An online AVM estimate is not the same as a professional market valuation. Where reliable, defensible market value evidence is required, we recommend obtaining an independent valuation from a suitably qualified professional. A professional valuation provides documented evidence of the property’s market value at a specific date, supported by relevant property information and market evidence.
100% Coverage
HTW API-accredited valuers service every postcode nationwide
2–4 Days
Average turnaround for a full residential valuation report
Independent Professional Valuation
Reports written to withstand ATO, SMSF and lender scrutiny
Cost Base Valuations • Capital Gains Tax
CGT Valuations have never been so important
From 1 July 2027, significant CGT changes may make establishing a property’s market value immediately before 1 July 2027 an important consideration for owners of eligible assets acquired before that date. Where a property has experienced significant capital growth, we strongly recommend obtaining independent professional valuation evidence.
A professional market valuation provides independent, documented evidence of a property’s market value immediately before 1 July 2027 and is important when determining how the capital gain is allocated between the relevant periods.
Getting an accurate, defensible valuation now protects you from potentially overpaying tax later. Herron Todd White’s accredited valuers are ready to help, any asset type, any where in Australia.
The 2026 Budget change
Why the valuation decision matters
Two methods. Very different outcomes.
Property markets don’t grow in a straight line. A property might experience strong growth in one period and much slower growth in another.
For properties held across 1 July 2027, establishing the value at that date matters because it determines how much of the eventual capital gain falls into each tax period.
There are two approaches:
Method 1
ATO Formula
A calculation that estimates the property’s 1 July 2027 value based on its growth over the holding period.
Method 2
Full Market Valuation
An independent valuation that establishes the property’s actual market value as at 1 July 2027.
If a property experienced stronger growth before 1 July 2027 than afterwards, the two approaches can produce materially different baseline values — and therefore different taxable outcomes.
Here’s a simple example
Assume an investment property was purchased for $1 million, has an actual market value of $2.4 million at 1 July 2027, and is eventually sold for $3.5 million.
For illustration, assume the ATO formula produces a 1 July 2027 baseline value of $2 million.
SCENARIO | ATO FORMULA | FULL MARKET VALUATION |
|---|---|---|
Purchase price | $1,000,000 | $1,000,000 |
1 July 2027 value used | $2,000,000 | $2,400,000 |
Phase 1 gain — before 1 July 2027 | $1,000,000 | $1,400,000 |
Phase 1 taxable — after 50% discount | $500,000 | $700,000 |
Sale price | $3,500,000 | $3,500,000 |
Phase 2 gain — after 1 July 2027 | $1,500,000 | $1,100,000 |
Less: assumed inflation indexation* | ($240,000) | ($288,000) |
Phase 2 taxable | $1,260,000 | $812,000 |
Total taxable profit | $1,760,000 | $1,512,000 |
That’s a $248,000 difference in taxable profit.
The property’s overall gain hasn’t changed. What changes is how much of that gain is attributed to each side of 1 July 2027.
In this example, the full market valuation establishes that more of the property’s appreciation occurred before the cut-off. That places more of the gain in Phase 1, where the existing 50% CGT discount applies, and reduces the amount falling into Phase 2.
The takeaway: if your property has experienced significant growth before 1 July 2027, establishing its actual market value at the cut-off could make a material difference to your future tax position.
*Example for illustrative purposes only. The example assumes 12% inflation indexation for the post-1 July 2027 period to demonstrate the calculation methodology used in the referenced worked example. Actual indexation, taxable gains and tax outcomes will depend on the final legislation and individual circumstances. This information is general in nature and does not constitute tax or financial advice.
A bank estimate or AVM isn’t a Market Valuation for tax purposes
Automated online estimates are built from historical sales data and re-rate whenever an algorithm updates — which means the number you screenshot today may read differently in six months. Online estimates and automated valuation models (AVM) should not be treated as a substitute for a professional valuation where reliable, defensible market value evidence is required.
A certified valuation is dated, signed, and built on verified comparable sales as at a specific day. It’s the same standard your accountant, your bank and the ATO already work to — so it holds up if anyone ever asks.
Pricing
Choose the level of evidence you need
Every report is prepared by a qualified valuer and formatted for your accountant, your lender, or the ATO.
Desktop Property Value Assessment (Residential)
An independent desktop assessment of property value without an onsite inspection.
A Registered Property Valuer assesses the property using available property information, recent comparable sales and relevant market evidence.
Because an onsite inspection is not undertaken, this service provides a value assessment rather than a full market valuation and may not be suitable where a formal valuation report is required for taxation, legal, lending or other purposes.
