Capital Gains and Turning Your Home Into an Investment Property
When you move out of your Sydney or Melbourne home and start renting it, you trigger a Capital Gains Tax event. A CGT valuation at the "first rented" date establishes your property's market value and becomes the cost base for future tax calculations. This article explains when you need a change-of-use valuation, how the process works, why certified valuers are essential for ATO compliance, and practical steps to protect your investment.
What is a retrospective property valuation?
A retrospective property valuation determines the market value of a property at a specific past date, not today. Commonly required for Capital Gains Tax, family law settlements, probate, and estate matters, retrospective valuations use historical market data and comparable sales to reconstruct a property's value at a critical date. Learn how they work, when you need one, and why certified valuers are essential for Sydney and Melbourne properties.
Australian Property Market Update: Early 2026 Shift
The Australian property market is shifting in early 2026. Sydney and Melbourne have recorded their first monthly price drops in a year, while Perth and Brisbane continue to rise. This update breaks down the latest market movements, explains why affordability is cooling the big cities, and highlights why professional valuations are critical in a changing market for investors and homeowners alike.
CGT valuations for inherited property in Sydney and Melbourne
Inheriting property in Sydney or Melbourne often comes with Capital Gains Tax (CGT) obligations when you eventually sell. To calculate your tax correctly, the ATO requires a market value at a specific date—often the date of death. This article explains when you need a retrospective CGT valuation for inherited property, how the valuation process works for deceased estates, and why using a certified valuer protects you from paying more tax than necessary.
DHA rental reviews: how an independent valuer can help investors object to rent
Defence Housing Australia (DHA) investors benefit from long leases and guaranteed rent—but what happens when a DHA rental review comes in lower than expected? Many landlords object using an independent rental valuation from a certified valuer. This article explains how the DHA rent review process works, when you can challenge the outcome, and how a professional DHA rental valuation helps you build a stronger case for fairer market rent.
What investors need to know about CGT valuations in Sydney and Melbourne
Property investors in Sydney and Melbourne selling investment properties must report capital gains tax using objective market valuations. A professional CGT valuation from a certified valuer provides ATO-compliant evidence of your property's market value, supports accurate tax reporting, and helps you claim eligible discounts. Learn when valuations are needed, how they work, and why they're essential for investment decisions.
Interest rates and the impact on property values in 2025
The RBA's measured interest rate cuts in 2025—dropping from 4.1% to 3.6%—have reignited buyer confidence in Sydney and Melbourne. With improved affordability and greater purchasing power, demand has surged and property values are rising. This article explains how rate cuts affect buyer behaviour, investment returns, and why now is the ideal time for owners and investors to obtain a professional property valuation for refinancing, CGT, SMSF, or pre-sale pricing strategy.
How Government Assistance is Shaping the Sydney and Melbourne Property Markets
Government schemes like the Home Guarantee and Help to Buy are reshaping Sydney and Melbourne property markets in 2025. With higher price caps ($1.5M in Sydney, $950k in Melbourne) and expanded eligibility, demand is rising in entry-level suburbs. This article explains how these programs work and why professional property valuations for pre-purchase, CGT, and SMSF compliance are essential for navigating today's competitive market.
Melbourne Property Market: Unit Market Gains Momentum
Melbourne's unit market is gaining momentum in 2025, with 3.6% forecast growth and strong demand in Southbank, CBD-Core, Huntingdale, Clayton, and Docklands. Units are outperforming houses due to affordability, population growth, and infrastructure upgrades. Now is the time for owners and investors to obtain a professional property valuation to ensure they capture true market value for refinancing, tax planning, or sale.
Sydney Property Market Update: Which Suburbs Are Putting Prices Up?
Sydney's property market is running firm through spring 2025, with median values up 0.7% in October and clearance rates above 73%. Western and south‑western suburbs—Mount Druitt, Marrickville, St Marys, Liverpool, Bankstown—are leading price growth, while premium markets remain stable. Now is the time for owners and investors to obtain a professional market valuation to ensure they are not leaving value behind.
