Most Australians know a property valuer is someone who determines what a property is worth — but when do you actually need one?
While appraisals from real estate agents are great for general guidance, only certified property valuers can provide legally recognised reports accepted by banks, courts, and the ATO.
In this guide, we cover 7 real-life scenarios where hiring a property valuer can save you time, stress, and money — and why their expertise matters.
You’re Applying for a Home Loan or Refinancing
Banks don’t lend based on guesswork — they rely on a formal valuation to assess their risk. If you’re applying for a mortgage or refinancing your home, the lender will request a valuation to determine your loan-to-value ratio (LVR).
Tip: Some lenders arrange their own valuers, but if you’re comparing banks or negotiating a better deal, ordering your own valuation can give you an advantage.
You’re Separating or Divorcing
Dividing property in a family law matter requires a fair and objective valuation of any shared real estate assets. Courts won’t accept informal estimates — they need a formal, written valuation report from a Certified Practising Valuer (CPV).
Tip: In high-conflict cases, each party may hire their own valuer — or a joint valuation can be agreed upon to speed up resolution.
You’re Managing a Deceased Estate
As the executor of a will, you may need to value the deceased’s property to calculate asset distribution, apply for probate, or determine the estate’s total value.
A professional property valuation ensures you meet legal requirements and treat all beneficiaries fairly.
Tip: You can also request a retrospective valuation as at the date of death — which is often needed for tax purposes.
You’re Selling a Unique or Off-Market Property
If you’re selling privately — or your home is unlike others in the area — an independent valuation helps you set a realistic price and avoid underpricing or overpricing.
This is especially useful for:
- Architect-designed homes
- Homes on large or irregular blocks
- Properties with development potential
Tip: Use the valuation to support your asking price and avoid pricing based on emotion or guesswork.
You Need to Report for Capital Gains Tax (CGT)
If you’re selling an investment property or changing its use (e.g., from your home to a rental), you’ll need a valuation to establish a cost base for Capital Gains Tax reporting.
This ensures you don’t overpay on tax — and it protects you if the ATO ever audits your return.
Tip: A retrospective valuation is often needed if records are incomplete or the asset was inherited or gifted.
You’re Reviewing or Growing Your Property Portfolio
Investors and SMSF trustees often require regular valuations for:
- Tracking equity
- Tax planning
- Loan restructuring
- Meeting compliance for Self-Managed Super Funds
A formal valuation gives you a more accurate picture of performance than relying on automated estimates or bank-generated figures.
Tip: Valuation fees are often tax-deductible for investment or SMSF purposes.
You Want Accurate Insurance Coverage
Under-insuring your home can be a costly mistake if disaster strikes. Over-insuring means paying more than you need to.
An insurance valuation assesses the rebuild cost (not the market value) and ensures your home is covered correctly.
Tip: This is especially useful for older homes, properties in bushfire or flood-prone areas, or strata buildings with shared risk.
How to Find the Right Property Valuer
- Choose someone with Certified Practising Valuer (CPV) accreditation via the Australian Property Institute (API)
- Confirm they’re experienced in your suburb and property type
- Ask what’s included in the report and how long it takes (2–5 business days is typical)
- Get a clear quote — standard valuations start from $400–$700
Conclusion
Property valuers don’t just work for banks — they play a key role in legal, financial, and investment decisions that affect your wealth and peace of mind
Whether you’re selling, settling, investing, or insuring, hiring a certified property valuer ensures your decisions are based on facts — not assumptions.
If you want confidence and clarity around your property’s value, a valuer is worth every dollar.