If yours is not below, ask a real valuer and a valuer picks it up.
A valuer's signed opinion of what one property was worth on one nominated day, with the comparable sales and the reasoning set out beneath it. The word comparable is doing the work in that sentence. In Bronte two properties of the same kind are often nothing like the same size, so which sales count as evidence is settled by the property rather than by the suburb.
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. The appraisal is a position in a negotiation; the valuation has to survive being read by somebody who was not part of one.
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 is for deciding between options. On timing, a signed desktop report usually goes out the same business day and an Automated Market Assessment arrives the next one, which for a Bronte owner comparing two addresses is generally quick enough.
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. A fair share of Bronte work carries a date years back in any case, on property that has been extended since, and there the question of currency does not arise 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 set to attract interest. A valuation reports settled evidence. The two part company easily in Bronte, where a campaign can lean on the beach and the postcode and say very little about how much property is actually being sold.
A signed desktop report is usually ready the same business day. An inspected report waits on access, and on a larger Bronte property the walk-through itself takes longer than people expect. 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. In Bronte, where what stands on the ground varies far more than the ground does, the two figures separate quickly.