If yours is not below, ask a real valuer and somebody who signs reports answers.
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. The second half matters as much as the first: in Hawthorn the number of sales genuinely available to support a figure varies enormously across one suburb, and a report that hides that is telling you less than it appears to.
An appraisal is a free, unsigned selling estimate given while an agent competes for the listing. A valuation is independent of any sale, effective as at a stated date, evidenced by settled sales and signed. The appraisal rarely says what it was built from. The valuation has to, which is the whole point of it.
In Victoria, 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 formed the opinion, named, with their qualification beside it. That matters most where the evidence is thin, because then the opinion is doing more of the work than the arithmetic is..
No. Nothing in it is signed, so there is no independent opinion for an auditor, an accountant or a revenue office to stand on. It is also strongest where settled sales are plentiful, which in Hawthorn is true of some addresses and not of others. Use it to decide, not to report. On timing: a signed desktop report usually goes out the same day, and an Automated Market Assessment the next business day.
It is effective as at its date rather than open-endedly. Where the recipient applies a currency period, that period governs, and your adviser will know which. Where an address has few near matches, a figure also ages differently, because a single new sale nearby can be a large part of the available evidence.
Yes. $169 for signed desktop reports, $79 for Automated Market Assessments.
An advertised price is a marketing position, often a range set to draw interest. A valuation reports settled evidence. The gap tends to be widest around the scarcer Hawthorn properties, where there is little recent settled evidence to anchor a campaign and a good deal of room to describe the property in whatever terms suit it.
A signed desktop report is usually ready the same business day. An inspected report waits on access, which is the step that sets the timeline. Thin evidence does not slow the report down; it changes what the report has to argue, not how long it takes. An Automated Market Assessment arrives the next business day.
No. A rates notice carries a figure struck for rating at a date the council chose, for a purpose that is not yours, and it does not tell you what evidence sat behind it. A valuation covers the property at the date you need, and names the sales it relied on so you can see how much there was.