The CGT transition and Division 296 both turn on fixed valuation dates — and one of them cannot be repaired once it passes.
See the dates
Independent market valuations for CGT and Division 296. Signed by a Certified Practising Valuer, with the full evidence file kept for ten years.
Fixed fee, shown on this page · No quote request · No sales call
You never choose the date a valuation is made at. The purpose chooses it. These are the dates currently driving the work, and the one that cannot be repaired if it is missed.
Whether either applies to you, and whether that choice is worth making, is a question for your accountant. What we do is establish the value, to a standard that stands up if it is ever questioned.
Your reason sets the valuation date, the work involved, and the fee. Pick the one that fits you.
A market valuation as at 1 July 2027, establishing the gain accrued before indexation replaces the discount. Not compulsory — the legislation allows a prescribed apportionment method instead — but where that would not reflect the property, this is the evidence. One valuation, one date.
See what you receiveAn annual market value at each 30 June, and the one-off retrospective valuation behind a cost-base reset. Both need to be defensible years later, by which time nobody remembers the reasoning.
See the Division 296 datesFirm accounts with monthly settlement, bulk ordering by spreadsheet, one schedule across every fund you administer. If a valuation is ever questioned, the question reaches you first.
Open a firm accountThe ATO's standard for a market valuation is that another valuer could reach the same conclusion from the documented evidence alone. Almost everything above exists to satisfy that one requirement.
Every job is assessed before you pay, and priced at the level of investigation the property actually requires. You see the fee before committing to anything. The large figure is the total payable including GST; our fee excluding GST is shown beneath it.
| Tier | Used when | Fee |
|---|---|---|
|
Desktop
Full evidence and records review, without a site attendance.
|
Conforming property with dense, recent comparable evidence and no risk factors. | $374incl. GST · $340 + GST |
|
Kerbside
External inspection, plus the full evidence and records review.
|
Higher-value property, or anything where presentation and position need to be seen. | $682incl. GST · $620 + GST |
|
Full inspection
Internal and external inspection of the property and its improvements.
|
Acreage, rural residential, unusual or high-value property, or thin comparable evidence. | $1,265incl. GST · $1,150 + GST |
Request a quote. Wait for a call. Be sold to, then told the price once someone has judged what you will pay.
The fee is on this page before you speak to anybody, and it is fixed by what the property needs — not by who is asking, or how urgently.
A tier can always be raised by the valuer. It cannot be lowered — not by request, not for a reduced fee, and not by the party instructing us. That rule is what makes the tier stated on the report mean something.
There is no phone channel and no email channel. Every valuation begins as an order, which is how the file can show exactly what was asked for and when.
The purpose sets the valuation date. You never type the date yourself, and it is never a matter of preference.
We match the address to the title record and retrieve the recorded attributes.
The property is assessed and the tier set before payment. You see the fee and the basis before you commit.
Fee in full, fixed in advance. Card payment is handled by our payment provider — we never see your card details.
Evidence assembled, records retrieved, comparables adjudicated, the figure formed and the report signed.
Your report arrives as a signed PDF. The evidence file behind it is sealed and kept for ten years.
There is no field anywhere in the order for a target, expected or required figure, and the valuer is not told what you were hoping for. A valuation that starts from a number is not a valuation.
Fixed and paid in advance. No refund, discount or credit is available because a valuation came in lower than hoped. Cancel before the valuer's review begins and the fee is returned in full.
We do not pay for work sent to us and we are not paid for work we send on. Nobody in the chain has a financial reason to prefer one answer.
If evidence was missed or a sale wrongly classified, tell us and it will be reconsidered on its merits. That is the only thing that moves a figure.
If a valuation supporting a client's return is ever questioned, the question lands with you before it lands with them. Every report we issue is backed by an evidence file built so that another valuer could follow it — which is the answer to that question, prepared years in advance.
Not a model, not an estimate, not an algorithm with a disclaimer. Someone attends, forms a view on the evidence, and puts their registration to it.
At kerbside and full inspection tiers a valuer goes to the property and records what they find, including what they could not see.
Brick veneer in the outer suburbs is the bulk of CGT and Division 296 work. The evidence standard is the same whatever the property is worth.
When a valuation supporting a return is queried, it reaches the accountant first. The evidence file is the answer, prepared years in advance.
Every report is signed by a Certified Practising Valuer who formed the final opinion, under their own registration and declaration. Each job goes to a valuer registered in the state the property is in, and their name, membership number and registration appear on the face of your report — so you always know exactly who stands behind your figure, and can check them.
Short pieces on the evidence standard, written for trustees and advisers rather than for valuers.
The test is not whether your valuer is well regarded, or whether the number feels right. It is whether the working is complete enough that a different valuer, handed the same file, would arrive in the same place.
In practice a file passes when four things are in it. Every comparable sale that was considered, including the ones rejected and the reason each was rejected. The source of every fact, retrieved and kept rather than recalled. Each adjustment, with the reasoning for its size. And the date and basis stated plainly, so it is clear what question was being answered.
A file holding only the sales relied on cannot show that contrary evidence was weighed. That is usually what is missing.
Valuing at a date in the past sounds like an invitation to work backwards from a convenient answer. Done properly it is the opposite — a stricter exercise than valuing today, because the evidence is fixed and cannot be added to.
The record is taken as it stood at the valuation date: the title as registered then, the planning controls in force then, and only sales that had settled by then. Sales that happened afterwards are not evidence of value at the earlier date, however clear the pattern looks now.
Where an inspection happens after the valuation date, the report says so, and explains how condition at the earlier date was established.
A desktop valuation is not a lesser valuation. It is the right depth of investigation for a conforming property in an established suburb, where recent comparable sales are plentiful and consistent enough that attending would not change the conclusion.
It stops being enough when the evidence thins out, or the property stops being ordinary: few recent sales, a wide spread between them, acreage, no prior sale on record, a major renovation, or a value high enough that a small percentage error is a large number.
The valuer sets that depth, not the client. It can be raised during the job. It is never lowered by request, or for a smaller fee.
Purpose, property, fee, terms, payment. About five minutes, and you will know the fee before you commit to anything.