Turnaround: 1 business day
From $149^
Full Market Valuation (Residential)
Recommended for Taxation Purposes
A comprehensive market valuation supported by an onsite property inspection.
A Registered Property Valuer attends the property to assess its condition, accommodation, improvements, features and other characteristics that can influence its market value.
The valuer then considers the inspection findings alongside comparable sales and relevant market evidence to determine an independent market value as at the required valuation date.
This option provides the most comprehensive assessment and is designed for property owners requiring a detailed and defensible valuation report for ATO and taxation purposes.
Turnaround: 2–4 business day
From $395^
Commercial Property Valuation
Specialist valuation expertise for commercial, agribusiness and complex property.
Our commercial valuation service provides an independent assessment tailored to the property, its use and the relevant market.
A specialist valuer reviews the asset and applicable market evidence, with an onsite inspection undertaken where required. The resulting report is prepared specifically for the property and the purpose of the valuation.
Valuations are available across a broad range of asset classes, including office, retail, industrial, commercial, agribusiness and specialised property.
Speak with our team to discuss your property, valuation requirements and expected turnaround time.
Pricing by Quotation^
^Pricing & Valuation Disclaimer
Prices shown are inclusive of GST and are starting prices only. Final pricing may vary depending on the property type, location, complexity, valuation purpose and information required. Quoted turnaround times are estimates and may vary depending on property access, valuer availability and the complexity of the assessment. Valuations are prepared by Registered Property Valuers based on the information, market evidence and property data available at the relevant valuation date. Where a valuation is required for taxation or ATO purposes, acceptance of a valuation or valuation methodology by the Australian Taxation Office is not guaranteed. Customers should obtain independent tax, legal or financial advice regarding their individual circumstances. Commercial and specialist property valuations are individually quoted.
How it works
A Defensible Professional Market Valuation, in Four Steps
No one can know how a property will appreciate between now and the day it sells. Getting the valuation locked in early means the record exists no matter when you eventually decide to sell.
STEP 1
Enquiry & scope
Tell us the property type — residential, commercial, SMSF-held or trust-owned — and the purpose of the valuation.
STEP 2
Inspection
A qualified valuer inspects the property and gathers comparable sales evidence as at the relevant date.
STEP 3
Certified report
You receive a signed professional valuation report documenting the assessed market value and supporting valuation evidence.
STEP 4
Lodge with confidence
Hand the report to your accountant to compare both methods and lodge using whichever is more favourable.
Who this is for
Any investment property with a gain to protect
Residential investors
Rental houses and units held for capital growth, especially those bought well before 2027.
Commercial owners
Offices, retail and industrial property where valuation evidence is harder to source informally.
SMSF trustees
Fund-held property where a defensible valuation supports both CGT and compliance reporting.
Trusts & estates
Ownership structures approaching succession, sale or restructure over the next few years.
Further Reading
CGT Tax Reform: Guide to Valuations
Explore the key CGT changes and what they mean for property owners, including when a valuation may be important and how independent valuation evidence can support your tax position.
Video on Demand
CGT Tax Reform Webinar
Hear from property and tax professionals on the CGT changes, what they mean for property owners and investors, and when professional valuation advice may be important.
Frequently Asked Questions • FAQs
What are investors asking
Why won’t an online AVM estimate work for CGT purposes?
Can you value a property retrospectively?
Yes. We can provide a valuation as at a past date, such as a purchase date, inheritance date, or when a property first became an investment. The valuation is based on relevant historical property information and market evidence available for the valuation date. Speak with your accountant or tax adviser to confirm the appropriate valuation date and whether a retrospective valuation is required for your circumstances.
Does this apply to my main residence too?
Your main residence is generally exempt from CGT if it has been your home. However, CGT may apply in some circumstances, including where you have used the property to produce income, moved out and rented it, or the land is larger than 2 hectares. Speak with your accountant or tax adviser to determine whether these rules apply to your circumstances and whether a valuation is required.
My property is held in an SMSF — do I still need one?
SMSF-held property may require an independent valuation for compliance and taxation purposes. A Full Market Valuation provides documented evidence of the property’s market value and can support your SMSF’s valuation and CGT reporting requirements.
What’s the difference between a Desktop Property Value Assessment and a Full Market Valuation?
A Desktop Property Value Assessment (Residential) is prepared using available property information and comparable sales, without a physical inspection. It is a faster, lower-cost assessment of the property’s value.
A Full Market Valuation (Residential) includes a physical inspection of the property and provides a more comprehensive assessment supported by detailed property and market evidence. It is the recommended option where a formal valuation is required for taxation purposes.
Get your valuation date on record before it’s too late to choose.
Protect your position with a 1 July 2027 valuation. Get an independent valuation of your property today.
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