A CGT valuation establishes a property’s market value at the date a capital gains tax rule needs it. If the value is wrong — or unsupported — the tax outcome can be challenged years later, when good evidence is hardest to find.
When a CGT property valuation is needed#
- The 1 July 2027 cost base reset. Property held on 30 June 2027 (individuals, trusts, partnerships) is treated as sold just before 1 July 2027 at its market value at the end of 30 June 2027, and reacquired on 1 July 2027 for that amount under the 2026 reform, now law (Treasury Laws Amendment (Tax Reform No. 1) Act 2026). Establishing that value is a choice: you can either obtain a market valuation as at the end of 30 June 2027, or use the Treasurer’s apportioning method (a formula set by legislative instrument under s 112-185, still an exposure draft). A dated valuation is the cleanest evidence of the new cost base, but it is not the only route — reserve a 1 July 2027 valuation.
- Your home starts earning income. When a main residence first becomes a rental, the cost base can reset to market value at that date.
- Inherited property. Market value at the date of death often sets the beneficiary’s cost base — see deceased estate valuations.
- Gifts and related-party transfers. Transfers between family members or related entities are generally assessed at market value, not the price paid.
- A past date you missed. A retrospective valuation can establish market value at a date that has already passed.
What the ATO expects from market value evidence#
The ATO’s market-valuation guidance looks for an objective, supportable valuation: comparable sales evidence, a clear methodology, and a qualified, independent valuer. An online estimate or an agent’s appraisal is rarely strong evidence on its own. Our signed reports are prepared by a qualified valuer to that ATO-acceptable standard — there is no “ATO-approved” valuation; no such status exists.
Desktop or on-site?#
A CGT figure can be tested by the ATO years later, so an on-site valuation (from $646) — a full inspection, inside and out — is what we recommend. A desktop assessment (from $279) involves no inspection, so it cannot see condition or improvements and is not a full valuation; it suits lower-stakes purposes such as updating an earlier report. See the full comparison of desktop vs on-site valuations, or tell us the purpose and we’ll recommend the right pathway with a fixed price.
Common questions#
Do I need a valuation every time I sell?
Can I use my council or land tax valuation?
How long should I keep the report?
What does it cost?
Related guides: retrospective valuations · desktop vs on-site · deceased estates.
General information only — not tax, financial or legal advice. The signed valuation is provided by a qualified valuer.