If you’re buying, selling, refinancing, or settling a legal matter involving real estate, chances are you’ll need the services of a property valuer. Unlike real estate agents who offer appraisals for sales purposes, certified property valuers provide formal, unbiased reports that are legally and financially recognised.
In this guide, we’ll explain what property valuers do, when to engage one, and how they determine the fair market value of your property.
What Is a Property Valuer?
A property valuer is a qualified professional licensed to assess the market value of real estate. Their valuations are evidence-based and follow professional standards recognised by banks, courts, solicitors, and tax authorities.
Most Australian valuers are accredited by the Australian Property Institute (API) and hold the designation of Certified Practising Valuer (CPV).
What Does a Property Valuer Do?
A property valuer provides formal valuation reports that may be used for:
- Home loans and refinancing
- Buying or selling a property
- Family law settlements
- Probate and deceased estates
- Capital Gains Tax (CGT) assessments
- Self-managed super fund (SMSF) property reporting
- Commercial lease negotiations or disputes
- Insurance and asset protection
They conduct physical inspections and back up their assessments with local market research, comparable sales data, and industry-standard methodologies.
When Should You Hire a Property Valuer?
You should engage a valuer when:
You’re Applying for a Mortgage or Refinancing
Banks require a certified valuation to assess loan-to-value ratio and lending risk.
You’re Involved in Legal Proceedings
Valuations are needed for divorce, estate division, or business partnership disputes.
You’re Preparing for Tax Time
CGT, stamp duty, or SMSF audits may all require a compliant property valuation.
You’re Buying or Selling and Want Certainty
Knowing your property’s fair value gives you stronger footing in negotiations and pricing.
What’s in a Property Valuation Report?
A typical valuation report includes:
- Legal description and location
- Property condition and features
- Recent comparable sales in the area
- Local market overview
- Zoning, overlays, or restrictions
- Final estimated market value
- Assumptions and disclaimers
The report may be tailored for court, bank, tax office, or internal business use, depending on your purpose.
How Do Property Valuers Determine Value?
Valuers use several accepted valuation approaches:
Direct Comparison
Compares your property to similar recently sold properties in the same area. Most commonly used for residential properties.
Income Capitalisation
Used for investment and commercial properties—calculates value based on net rental income and yield.
Cost Approach
Estimates value based on land value plus cost to rebuild, minus depreciation—often used for insurance or special-use properties.
Factors That Influence Property Valuations
Valuers consider a wide range of influences:
- Location: Proximity to schools, shops, public transport, and suburb reputation
- Land and Zoning: Size, shape, access, and development potential
- Dwelling Features: Age, design, condition, layout, and improvements
- Market Conditions: Current supply/demand, interest rates, and local buyer trends
- Legal Restrictions: Easements, heritage listings, or flood/fire risk zones
How Much Do Property Valuers Charge?
Valuation fees vary based on property type and purpose:
| Valuation Type | Typical Cost (AUD) |
| Residential property | $350 – $700 |
| Commercial/industrial | $1,000 – $3,000+ |
| Court, probate, or CGT use | $500 – $900+ |
| Urgent reports (24–48 hrs) | Additional fee may apply |
Always confirm that the valuer is certified and their report format is accepted for your intended use (e.g. court, ATO, lender).
Valuers vs Agents: What’s the Difference?
| Feature | Property Valuer | Real Estate Agent |
| Certification | ✅ API/CPV Certified | ❌ Appraisal only |
| Legal Validity | ✅ Court, tax, finance accepted | ❌ Informal estimate |
| Objective/Unbiased | ✅ Independent and impartial | ❌ May be influenced by sales |
| Report Format | ✅ Standardised, detailed report | ❌ Verbal or short summary |
If you need a valuation that holds up in court or with the tax office, a certified property valuer is essential.
Conclusion
From home buyers to investors and legal professionals, engaging a property valuer provides the clarity and documentation you need to move forward with confidence. Whether you’re refinancing, preparing for settlement, or planning for retirement, a formal valuation ensures that you’re making decisions based on reliable, independent market data.
Need a valuation? Choose a certified valuer who understands your suburb, your property type, and your purpose.
