The day a home first earned rent, its value that day became your cost base. We establish that figure for the day it happened, and set out which sales it was measured against
Do not have the exact date the letting began? A lease, a bond lodgement or the first rent statement will usually fix it.
The day the first tenant moved in is the day the figure was set, and almost nobody thinks about it again until the property is sold years later.
Extensions, a second living area, a converted garage or a rebuilt rear all change what the property was on the day it first earned rent, and none of it reaches a record that stops at a size band. A signed valuation describes what was actually there when the figure was set.
Letting a room or a self-contained part of the property counts too. A signed valuation gives your accountant a figure to apportion from.
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The valuer works from the sales that had settled by that date, and from the property as it stood then rather than as it stands now.
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It provides an evidenced market value at the date a tax rule sets or resets the property's value for cost base purposes. Your accountant then applies that value with the other allowable cost base elements relevant to your circumstances.
The 2026-27 CGT reforms use 1 July 2027 as the transition point for gains accruing under the new indexation arrangements. If the transitional rules apply to your asset, a contemporaneous market valuation can evidence the value used for that date. Confirm eligibility with your tax adviser.
Yes. A retrospective report can reconstruct market value at a past date using period sales and available property evidence. Ordering earlier can make records easier to obtain, but a later report is still possible where suitable evidence exists.
Yes. Where the home first used to produce income rule applies, the required market value may be the value on the first income-producing date. Ask your accountant to confirm that the rule applies and provide that exact date in the order.
Yes, the report can establish market value for an instructed date where a tax rule substitutes market value for the amount paid. The applicable date and treatment vary, so obtain advice before choosing the valuation instruction.
The report values the property at the instructed date. It does not replace your records of stamp duty, legal fees, capital improvements, selling costs or other cost base elements. Give those records to your accountant for the full calculation.
A valuation can evidence market value at the relevant transition date where the new rules bring later gains into the CGT calculation. The treatment of a specific pre-1985 asset can be complex, so confirm the instruction and eligibility with your tax adviser.
A valuation can support a market-based allocation between lots or interests when that is the agreed scope. Tell us about the subdivision, relevant dates and titles so the valuer can confirm whether a standard report or a tailored instruction is required.
The report identifies the asset and valuation date, explains the basis and methodology, analyses relevant comparable sales and records the valuer's signed conclusion. It supports the market value input but does not guarantee a particular ATO outcome.
Provide the exact valuation date and reason, ownership details and any plans, leases, photos or renovation records relevant to the property's condition at that time. Your accountant's written instruction is especially helpful for unusual cost base events.
Signed at the right date, described properly, and never needing reconstruction later.