Question 1

What is a Capital Gains Tax valuation?

Accepted Answer

A CGT valuation is an independent market value assessment of a property at a specific date, used by the ATO to calculate the capital gain or loss when an asset is sold, transferred or changes purpose. The report must be defensible, signed by a Certified Practising Valuer, and supported by comparable sales evidence.

Question 2

When do I need a retrospective valuation?

Accepted Answer

Common triggers include: a property purchased before 20 September 1985 that has changed character, a main residence first used to produce income (the 'home first used to produce income' rule), inheritance and date-of-death cost-base resets, and transfers between related parties or into an SMSF.

Question 3

How far back can you value a property?

Accepted Answer

We routinely prepare valuations effective from 1985 onwards using historical sales databases, council records, contemporaneous photography and archived market commentary. Earlier dates are possible where evidence supports it.

Question 4

Will the ATO accept your valuation?

Accepted Answer

Yes. Our reports follow the ATO market valuation guidelines and the API Professional Practice Standards. Each report includes the valuer's qualifications, methodology, comparable sales schedule and a signed certification — the same format the ATO requests during reviews and objections.

Question 5

How long does a valuation take?

Accepted Answer

Standard residential reports are delivered within 5 business days of inspection. Urgent 48-hour turnaround is available for an additional fee. Commercial and rural valuations typically take 7–10 business days.

Question 6

Do you need to physically inspect the property?

Accepted Answer

For current market valuations, yes — a physical inspection produces the strongest report. For retrospective dates, a current inspection plus historical evidence (photos, plans, sale records) is the accepted methodology, and a kerbside or desktop assessment is sometimes appropriate.

Question 7

How much does a CGT valuation cost?

Accepted Answer

Standard metropolitan residential valuations start from $440 incl. GST. Commercial, rural and complex retrospective assessments are quoted individually. All fees are fixed and confirmed in writing before we begin.

Question 8

Can my accountant instruct you directly?

Accepted Answer

Absolutely — most of our work is referred by accountants and tax agents. We can liaise directly, send the report to both parties, and provide an invoice in the name of the property owner or the firm.

Valuations built to withstand ATO scrutiny.

From instruction to signed report in 5 business days.

Answers before you ask.

Written by valuers, with the sections cited.