £40,800. If pensions are included from April 2027, the estate rises to £782,000, increasing the potential liability to around £112,800. Use the full IHT calculator to model taper relief, gifts, and planning options.
Margaret is 71 and married. She holds her share of the family home outright, a buy-to-let property with a remaining mortgage, savings and ISAs, business interests, and a pension.
| Main residence (her share) | £320,000 |
| Buy-to-let (£185,000 − £95,000 mortgage) | £90,000 |
| Savings & cash ISAs | £48,000 |
| Stocks & shares ISA | £120,000 |
| Business interests | £35,000 |
| Personal possessions | £15,000 |
| Less: Other debts | −£3,000 |
| Total estate (current rules) | £625,000 |
| Plus: Pension (April 2027 rules) | +£210,000 |
| Total estate (post-2027) | £835,000 |
As a married couple, Margaret and her husband could combine their NRB and RNRB allowances for a joint total of up to £1,000,000. On Margaret's current estate of £625,000, no IHT would be due if her husband inherits everything and then passes on a combined estate within the £1,000,000 limit. However, with the 2027 pension change the estate could reach £835,000 — making proactive planning important. Run the full IHT calculator to model the complete picture including gifts, Business Property Relief, and RNRB eligibility.
Frequently Asked Questions
How do I calculate the total value of my estate in the UK?
To calculate your total estate value, add together the current market value of all assets you own or have a beneficial interest in. This includes your main home (minus any mortgage), other property, savings and current accounts, ISAs, investments, business interests, vehicles, jewellery, and other personal possessions. If life insurance is not held in trust, include the payout value too. Then deduct any outstanding debts and liabilities. The resulting figure is your gross estate value for inheritance tax purposes.
What is included in an estate for inheritance tax?
For UK inheritance tax, your estate includes all UK and overseas assets you own or have a beneficial interest in: residential and investment property, savings accounts, cash ISAs, stocks and shares, investment portfolios, business interests, vehicles, jewellery, art and valuables, life insurance payouts not held in trust, and any money owed to you. From April 2027, unused pension funds will also be included in most cases.
Are ISAs included in inheritance tax?
Yes. ISAs form part of your taxable estate on death, even though they grow free of income tax and capital gains tax during your lifetime. The only exception is where ISAs are transferred to a surviving spouse or civil partner using the Additional Permitted Subscription (APS) allowance, which lets them inherit the ISA tax wrapper. Otherwise, the full ISA value is included in the estate for inheritance tax in the normal way.
Is my pension included in my estate?
Currently (before April 2027), most defined contribution pension funds are held in trust by the pension provider and sit outside your estate for inheritance tax purposes. However, from April 2027 the government plans to include unused pension funds in the estate. If you are in drawdown or have arrangements that pay into the estate, those amounts may already be taxable. Always check your pension's death benefit nominations and consider specialist financial advice.
How do I value my house for inheritance tax?
Your property should be valued at its open market value — the price a willing buyer would pay a willing seller at arm's length. Use a current estimate rather than the original purchase price. Useful reference points include recent sold prices on Rightmove or Zoopla, an estate agent's market appraisal, or a formal RICS surveyor's valuation. HMRC may challenge valuations that appear understated, so it is important to use realistic figures.
Do I include my spouse's assets in my estate?
No. Each spouse or civil partner has a separate estate for inheritance tax purposes. You only include assets you own individually, plus your share of any jointly owned assets. However, assets inherited from a spouse do become part of your estate. The spouse exemption means transfers between UK-domiciled spouses are free of inheritance tax, and any unused nil rate band or residence nil rate band can be transferred to the surviving partner.
Get Your Full Inheritance Tax Calculation
Now you know your estate value, use Estate Map to calculate your full IHT liability — including nil rate band, residence nil rate band, gifts made in the last 7 years, Business Property Relief, and the impact of the 2026/27 and 2027/28 reforms.
Calculate my IHT →This tool provides an indicative estimate only and does not constitute financial or tax advice. Estate valuations and inheritance tax calculations are complex and depend on individual circumstances. Always seek advice from a qualified financial adviser, solicitor, or chartered tax adviser before making estate planning decisions.