In short
What a residential valuation is
A residential property valuation is a formal, legally recognised assessment of a home's market value at a stated date, prepared by a valuer registered in Queensland. It weighs location, land size, improvements, condition, zoning and recent comparable sales — and is accepted by banks, courts, solicitors, accountants and the ATO.
We value houses, apartments, townhouses, duplexes, villas, prestige and waterfront homes, acreage estates and vacant residential land — owner-occupied, tenanted or strata-titled. Reports are prepared for pre-sale and pre-purchase decisions, refinancing, capital gains tax, family law settlements, deceased estates, insurance and SMSF compliance.
Property types
What we value
Value drivers
What actually moves your home's value
On the Gold Coast, two homes with identical floor plans can differ by hundreds of thousands. These are the factors that explain the gap.
Position & aspect
Walk-to-sand distance, canal frontage width, north-to-water orientation, elevation and outlook.
Land & footprint
Site area, usable land, frontage, slope, and how much of the block the dwelling actually uses.
Condition & renovation
Age, structural condition and the quality — not just the cost — of any recent work. Approvals matter.
Comparable sales
Recent, genuinely similar sales in the same pocket — adjusted, not averaged.
Zoning & potential
Gold Coast City Plan zoning, overlays and any subdivision or dual-occupancy potential.
Strata factors
For units: floor level, aspect, building age, body corporate levies and sinking fund health.
Catchment & amenity
School catchments, transport, shopping precincts and parkland access.
Market movement
Interest rates, buyer demand and local supply at the effective date of the valuation.
Deliverable
What's in the report
Written to be read by a lender, a solicitor or the ATO — with the reasoning visible, not buried.
Property description
Land and building measurements, layout, construction and improvements.
Condition analysis
Assessed condition, defects observed and the standard of any renovation.
Zoning & planning
City Plan zoning, overlays, easements and constraints on use.
Comparable evidence
The sales relied on, with the adjustments made against each one.
Methodology
The approach applied and why it suits this property and purpose.
Assessed value & date
The market value figure and the effective date it applies to.
Who can carry out a residential valuation in Queensland?
Only valuers registered under the Valuers Registration Act 1992 (Qld) and holding current registration with the Valuers Registration Board of Queensland. Anyone else providing a "valuation" is providing an estimate.
How much does it cost?
Typically $300 to $600 depending on property type, location and purpose. Prestige homes, acreage and complex or high-value property are quoted individually. The fee is fixed in writing before we start.
Are valuations legally binding?
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 and financial institutions.
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.
Do you consider development potential?
Where relevant, yes. Zoning under the Gold Coast City Plan and any overlays affecting subdivision, dual occupancy or future use are taken into account and stated in the report.
Find out what your home is really worth
Independent, certified valuations for your family home, investment property or land — fixed fee, quoted up front.