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, with the comparable sales and the reasoning set out beneath it. Where the sales are few, as they often are at the larger end of Caloundra, the reasoning is doing more of the work and the report should show that rather than hide it.
An appraisal costs nothing, is offered while an agent is trying to win the listing, and carries no signature. A valuation is prepared independently of any sale, answers for a stated date, is evidenced by settled sales and is signed by the valuer who formed the view.
In Queensland, a valuer registered under the Valuers Registration Act, with the registration number printed alongside the name. That is what lets an accountant, an auditor or the Queensland Revenue Office rely on a figure they had no hand in reaching.
Yes. A valuer independent of your fund prepares and signs it, SISR 8.02B is the standard it is written to, and the comparable sales are attached rather than summarised, so an auditor can follow the figure back to its evidence. On a Caloundra fund asset that sits above most of the local market, the number of sales behind the figure is stated plainly rather than left to be inferred.
The valuer who formed the opinion, named with their qualification and registration number. Not the model that gathered the evidence, and not an administrator in their place. Where the peers are few, the judgement being signed for is a real one. (from $550).
No. It is unsigned, which leaves nothing for an auditor, an accountant or a revenue office to rely on. Use it to decide. Timing: signed desktop reports usually go out the same business day, and an Automated Market Assessment lands the next one.
It is effective as at its date rather than open-endedly. Where the organisation receiving it applies a currency period, that period is what counts, and your adviser will know which. Plenty of the Caloundra work is written to a date years back, where currency is not the question and what matters instead is how many comparable sales existed in that year.
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 set to attract interest. A valuation reports settled evidence. In Caloundra the gap widens at the larger end, where a campaign can name a figure that no local sale has actually tested.
A signed desktop report is usually ready the same business day. Where the property sits above most of the Caloundra market and the peers have to be found further out, the valuer says so at the start rather than at the end. An Automated Market Assessment arrives the next business day.
No. A rates notice generally carries a land value, which is the ground on its own with nothing standing on it, struck for rating at a date the council picked rather than the one you need. A valuation covers the whole property at your date, which is why the two are almost never the same number.