If you’ve ever bought, sold, refinanced, or inherited property in Australia, you’ve likely come across the term property valuer. But what exactly do property valuers do, and when should you hire one? In this article, we break down the role of a property valuer, when you might need one, how they differ from real estate agents, and how they help protect your financial and legal interests.
What Is a Property Valuer?
A property valuer is a qualified professional who determines the current market value of real estate.
Their role is to provide a formal, independent, and legally recognised valuation report — based on physical inspection, recent sales data, and property-specific analysis.
In Australia, certified property valuers must hold:
- Certified Practising Valuer (CPV) status via the Australian Property Institute (API), or
- Accreditation through the Royal Institution of Chartered Surveyors (RICS)
These credentials ensure that the valuer adheres to professional, legal, and ethical standards.
When Do You Need a Property Valuer?
Property valuers are required in several key real-life situations:
Buying or Selling a Home
A valuer gives an independent market value — helping buyers avoid overpaying and sellers set a realistic price, especially for private sales or unique properties.
Refinancing a Mortgage
Banks need formal valuations to assess loan-to-value ratios (LVRs) and determine how much you can borrow.
Family Law Settlements
During a divorce or separation, a property valuer helps ensure fair asset division, often used as evidence in court.
Capital Gains Tax (CGT)
Selling an investment property? You may need a valuation to establish a cost base or calculate taxable gain — especially for inherited or converted properties.
Probate and Deceased Estates
Executors require a property’s valuation to administer the estate and satisfy legal or tax obligations.
Self-Managed Super Funds (SMSFs)
SMSF trustees need annual property valuations to remain ATO-compliant and accurately report fund performance.
Insurance Purposes
A valuer can assess rebuild cost for accurate insurance coverage, especially in disaster-prone regions.
Property Valuation vs Real Estate Appraisal
| Feature | Property Valuation | Agent Appraisal |
| Conducted by | Certified valuer (CPV or RICS) | Real estate agent |
| Legally recognised | ✅ Yes | ❌ No |
| Used by banks, courts, ATO | ✅ Yes | ❌ No |
| Cost | $400–$700+ | Usually free |
| Objectivity | Fully independent | Often sales-driven |
Key takeaway: If you need a report for legal, financial, or tax matters — a valuation is essential. An agent’s estimate won’t hold up in court or with your lender.
What Does a Property Valuer Assess?
During a typical residential property valuation, the valuer will:
- Inspect the property (interior and exterior)
- Measure land size, layout, and improvements
- Review condition, maintenance, and finishes
- Identify renovations, additions, or damage
- Consider local zoning, overlays, and infrastructure
- Analyse recent comparable sales in the area
They then apply a valuation method such as:
- Direct comparison (most common for homes)
- Summation (land + building replacement cost – depreciation)
- Capitalisation of income (used for investment properties or commercial assets)
What Influences a Property’s Value?
Valuers consider a wide range of factors, including:
- Location and suburb performance
- Land size and development potential
- Condition and presentation of the dwelling
- Proximity to transport, schools, and amenities
- Comparable recent sales and market demand
- Planning regulations and local overlays
How Much Does a Property Valuation Cost?
| Property Type | Typical Cost (AUD) |
| Standard residential home | $400–$700 |
| Prestige or rural property | $800–$1,500+ |
| Commercial or industrial | Custom quoted |
| Retrospective (for CGT/probate) | Slightly higher due to historical data |
Some banks cover valuation fees for refinancing purposes. Always request a quote upfront.
How to Choose a Property Valuer
- Ensure they are API (CPV) or RICS accredited
- Choose a valuer with experience in your suburb and property type
- Confirm their report format meets your needs (bank, legal, SMSF, ATO, etc.)
- Ask about turnaround time (2–5 business days is standard)
- Check if they offer retrospective valuations, if needed
Conclusion
Property valuers play a critical role in real estate, finance, law, and tax across Australia. They provide objective, independent valuations that help people make smarter, safer property decisions.
Whether you’re buying your dream home, navigating a family law matter, or planning for retirement, a certified property valuer brings accuracy, compliance, and peace of mind.