How to Get a Property Valuation for the 1 July 2027 CGT Reset (Step-by-Step)

Once you have decided to commission a formal valuation as at 1 July 2027 rather than relying on the ATO apportionment formula the practical question becomes: how do you actually arrange one? This guide walks through the step-by-step process: who can perform a CGT-grade valuation, what to ask for, how much it costs, what documentation to provide, and how to store the finished product so it survives an ATO review years from now.

Who can perform a CGT valuation

The ATO accepts valuations from members of the Australian Property Institute (API). The two relevant designations are:

• Certified Practising Valuer (CPV) a member of the API who has met professional standards and holds the CPV post-nominal. CPVs can sign off on formal valuations for tax, lending, family law and litigation purposes.
• Registered Valuer in some states (e.g. Queensland), valuers are also licensed under state legislation. Look for both the API designation and state licence.

Real estate agents who provide "market appraisals" are not registered valuers (unless they hold the CPV qualification separately). Market appraisals are not accepted by the ATO for CGT purposes. Bank panel valuations are also unsuitable because they are prepared for mortgage security purposes, not market value.

What exactly to request

When engaging a valuer, specify:

• "Market value as at 1 July 2027" the precise effective date.
• "For Australian Taxation Office capital gains tax purposes" the stated purpose.
• Full property address and certificate of title reference.
• Whether the valuation should include or exclude GST (almost always exclude for residential).

Avoid generic language like "an appraisal" or "an indicative valuation". The phrase that matters is "market value" the price a willing but not anxious buyer would pay to a willing but not anxious seller, on the effective date.

The end-to-end process

1. Engagement letter. The valuer issues an engagement letter setting out the scope of work, effective date, fee, and turnaround time. Read it carefully and confirm the effective date is 1 July 2027.
2. Property inspection. The valuer arranges a physical inspection typically 1-2 hours. They photograph the interior and exterior, note dimensions, condition, fixtures and any defects. For retrospective valuations done after 2027, condition assessment may rely on photos you provide from the relevant period.
3. Sales analysis. The valuer researches comparable sales from the period around 1 July 2027 typically three to six recent sales of similar properties within the same suburb. They adjust for differences in land size, condition and amenities.
4. Report preparation. A formal report (usually 8-15 pages) is prepared including methodology, comparable sales, adjustments, and a final market value figure.
5. Delivery and discussion. The report is delivered electronically (PDF) and sometimes in hardcopy. The valuer will discuss the result if you have questions about the comparables or adjustments.

Supporting evidence to provide

Help your valuer by providing:

• Council rates notice (confirms land area, ratable value).
• Floor plans, building plans or strata plans.
• Recent building, pest and strata reports.
• Photos of the property condition around 1 July 2027 (or at the time of inspection if done in 2027).
• Tenancy schedule, lease agreement and rent at the effective date.
• Outgoings statement (council rates, water, body corporate fees).
• Receipts and dates for any major capital improvements.
• Original purchase contract (provides context).

Cost and timing

Turnaround is typically 5-10 business days from inspection to delivery. Retrospective valuations done years after the effective date are slower and more expensive sometimes double because the valuer must reconstruct comparable sales from archived data.

Digital evidence and backup

Even if you commission a formal valuation, supplementary evidence can be useful for ATO purposes. Save:

• Screenshots of comparable listings on Realestate.com.au and Domain.com.au around 1 July 2027.
• CoreLogic or PropTrack suburb median reports for the relevant period.
• Bank valuation reports (if any) from around the same time useful corroborating evidence even if not the primary record.
• Any insurance valuations for the property.

Storing the valuation report

Once you have the report:

1. Save a PDF in at least two locations (cloud + local drive).
2. Print a hardcopy and store with your other CGT records.
3. Note the valuer's contact details you may need to verify the report years later.
4. Record the valuation outcome in your investment property spreadsheet or accounting software.
5. Share with your tax agent so they can update their records.

This article provides general information about the 2026-27 Federal Budget CGT reform measures announced for commencement on 1 July 2027 and is not financial, tax or legal advice. Tax outcomes depend on individual circumstances. Always consult a registered tax agent, financial adviser or the Australian Taxation Office before acting. Treasury factsheets and the official Budget Papers remain the authoritative source.