Both reports state the market value at your date, current or past, with the comparable sales it rests on and the method. Both are reviewed and signed by a property valuer and sent as a PDF by email. The difference is whether the valuer visits the property, and that changes the evidence, the fee and how much weight the figure carries.
What is the difference between a desktop and an inspected CGT valuation?
| Desktop CGT Valuation | Inspected CGT Valuation | |
|---|---|---|
| Fee incl. GST | $149 | $495 |
| Inspection | No. The valuer works from sales evidence and your records | Yes. The valuer inspects the property |
| Condition | Taken from records, photos and what you tell us | Condition and changes since your date taken into account |
| Designed for | Most houses, units, townhouses and vacant lots. | Unusual, renovated or higher-value homes, or when your accountant wants an inspection. |
| Property value | Up to $3 million | Up to $3 million |
| Report | Reviewed and signed by a property valuer, PDF by email | Reviewed and signed by a property valuer, PDF by email |
Does every CGT valuation include an inspection?
No. Most CGT dates are in the past, such as the day a home became a rental or the date of death for an inherited property. A property cannot be inspected as it was years ago, so the valuer relies on records either way. An inspection today shows the property as it is now. It adds most where the property is unusual or high value, where the building is largely unchanged since the date, or where the date is recent.
Views differ on how far to go. The ATO’s guide says that where a valuation is straightforward, the report and records may be brief. The Australian Property Institute, a professional body for valuers, describes a desktop report as an indicative value only, not a valuation report, and recommends a comprehensive inspection valuation report where the tax system relies on the value. Your accountant chooses which suits your return, and we tell you if we think an inspection would suit your property better.
When might a desktop valuation suit?
A desktop valuation is designed for straightforward cases:
- a standard house, unit or townhouse, with plenty of comparable sales nearby
- a vacant lot
- a property likely to be worth up to $3 million
- a case where your accountant is comfortable with a report built on sales evidence and records.
It relies on good records. Plans, photos, old listings and a clear list of changes since the date all help: see records to keep. See Desktop CGT Valuation for what the report includes.
When does an inspection add most?
An inspection adds weight where:
- the property is unusual, so there are few true comparable sales
- it has been renovated
- it is higher value
- the building is largely unchanged since the date, so what the valuer sees today shows what was there then
- the date is recent
- your accountant wants an inspection.
If the property is rented, the tenant is entitled to notice of the visit. In New South Wales and Victoria the notice for a valuation is at least 7 days. See Inspected CGT Valuation for what the report includes, and what a valuer looks at for what the valuer checks.
How do I choose?
These questions help:
- Is the property standard for its area? A typical house, unit, townhouse or vacant lot with nearby sales fits the desktop report. An unusual property has few true comparable sales.
- How old is the date? For a date years ago, the valuer relies on records either way. For a recent date, an inspection adds most.
- Has the building changed since the date? If it is largely unchanged, an inspection shows what was there then.
- Is it renovated or higher value? An inspection adds weight.
- What does your accountant want? They decide what evidence suits your return.
- Is it commercial, rural or development property, or likely to be worth more than $3 million? It is quoted rather than fixed fee.
If you are still not sure, choose Not sure on the request form and we recommend one. Either way, we tell you if we think an inspection would suit your property better before anything is booked or charged.
What does each cost?
A Desktop CGT Valuation is $149 and an Inspected CGT Valuation is $495, both including GST. A second valuation date in the same report is $149, and it is never added automatically. Commercial, rural and development property, and anything likely to be worth more than $3 million, is quoted before anything is booked. Family transfers are quoted too. See pricing and how much a CGT valuation costs.
We confirm the valuer, fee and timing in writing, and nothing is booked or charged until you accept. For property you will own on 30 June 2027, the valuation is prepared after the day: register free. Short answers are on our questions page, the glossary explains terms such as comparable sales, and accountants can see for accountants.
We value property. We do not give tax advice. Your accountant decides which report suits your return.