CGT valuations
A certified market valuation for your capital gains tax
An independent valuation of your house, unit or townhouse at today's date or a date in the past. $289, returned within 2 business days.
What a CGT valuation does
A CGT valuation is an independent opinion of what your property was worth on a specific date. Capital gains tax compares values at two points in time, so the date matters as much as the figure.
The value is used to work out a gain or loss. The report doesn't calculate tax. Its job is to give a figure you or your adviser can rely on, with the evidence set out.
When you might need one
- The 1 July 2027 changes. Your property's value on that date splits old-rules growth from new. Read more
- Renting out a former home. Its value when it first earned income.
- A family or related-party transfer. Market value at the transfer date.
- Inherited property. Sometimes a value at the date of death.
- A past date with no record. A retrospective valuation.
Not sure whether you need one? Ask us or check with your accountant or adviser.
An independent valuation could save you thousands
From 1 July 2027, the 50% CGT discount is replaced by cost base indexation, with gains after that date taxed at a minimum rate of 30%. Your property's value just before 1 July 2027 sets the line between the old rules and the new.
Treasury has proposed an apportionment formula as the alternative to a valuation. The formula assumes your property grew at a constant rate across the full ownership period. That assumption doesn't always match how property values actually move, and it can shift a meaningful share of your gain into the higher-taxed post-2027 period, or the lower-taxed pre-2027 period, depending on your property's history.
An independent, accredited valuation gives you a defensible, point-in-time value at 30 June 2027, so you can compare it against the formula and use whichever result correctly reflects your circumstances.
Illustrative only
Formula: value at 1 July 2027 of $800,000
Valuation: value at 1 July 2027 of $1,000,000
Same total gain, split differently. If growth came late, the formula may suit you better. Check with your accountant or adviser.
| Compared | Formula | Valuation |
|---|---|---|
| Based on | Purchase price, sale price and time held | Comparable sales around 1 July 2027 |
| Reflects real growth | Only if growth was steady | Yes |
| On file | A calculation | A signed report with the evidence |
| Available | When you sell | After 1 July 2027 (reserve now) |
Reserve your 1 July 2027 valuation now
The ATO says it can only be prepared after the date. Reserve with a $49 deposit, lock in today's price and pay the balance only when we start your valuation.
How your valuer arrives at the figure
Your valuer starts with sales of similar properties nearby that settled close to the valuation date. Each is adjusted for differences in land and building size, condition, location and features, and for how the market moved between the sale and your date.
We gather the sales and records before your valuer starts, so their time goes on weighing the evidence and settling on a figure they're prepared to sign.
Your report includes
- The market value, valuation date and purpose
- The comparable sales relied on and how each compares
- The method, assumptions and limitations
- Your valuer's name, accreditation and signature
Is a desktop valuation right for me?
It suits standard houses, units and townhouses with good recent sales nearby. It may not suit major renovations that aren't on record, unusual properties, or areas with very few sales. If yours isn't suitable, your valuer will tell you and you won't be charged.
What changes on 1 July 2027
Property you own on that date is treated as if you sold it just before 1 July 2027 and bought it back straight after, at market value. Nothing is payable until you actually sell.
A higher value at that date, if the evidence supports it, generally puts more of your gain under the old rules. The alternative is the apportionment formula, which assumes steady growth. Your accountant or adviser can compare both. See how a valuation compares to the formula. Part of the legislation is still being finalised, so details may change.
Why reserve now
The ATO said on 19 October 2026 that a valuation can't be forward-looking, so it can only be prepared after 1 July 2027.
Your place in the queue
Every investor needs the same date valued, and certified valuers are limited. We work through reservations in order.
Today's price, locked in
Reserve at $289, whatever the price is after the date.
$49 deposit, balance later
Pay the balance only when we start your valuation. Cancel any time if you no longer need it.
How reserving works
- Reserve with a $49 deposit and your property's address
- After 1 July 2027 we email your delivery date
- You pay your locked-in price
- A certified valuer signs your report and we email it to you
Reserve your 1 July 2027 valuation
$49 deposit to reserve your place. We'll confirm by email, and you pay the balance only when we start your valuation.
Reserving for clients? More for accountants and advisers
A $49 deposit is taken today, with the balance due when we start your valuation. By reserving you agree to our terms and privacy policy.
CGT valuation questions
How far back can you value a property?
As far back as there's enough sales evidence from around that time to support a figure. If there isn't enough for your date, your valuer will tell you before you're charged.
What if I've renovated?
Your valuer values the property as it was on the valuation date. Tell us about work done before that date when you order, especially if it isn't on public record.
Can I use an agent's appraisal instead?
An appraisal is an estimate of what a property might sell for, and usually doesn't set out its evidence or method. A valuation report does both and is signed by a valuer with no stake in a sale. Your accountant or adviser can confirm what evidence is appropriate for your situation.
Does getting a valuation trigger CGT?
No. It records what the property was worth on a date. Tax only comes into it when a CGT event happens, such as a sale.
What if I disagree with the value?
Tell us and we'll have it reviewed. It helps to send anything your valuer may not have had, such as renovation details or a sale you think is a closer match.
Do I have to get a valuation for the 1 July 2027 changes?
No. You can use an independent valuation or the apportionment formula. Check with your accountant or adviser which suits your property.
Who should consider reserving?
Investors holding property they bought before 1 July 2027, owners of pre-CGT property bought before 20 September 1985, and executors of estates holding property. New builds may be treated differently, so check with your accountant or adviser.
Can I cancel my reservation?
Yes, any time before your valuation is prepared. Email us and we'll remove your reservation and refund your $49 deposit.
What if I sell before 1 July 2027?
You won't need a 1 July 2027 valuation for that property, so cancel its reservation.
How soon after 1 July 2027 will I get it?
We work through reservations in the order they were made and email you when yours comes up. From there, your signed report is returned within 2 business days.
Order your CGT valuation
Contact us
Have a question? We're here to help.
If there's anything you'd like to check before you order, reach out and we'll come back to you.