If yours is not below, ask a real valuer and a valuer picks it up.
A 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 a suburb's properties are as alike as Paddington's, most of that reasoning is about position, and the report shows you which sales were treated as genuinely comparable and why.
An appraisal is a free selling estimate, given while an agent is still competing for the listing, and unsigned. A valuation is prepared independently of any sale, holds as at a stated date, cites the settled sales it relies on, and carries the name of the valuer who reached it.
In New South Wales, a valuer with the professional qualification and standing to have their opinion relied on. Their name and credentials appear on the report, which is exactly what allows a third party to act on it.
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.
The valuer who reached the opinion, named with their qualification. Not the model that gathered the evidence, and not anyone signing in their place..
No. Nothing in it is signed, so an auditor, an accountant or a revenue office has nothing to rely on. Use it to decide. On timing: a signed desktop report normally goes out the same day, and an Automated Market Assessment lands the next business day.
As at its effective date, rather than indefinitely. Some organisations apply their own currency period to a valuation they receive, and where they do, that period is what counts. Your accountant or solicitor will know which applies, and ordering close to when the figure is needed usually avoids the question.
Yes. $169 for signed desktop reports, $79 for Automated Market Assessments.
An advertised price is a marketing position, often a range set to attract interest. A valuation reports settled evidence. Paddington makes the gap easy to open, because a campaign can point at a sale that looks like the same property and sits on a street the market treats quite differently.
A signed desktop report is usually ready the same business day. An inspected report waits on access being arranged, and a valuer walking a Paddington street will want to see the position as well as the property. An Automated Market Assessment arrives the next business day.
No. A rates notice generally carries a land value, meaning the ground on its own with nothing built on it, struck for rating at a date the council chose. A valuation covers the whole property at the date your obligation falls. Two different questions, and the answers rarely line up.