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 reasoning is the part that does the work. Listing sales nearby is easy, and in a suburb where most properties carry the same recorded description, putting those sales in order against the one being valued is the whole of the exercise.
An appraisal is a free selling estimate given while an agent is competing for the listing, and no one puts a name to it. A valuation is independent of any sale, carries a stated effective date, rests on sales that had settled by then, and is signed by the valuer who formed the opinion.
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. It carries no signature, so there is no independent opinion in it for an auditor, an accountant or a revenue office to act on. It is for deciding. It is also worth knowing what it reads: recorded fields, and in Kellyville the size field has already stopped counting before most of the suburb begins. 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. A report written to a date years back is not asking the currency question at all.
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 settled evidence. In Kellyville a campaign can use exactly the words the record uses and still be describing something a good deal larger or smaller than the property down the street those same words also fit.
A signed desktop report is usually ready the same business day. An inspected report waits on access, and on a Kellyville property the walk-through itself is not quick, because the point of attending is to record everything the paperwork left out. 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, and in a suburb where so much of the value is in what has been built and added, the two figures are answering different questions entirely.