Healthcare Valuations: Why Operational Real Estate is a Career Game-Changer
Healthcare real estate is booming. In 2024 alone, £3.2 billion worth of UK healthcare property transactions took place, the highest volume since 2020 (Knight Frank). For valuation surveyors, this niche offers both challenge and opportunity. Here’s what you need to know about working in institutional healthcare property, from what makes valuations unique, to the skills employers want, to the firms leading the way.
Why healthcare valuations are different
Unlike standard commercial or residential assets, healthcare valuations are tied to operations as much as bricks and mortar. A care home or hospital’s value is influenced by:
Occupancy rates and care quality ratings
Profitability of operations (profit method valuations are common)
Regulatory compliance and specialist facilities
Intangibles like licenses, permits, and patient services
As RICS and leading advisors note, healthcare property valuation is inherently multidisciplinary and operationally led. Reports must reflect sector frameworks (e.g., NHS for medical premises), regulatory constraints, and trading performance (occupancy, fees, EBITDA), often requiring profit-based methods, you’re valuing a business wrapped in real estate.
Who thrives in this niche
Surveyors with a commercial valuation background are best equipped to move into healthcare. Skills from offices, hotels, and trading valuations transfer well, as all involve income-based methods. Employers like JLL and Cushman & Wakefield highlight the importance of financial modelling and profit-based approaches when advising on healthcare real estate.
Those from residential valuation can transition, but must be ready for more complex methodologies that blend property and operational analysis.
Where the activity is
Healthcare property investment and development is nationwide, but key regions include:
Knight Frank’s 2025 analysis shows the East and West Midlands have attracted the most new beds regionally, underscoring why many developers and operators are prioritising the region.
London & South East have highest fees, strongest investor appetite (London care home fees rose 14% in 2024 alone).
Northern Ireland had the highest YoY occupancy growth at +6.4%, followed by Wales +5%, per Knight Frank’s 2024 Trading Performance findings as reported by sector press.
Demographics are the driver: the UK’s ageing population is creating sustained demand for modern care facilities.
Market outlook
Per the Knight Frank report, the healthcare property market is in a phase of growth and stability:
£3.2 bn transaction volume in 2024. A record since 2020.
Annualised returns up to 5.8%, from 4.4% in 2023.
Care homes made up 68% of capital invested, and hospitals 29%.
Investors increasingly see healthcare as mainstream real estate, not just an alternative. That means more transactions, more re-valuations, and more opportunities for surveyors.
Firms leading the way
The UK healthcare property market is served by a mix of large international consultancies, specialist sector advisors, and regional teams with deep local knowledge.
At the top end, global, multi-service firms with valuation teams spanning multiple UK cities are advising on the biggest hospital and care home portfolios.
Alongside them are specialist healthcare agencies that focus almost exclusively on care homes, private hospitals, and seniors’ housing – often with some of the largest dedicated teams in the country.
In between sit mid-sized regional consultancies that pair valuation expertise with strong links to local operators and lenders, making them trusted partners for projects outside the capital.
For candidates, this means opportunities exist across the spectrum – whether you want the structure of a large international platform, the focus of a niche specialist, or the variety of a regional practice with strong client relationships.
What makes a strong healthcare valuer candidate
Employers want:
MRICS + RICS Registered Valuer status
Experience with profit method and cash-flow modelling
Software proficiency (Excel, Argus Enterprise)
Strong report writing and client-facing communication
Awareness of healthcare sector dynamics (occupancy, regulation, demographics)
A standout CV will show institutional client work, complex valuation projects, and the ability to handle both the financial and operational aspects of property. As Christie & Co note, the most valued surveyors are those who understand both the business and the building.
Demand for talent
Healthcare valuation teams are expanding nationwide. Mid-level valuers (2–5 PQE) are in highest demand, and senior specialists are scarce, meaning competitive salaries and rapid progression for those in the sector. With firms across the UK competing for talent, surveyors with healthcare expertise can often choose between multiple opportunities.
Final word
Healthcare property valuation is one of the UK’s most resilient and rewarding niches right now. For surveyors, it offers complex work, strong career prospects, and the chance to contribute to a sector that directly impacts communities.
At SONDR, we know which firms are building healthcare teams, what they look for, and how to position your experience to land the right role.
Looking to step into healthcare valuations? Get in touch today and we’ll guide you through your next move.