If yours is not below, ask a real valuer and a valuer picks it up.
A registered 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 Mackay the sales list is the part that gets read hardest, because most reports here are ordered by somebody who has to pass the figure on to a third party.
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 at a stated date, evidenced by settled sales and signed by the valuer who reached it. Only one of the two survives being questioned by somebody who was not there.
In Queensland, a valuer registered under the Valuers Registration Act, whose name and registration number appear on the report. That is what allows an auditor, an accountant or a revenue office to act on the figure rather than merely note it.
Yes. It is prepared by a valuer independent of your fund, written with SISR 8.02B in mind, and the comparable sales are attached in full rather than described, so the figure can be traced back to the Mackay sales it was built from instead of taken on trust.
The valuer who formed the opinion, named with their qualification and registration. Not the model that gathered the evidence, and not anybody signing on their behalf. The name carries weight here because the person who ends up reading a Mackay report is usually not the person who ordered it..
No. It carries no signature, so there is no independent opinion in it for a reviewer to lean on. It is a decision tool, and around here it is mostly used to sanity-check a figure that came out of a state or regional source. On timing: a signed desktop report usually goes out the same day, and an Automated Market Assessment arrives the next business day.
It speaks as at its effective date rather than indefinitely, so the further from that date you travel the less it describes today. Where the body receiving it applies its own currency window, that window governs, and your accountant or conveyancer will know which one. The attached sales carry their own dates, so a later reader can judge how current the evidence was when the figure was formed.
Yes. $169 for signed desktop reports, $79 for Automated Market Assessments.
An advertised price is a marketing position, often a range chosen to draw enquiry. A valuation reports what genuinely comparable property has settled at. The word comparable does a lot of work in Mackay, where the state's ordinary property is the local exception, so two listings that look alike on a portal can be answering to quite different evidence.
A signed desktop report is usually ready the same business day. An inspected report depends on access, and with two dwellings in three tenanted that step generally means arranging a time with an occupant or a managing agent. 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 date you need. Where a property was built as one of a group, the ground beneath it is shared in ways a rating figure does not attempt to unpick, so the two are further apart here than most people expect.