If yours is not below, ask a real valuer and a valuer picks it up.
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. In a small market the reasoning carries most of the weight, because the evidence rarely lines up neatly with the day you were asked about and somebody has to bridge the difference and show their working.
An appraisal is a free selling estimate offered by an agent hoping for the listing, and no one signs it. A valuation has nothing to do with a sale, is effective as at a stated date, is supported by settled sales, and is signed by the valuer who reached the opinion.
In New South Wales, 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 reached the opinion, named with their qualification. Not the model that gathered the evidence, and not anyone signing in their place..
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. It is for deciding. In a market the size of Austral it is also worth reading the range it returns rather than the middle of it, because the width tells you how much recent evidence there was. On timing: 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. In a small market a report can also be overtaken by a single run of sales, so a figure that looked settled six months ago may now have evidence behind it that did not exist then.
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. A valuation reports settled evidence. In Austral the two also part company because a campaign can lean on what has been announced for the area, while a valuation reports only what has already been paid.
A signed desktop report is usually ready the same business day. An inspected report waits on access and on travel, since Austral is on the outer edge of the metropolitan area. 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. A valuation covers the whole property at the date you need it. Around here the land value also tends to move on its own timetable, which is another reason the two figures rarely sit close together.