Ceredigion County Council website

How the Maximum Sale Price is Calculated

The property must be valued each time it is sold.

Standard Valuation Process

1. Obtain an open market valuation.
2. Submit the valuation to the Council.
3. The Council reviews the valuation.
4. An open market value is agreed.
5. The affordable housing discount is applied.
6. The maximum sale price is approved (you can sell the property for less than this amount if you choose).

If You Disagree with the Valuation

1. Submit evidence of comparable property sales
2. The Council reviews the additional evidence.
3. If agreement still cannot be reached, an independent RICS valuer may be appointed at the owner's expense (contact GBG-DFS@ceredigion.gov.uk for further information).

Example

How Property Values Change Over Time

The percentage discount remains the same whenever the property is sold.

Property values can increase or decrease over time. The discount remains unchanged.

Validity of Property Valuations

An Eligibility Certificate can only be issued if the property's valuation is still valid.

The length of time a valuation remains valid depends on the type of affordable housing agreement:

• LDP (Local Development Plan) properties – valuations are valid for 6 months
• UDP (Unitary Development Plan) properties – valuations are valid for 4 months

If the valuation expires before a purchaser is approved, a new valuation may be required before the Council can issue an Eligibility Certificate.

This helps ensure that the approved maximum sale price reflects the current market value of the property.

Property Not Selling? (Cascade Process)

If an affordable property has not sold, the owner or estate agent may be able to request that the occupancy restrictions are relaxed through the cascade process.

A cascade can only be considered where:

• An agreed affordable housing valuation has been in place for the whole period
• The property has a valid Building Control Completion Certificate
• Evidence is provided showing the property has been actively marketed at the approved valuation

Who Can Request a Cascade?

The request must be made by the seller or their estate agent.

They will need to provide:

• A copy of the Building Control Completion Certificate
• Confirmation that the approved maximum sale price has been maintained throughout the marketing period
• Marketing evidence demonstrating the property has been actively advertised

LDP Properties

If an LDP affordable property remains unsold after 24 weeks, the local connection requirement may be relaxed.

Purchasers must still satisfy:

• The financial eligibility requirements
• The sole residence requirement

UDP Properties

If a UDP affordable property remains unsold after 18 weeks, the local connection area may be widened.

Eligible purchasers can include people who have lived for 5 years out of the last 20 years in:

• Ceredigion
• Carmarthenshire
• Pembrokeshire
• Powys
• Gwynedd

After a Further 18 Weeks

If the property remains unsold, eligibility may be widened further to include anyone who has lived in Wales for 5 years out of the last 20 years.

The seller or their estate agent must request this and provide the necessary evidence.

After a Further 18 Weeks

If the property still remains unsold, the residency requirement may be removed entirely, although all other affordable housing requirements continue to apply.

The seller or their estate agent must request this and provide the necessary evidence.

Important Reminder

Discount for Sale properties remain affordable housing for their lifetime.

All future purchasers must satisfy the eligibility criteria, and the approved discounted sale price must be used whenever the property is sold.