Why Property Values in Australia Keep Rising
Home values keep rising on tight supply and strong demand, especially in Melbourne’s high‑tenancy corridors like Werribee, Tarneit, Cranbourne and Epping. This article explains why prices are lifting and how to respond: when CGT valuations are required, how SMSF valuations work in fast‑moving markets, and why pre‑purchase and pre‑sale valuations protect decisions and pricing.
Property investing and why you need to know about CGT in Melbourne
Investor‑heavy Melbourne suburbs like Werribee, Tarneit, Cranbourne and Epping offer strong rental demand—and a clear need to get CGT right. This guide explains how CGT works for investment properties, why a retrospective CGT valuation may be required, and how local evidence (lot size, incentives, amenity and supply) shapes a defensible ATO‑aligned report your accountant can use.
Stamp Duty Property Valuation Process – Step by Step Guide
A certified stamp duty (transfer duty) valuation guides non‑arm’s‑length and off‑market transfers, gifts, and related‑party transactions. This step‑by‑step guide covers scoping the purpose/date, documents, inspection, comparable sales analysis, receiving an evidence‑based report, and lodging with the revenue office—so you pay the correct duty, avoid delays, and keep your transfer on schedule.
Family Law Court vs. Mediation: What's the Difference in Valuation Reports?
In family law, the type of property valuation report you need depends on your path to resolution. A valuation for Family Law Court is a formal, legally binding document prepared by a single expert witness to serve as evidence for a judge. In contrast, a valuation for mediation is a collaborative tool designed to facilitate negotiation and settlement outside of court. Understanding these key differences is crucial for a smooth process.
Stamp Duty Valuation vs. Market Value Report: What’s the Difference?
Are a stamp duty valuation and a market value report the same? Not at all. A stamp duty valuation is a legally required, evidence-based report for tax purposes, essential for transfers between family or in off-market sales. In contrast, a market value report is a more general appraisal used for sales or lending. Using the wrong one can lead to costly delays and ATO penalties. This guide explains the key differences.
ATO CGT Valuation Requirements Explained
To stay compliant with Capital Gains Tax (CGT), your property valuation must meet strict ATO standards. This guide explains the official requirements, including who is authorised to prepare a CGT valuation and what must be included in the report. Learn why a real estate appraisal won’t suffice and how a certified, evidence-based valuation from an API-accredited valuer protects you from audits and penalties.
How to Reduce Stamp Duty Costs With an Independent Valuation
Stamp duty can be a major expense, but many property owners overpay. An independent property valuation can legally reduce your stamp duty costs. By establishing the true market value, particularly in off-market or related-party sales, a certified valuation ensures you don’t pay tax on an inflated price. This guide shows how strategic use of an API-accredited valuer can provide significant savings.
CGT Valuation Cost in Melbourne vs Sydney: What to Expect
The cost of a CGT property valuation can vary across regions, property types, and report complexity. Here’s what to expect for your Melbourne or Sydney investment property—and what makes a valuation worth the price.
Top Mistakes to Avoid With CGT Property Valuations
Avoid costly Capital Gains Tax (CGT) mistakes on your investment property. Many investors overpay tax due to simple errors like miscalculating the cost base, using non-compliant appraisals from agents, or poor record-keeping. These pitfalls can trigger ATO audits and reduce your returns. Our guide explains the top CGT valuation mistakes and shows you how to ensure your report is accurate and compliant. Learn to protect your investment and navigate CGT with confidence.
Stamp Duty Valuation vs. Market Value Report: What’s the Difference?
Stamp duty valuations and market value reports look similar but serve different purposes. Stamp duty valuations meet strict legal criteria for tax transfers, while market reports are general appraisals for sales or lending. Using the correct report avoids costly penalties and delays.