What is a unit entitlement valuation?
A unit entitlement valuation assesses lot values or relative values where valuation evidence is required for an entitlement allocation or review. The assessment must address the relevant jurisdiction, schedule and instructed valuation basis.
This service focuses on valuation evidence for existing schemes, proposed reallocations and disputes. For reporting during establishment of a new scheme, visit strata entitlement scheme reports.
Define the question the valuation must answer
An owner's concern about a levy does not establish that the entitlement schedule is incorrect. The enquiry needs to distinguish the existing schedule, how a charge has been calculated, the basis for a proposed change and whether valuation evidence is relevant.
Your strata or legal adviser can identify the applicable process and instructions. If the report is for a tribunal, court or mediation, provide the specific requirements before commissioning it. A general property valuation may not answer the required entitlement question.
What does the valuer assess?
Where the instructed basis requires a comparison of market values, the analysis may consider:
- Lot area, layout, permitted use and accommodation.
- Position, aspect, outlook and access.
- Parking, storage and relevant rights.
- Condition and improvements at the relevant assessment date.
- Comparable evidence, assumptions and differences between lots.
The valuation date matters. A review concerning an earlier allocation may require information about the property and market at that earlier time, rather than current conditions.
Jurisdiction and reporting scope matter
Do not assume every entitlement schedule is based solely on market value. Queensland's lot entitlement guidance, for example, distinguishes contribution and interest schedules. The brief needs to identify which schedule is being considered.
The report should state its purpose, evidence, reasoning, assumptions and limitations. A valuation is evidence for the relevant process; it does not decide the dispute or guarantee an order changing entitlements.
Prepare documents and request a quote
Provide the registered plan, current entitlement schedule, relevant scheme documents, previous valuations, correspondence identifying the issue and any formal directions. Include the number of lots, location, access arrangements and required valuation date.
Fees reflect scheme complexity, historical research, inspections, reporting instructions and any separately agreed attendance or supplementary work. Request a unit entitlement valuation quote with the documents available.
Frequently asked questions
Can I order a valuation for only my apartment?
A valuation of one apartment may not provide the comparisons needed for an entitlement review. The reporting professional should confirm which lots and evidence must be assessed.
Will a higher market value always mean higher levies?
No. The relationship depends on the applicable schedule and how the particular expense is allocated. Confirm those arrangements with your strata adviser.
Can the report be used in a tribunal or court?
Potentially, if the appointment and report meet the specific instructions and procedural requirements. Explain the proceeding before booking; acceptance cannot be promised.
Can the report cover a historical date?
A retrospective assessment may be possible if sufficient evidence is available. Provide earlier plans, photographs and records of any changes to the lots.