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. The day is not a formality: two dates a few months apart can carry different figures, and the report answers for one of them only. In a market as active as Burleigh Heads that gap opens faster than most people expect.
An appraisal is a free selling estimate handed over while an agent competes for a listing, unsigned and aimed at the weeks ahead. A valuation is independent of any sale, speaks as at one stated day, rests on settled sales and is signed by the valuer who reached it.
In Queensland, a valuer registered under the Valuers Registration Act. Registration and name both appear on the report, and that is what lets somebody other than you act on the figure.
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. Where a Burleigh Heads asset was bought part way through the year, the report makes plain that it answers to the reporting date and not to the acquisition.
The valuer who formed the opinion, named with their qualification and registration number. Not the model that assembled the comparable sales, and not anyone acting for them. The signature stands behind the date as much as the figure..
No. It carries no signature, so there is no independent opinion in it for an auditor, an accountant or a revenue office to act on, and it speaks to now rather than to a nominated day. It is for deciding. A signed desktop report usually goes out the same day and an Automated Market Assessment arrives the next business day.
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. Burleigh Heads transacts often enough that a figure a year old is describing a different market from the one outside.
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, and it is aimed at the weeks ahead. A valuation reports what had already settled by a stated day. In Burleigh Heads there is usually plenty that had, which is why the two can be compared honestly.
A signed desktop report is usually ready the same business day. The step that holds things up in Burleigh Heads is not the evidence but the date: there are usually plenty of settled sales, and until the exact day is named there is nothing to hold them to. An Automated Market Assessment arrives the next business day.
No. A rates notice generally carries a land value, the ground on its own with nothing built on it, struck for rating at a date the council chose rather than the one you need. A valuation covers the whole property at your day.