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. It also states what was valued, which matters more in Randwick than people expect, because two properties described the same way can include quite different things.
An appraisal is a free selling estimate offered while an agent competes for a listing, and nobody signs it. A valuation is independent of any sale, effective as at a stated date, evidenced by settled sales and signed by the valuer who reached it. An appraisal is written to win a listing; a valuation has to hold up when somebody checks the working.
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. (from $550).
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 reads the fields a sales record carries, and in Randwick the thing that most often separates two properties is not in any of them.
It is effective as at its date rather than open-endedly. Where the organisation receiving it applies a currency period, that period is what governs and your adviser will know which. Worth noting separately that a report describes what the property included on its date, so if that has since changed the report has not followed it.
Yes. $169 for signed desktop reports, $79 for Automated Market Assessments. Inspection valuations start at $550, with the exact price confirmed at checkout before you pay, never after.
An advertised price is a marketing position, often a range set to attract interest. A valuation reports settled evidence. In Randwick the two also part company over what is included, because an advertisement can describe a space in a way the documents do not support and only one of the two documents has to be defensible.
A signed desktop report is usually ready the same business day. An inspected report waits on access, and on a Randwick property it can wait a little longer where a space has to be located and looked at as well. 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, including whatever comes with it, which is the part of a Randwick property a rating figure never reaches.