If yours is not answered below, ask a real valuer and a valuer takes it.
A valuer's signed opinion of what a property was worth on one nominated day, set out with the comparable sales and the reasoning that produced it. The day is not incidental: it is chosen by whatever obligation the figure has to answer. In Surfers Paradise, where property is far more often held than moved through, that obligation and its day usually arrive a long way ahead of anybody thinking about selling.
An appraisal is a free selling estimate, offered while an agent is competing for a listing, and nobody signs it. A valuation is independent of any sale, effective as at a stated day, evidenced by settled sales and signed by the valuer who reached it. The appraisal is trying to win something. The valuation is not trying to win anything, which is the whole reason a third party can act on it.
In Queensland, a valuer registered under the Valuers Registration Act. Their name and registration number appear on the report, which is what allows somebody else to rely on it.
Yes. It is prepared and signed by a valuer independent of your fund, written to the SISR 8.02B standard, and the comparable sales are attached in full rather than summarised, so an auditor can follow the figure back to what produced it.
The valuer who formed the opinion, named with their qualification and registration. The model gathers evidence and signs nothing, and nobody signs on a valuer's behalf. (from $550).
No. Nothing in it is signed, so there is no independent opinion for an auditor, an accountant or a revenue office to act on. It is built for deciding. On timing, a signed desktop report usually goes out the same business day and an Automated Market Assessment arrives the next business day.
It speaks as at the day on its face and not beyond it. Where the organisation receiving it applies a currency window, that window is what counts and your accountant or conveyancer will know which one. Worth noting for this market: a great many Surfers Paradise reports are written to a day that has already gone, and currency is not the question being asked of those at all.
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 chosen to draw enquiry. A valuation reports what genuinely comparable property has settled at. Surfers Paradise is a market most people know by name long before they know a single address in it, and a campaign can rest a good deal of weight on that recognition. A valuation cannot: it has to name the sales it used and show why each one is comparable.
A signed desktop report is usually ready the same business day, and most Surfers Paradise work is prepared that way. An inspected report is set by when the valuer can be let in. 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 standing on it, struck for rating at a date the council chose. A valuation covers the whole property at the day you need. That gap is wider than usual here, because only one Surfers Paradise dwelling in ten stands on its own ground and for the rest the land is not what is being bought and sold.