01
The basics
What is a property valuation?
A formal, legally recognised assessment of a property's market value at a specific date, prepared by a registered valuer. It accounts for location, land size, condition, improvements, zoning and recent comparable sales — and states the effective date it applies to.
Why do I need one?
Selling, buying, refinancing, capital gains tax, family law settlements, deceased estates, SMSF compliance, insurance, rent reviews and legal disputes. In each case you need a figure someone else will accept — which an estimate isn't.
Is a valuation the same as an agent's appraisal?
No. An appraisal is an informal, usually free estimate provided by an agent as a marketing tool. A valuation is a legally recognised document prepared by a registered valuer, and it is the only version banks, courts and government bodies will accept.
Who can legally value property in Queensland?
Only valuers registered under the Valuers Registration Act 1992 (Qld), holding current registration with the Valuers Registration Board of Queensland. Ask for the registration number — a legitimate valuer will give it without hesitation.
Are your valuers certified?
Yes. All our valuers are registered in Queensland, accredited with the Australian Property Institute, and carry current professional indemnity insurance.
02
Cost & timing
How much does a property valuation cost?
Residential valuations typically range from $300 to $600 depending on property type, location and purpose. Commercial valuations generally start around $800 and rise with size and complexity. We quote a fixed fee in writing before any work begins — no hourly creep.
How long does it take?
A residential inspection takes 30–60 minutes and the written report is generally delivered within 1–3 business days. Commercial inspections can take a few hours, with reports usually taking 3–7 business days depending on documentation.
Can you do urgent valuations?
Often yes. Call rather than email if you're working to a settlement, court or lodgement deadline and we'll tell you immediately whether we can meet it.
Do I need to be present for the inspection?
Not necessarily. Someone needs to provide access — an agent, tenant or property manager is fine. Have renovation approvals, building plans, leases or rental statements available if they exist, as undocumented work often has to be discounted.
03
Method & evidence
How is a property's value determined?
The valuer assesses location, land size, layout, condition, zoning and improvements, then analyses recent sales of genuinely comparable properties, rental yields where relevant, and current market movement. Every adjustment made against a comparable is documented.
What valuation methods do you use?
Comparable sales for most residential property; income capitalisation for tenanted commercial; discounted cash flow for investment-grade and development assets; and the summation method for unique, rural or hinterland property where comparable sales are scarce. Some properties warrant two approaches cross-checked.
Can you provide a retrospective valuation?
Yes. Retrospective valuations assess market value at a past effective date and are commonly required for capital gains tax, deceased estates and family law matters. We use sales evidence from around that date, not today's market.
Do valuations consider development potential?
Where relevant, yes. Zoning under the Gold Coast City Plan and overlays affecting subdivision, dual occupancy or future use are assessed, along with whether a higher-value use is realistically achievable.
04
Legal standing & disputes
Are valuations legally binding in Queensland?
A valuation prepared by a registered valuer is a legally recognised document. It can be used as evidence in disputes, settlements and court proceedings, and is relied on by banks, insurers and the ATO.
Can I dispute a valuation?
Yes. Request a review, submit additional evidence such as recent comparable sales the valuer may not have had, or commission a second opinion from another registered valuer.
My bank's valuation came in low. What now?
An independent valuation is the usual mechanism for challenging a lender's figure — particularly where an automated estimate has missed a renovation, subdivision potential or genuinely comparable local sales. Provide it to your lender or broker with a written request for review.
Do you value SMSF property?
Yes. We prepare annual market valuations for residential and commercial property held in self-managed super funds, written to satisfy auditor and ATO requirements.
Still have a question?
Ask a valuer directly. If a formal valuation isn't what you actually need, we'll say so.