If yours is not below, ask a real valuer and a valuer picks it up.
A registered valuer's signed opinion of what a property was worth on one nominated day, set out with the comparable sales and the reasoning underneath it. The reasoning is the part that does the work: the figure on its own is just an assertion, and in a market like Rockhampton it will often sit below what an owner was expecting, so it has to be able to explain itself.
An appraisal is a free selling estimate given while an agent is competing for a listing, and nobody signs it. A valuation is prepared independently of any sale, effective at a stated date, evidenced by settled sales and signed by the valuer who reached it. Only one of the two is built to survive being relied on by somebody else.
In Queensland the work is done by a valuer registered under the Valuers Registration Act, and their name and registration number appear on the report. That is what allows a third party to act on it rather than merely read it.
Yes. It is prepared by a valuer independent of your fund, written with SISR 8.02B in mind, and the comparable sales are attached in full rather than summarised, so an auditor can follow the figure back to the evidence it came from instead of taking it on trust.
The valuer who formed the opinion, named with their qualification and registration. Not the model that gathered the evidence, and not an administrator 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 rely on. It is built for deciding, and around here it is mostly bought to test a figure somebody has already been handed. On timing: a signed desktop report usually goes out the same day, and an Automated Market Assessment arrives the next business day.
It speaks as at its effective date rather than open-endedly, so the further you travel from that date the less it describes today. Where the organisation receiving it applies its own currency period, that period is the one that governs, and your adviser will know which. A good deal of the Rockhampton work we do is written to a date years back, where currency is not the 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 chosen to draw enquiry. A valuation reports what genuinely comparable property has settled at. The two part company easily in Rockhampton, where the stock runs smaller than the state around it, so a headline figure built from a wider area is describing bigger buildings than the one being advertised.
A signed desktop report is usually ready the same business day. An inspected report waits on access, and with more than half of Rockhampton tenanted that step often means arranging a time with an occupant rather than with the owner. An Automated Market Assessment arrives the next business day.
No, and the rates notice is the single most common source of the figure people arrive here holding. It generally carries a land value, the ground on its own with nothing standing on it, struck for rating at a date the council chose. A valuation covers the whole property at the date you need it. Two different questions, and in Rockhampton the answers are rarely close.