If yours is not below, ask a real valuer and a valuer picks it up.
A valuer's signed opinion of what a property was worth on one nominated day, with the comparable sales and the reasoning set out beneath it. The nominated day is doing more work than people expect: in a suburb that has changed as fast as this one, the same address can carry two very different figures a few years apart and both of them be right.
An appraisal is a free selling estimate produced while an agent is trying to win the listing, and nobody signs it. A valuation is prepared independently of any sale, speaks to one nominated date, is supported by sales that had settled by that date, and carries the valuer's name.
In New South Wales, a valuer with the professional qualification and standing to have their opinion relied on. Their name and credentials appear on the report, which is exactly what allows a third party to act on it.
Yes. A valuer independent of your fund prepares and signs it, SISR 8.02B is the standard it is written to, and the comparable sales are attached rather than summarised, so an auditor can follow the figure back to its evidence.
The valuer who reached the opinion, named with their qualification. Not the model that gathered the evidence, and not anyone signing in their place. (from $550).
No. Nothing in it is signed, so there is no independent opinion for an auditor, an accountant or a revenue office to rely on, and it can only speak to the present because recent sales are all it has. Anything asking for an older date needs a valuer. On timing: a signed desktop report usually goes out the same day, and an Automated Market Assessment arrives the next business day.
It is effective as at its date rather than open-endedly. Where the organisation receiving it applies a currency period, that period is what counts, and your adviser will know which. In a market moving as fast as this one, a report a couple of years old is describing a place that has since changed around the property, which is worth bearing in mind before reusing one.
Yes. $169 for signed desktop reports, $79 for Automated Market Assessments. Inspection valuations start at $550, with the exact price confirmed at checkout before you pay, never after.
An advertised price is a marketing position, often a range set to attract interest. A valuation reports what has settled. In a suburb still filling in, campaigns also tend to price in what is coming rather than what is there, and a valuation deliberately does not do that.
A signed desktop report is usually ready the same business day where the date is a recent one. A report written to a date years back takes longer because the evidence has to be found rather than retrieved, though it costs no more. An inspected report waits on access, and an Automated Market Assessment arrives the next business day.
No. A rates notice generally carries a land value, the ground on its own with nothing built on it, struck for rating at a date the council chose. A valuation covers the whole property at the date you need it. In a newly built street the difference between the two is usually most of what is standing there.