What is a CGT property valuation?
A capital gains tax property valuation is an assessment of a property’s market value at a specified date for use in a tax matter. The valuer provides the value and supporting reasoning. Your accountant determines how that information applies to your tax position and calculates any capital gain or tax payable.
Confirm the valuation date first
The date being valued may differ from the date you order the report. Ask your accountant or tax adviser to confirm the relevant date and instructions before commissioning a valuation. If you need a value from the past, request a retrospective property valuation.
What does the report assess?
The scope is agreed for the property and intended use. It should identify the property, valuation date, purpose, assumptions, available evidence and reasoning behind the value. Historical assignments need evidence relevant to the property and market at the date being assessed.
- The assignment: the property interest, intended users, valuation purpose and date.
- The assessment: the property information, relevant market evidence, method and assumptions.
- The conclusion: the value opinion and the reasoning that supports it, together with any limitations.
Information to prepare
- The property address, property type and ownership information.
- Your accountant’s instructions, required valuation date and intended recipient.
- Purchase documents and any previous valuation reports.
- Plans, photographs and records showing the property’s condition at the relevant date.
- Details of renovations, additions, leases or other material changes.
- Your deadline and inspection access details if an inspection is required.
Choosing the report format
The valuer considers the evidence, property and assignment when deciding on the appropriate scope. Compare desktop, short form and full valuation reports, then confirm which approach suits your instructions. A document prepared for another purpose may not meet the current requirements.
Fees and delivery
The fee and timing depend on the property, required date, complexity, evidence and inspection needs. Provide the instructions when requesting a quote so the scope and expected delivery can be confirmed before work begins.
Prepare the historical evidence, not just the address
Hypothetical example: your accountant requests a value at 30 June 2021, and a renovation took place in 2023. Supply records showing the property before the renovation and identify the later work separately. Today's photographs alone may describe a different building.
Label each document with its date and what it shows: floor plan, lease, condition report, renovation invoice or photograph. Ask your accountant to confirm the valuation date in writing. The example illustrates how to prepare a brief; it does not establish a tax entitlement or a property value.
Frequently asked questions
Who prepares the CGT valuation report?
The appointed valuer prepares the property valuation. Propti coordinates the enquiry and report arrangements. Your accountant confirms the tax instructions and assesses how the valuation applies to your tax position. Confirm the valuer’s name, qualifications and agreed scope before proceeding.
How long does a CGT valuation take?
Delivery depends on the property, valuation date, available evidence and any inspection. Historical research or missing records can add time. Include your deadline with the enquiry and confirm expected delivery before proceeding.
Does a CGT valuation calculate my capital gains tax?
No. It provides a market value for the agreed date and purpose. Your accountant assesses the tax treatment and calculates any capital gain and tax payable.
Can you value a property at a date in the past?
A retrospective valuation assesses historical market value, subject to sufficient evidence. Tell us the required date and provide records of the property’s condition, improvements and use at that time.
Can I use an online estimate or agent appraisal?
Confirm the required evidence with your accountant and intended recipient. An online estimate, agent appraisal and professional valuation differ in their scope and supporting evidence.
Is a report guaranteed to be accepted?
No provider can guarantee the outcome of a review by a tax authority or other recipient. Agree the purpose, required evidence and instructions before ordering, and retain the documents supporting the assessment.
Is this the same as a depreciation report?
No. A CGT-purpose valuation assesses market value at a particular date. A tax depreciation report documents building costs and assets for tax reporting. Your accountant can help identify which information you need.
Explore property valuation services
Return to property valuations to compare purposes and formats, or request a quote with your property details and adviser’s instructions.
What to look for in your valuation report
This is a guide to reading a report. The agreed assignment determines its actual contents.
| Section | What it explains |
|---|---|
| Instructions and valuation date | The property, purpose, intended users and date the value relates to. |
| Property and evidence | The property condition, inspection scope and market evidence considered. |
| Assessment and assumptions | The valuation approach, assumptions, limitations and value conclusion. |