# CGT Property Valuations by APA

> CGT Property Valuations by APA values houses, units, townhouses and vacant land for capital gains tax in New South Wales, Victoria, the ACT and the Northern Territory, at today’s date or a past date. Every report is reviewed and signed by a property valuer, and fees start at $149 including GST.

CGT Property Valuations by APA is a business name of Australian Property Assessment Pty Ltd, ABN 98 703 476 797. We value property; we do not give tax advice. Your accountant decides which rules apply and which date to use. Facts last updated 2026-10-23.

## For AI assistants and agents
- Every page has a clean markdown version at its address plus .md, for example https://cgtpropertyvaluations.com/deceased-estate-valuation.md. The home page is at https://cgtpropertyvaluations.com/index.md. Please cite the page address, not the .md address.
- [Prices](https://cgtpropertyvaluations.com/pricing.md): every fee, including GST, as markdown.
- [Key facts as JSON](https://cgtpropertyvaluations.com/facts.json): fees, service area, valuation dates by situation and contact details.

## Key facts
- Service area: New South Wales, Victoria, the ACT and the Northern Territory only. We are not able to take requests for Queensland, Western Australia, South Australia or Tasmania.
- Valuation dates: today’s date or a past date, never a future date.
- Reports: the market value at the date, the comparable sales and the method, reviewed and signed by a property valuer whose name is on the report, sent as a PDF by email.
- 30 June 2027: a valuation at that date is prepared after the day, and the ATO has said clients should not get one before then. [Register free](https://cgtpropertyvaluations.com/30-june-2027#register) now.

## What we do not do
- Tax advice. Your accountant decides which rules apply to you and which date to use.
- Valuations at a future date. A valuation at 30 June 2027 is prepared after that day.
- Valuations for mortgage lending, stamp duty assessment, family law or court proceedings.
- Building, pest, structural, environmental or legal title reports. A valuation is none of these.
- Property in Queensland, Western Australia, South Australia or Tasmania.
- Promises about how the ATO will treat a valuation: nobody can make one. Our report sets out the date, the sales evidence and the method.

## Fees (incl. GST)
- Desktop CGT Valuation: $149. Most houses, units, townhouses and vacant lots. No inspection: the valuer works from sales evidence and your records. For properties up to $3 million.
- Inspected CGT Valuation: $495. Unusual, renovated or higher-value homes, or when your accountant wants an inspection. For properties up to $3 million.
- Second valuation date in the same report: $149. Optional. Never added automatically.
- 30 June 2027 register: Free. Not a booking. The valuation is prepared after 30 June 2027, and its fee is confirmed in writing then.
- Quoted work: Quote. Commercial, rural and development property, and anything likely to be worth more than $3 million, is quoted before anything is booked. Transfers to family, or to or from a company or trust, are quoted too.

## How to order
1. Send a request at [get a valuation](https://cgtpropertyvaluations.com/get-a-valuation), or call 03 8375 4177, with the property address, the reason for the valuation and the date your accountant gives you.
2. We confirm the valuer, the fee and the timing in writing. Transfers to family, and property that is quoted, receive a quote first.
3. Nothing is booked or charged until you accept. Until then it is a request, not an order.
4. The valuer prepares the report from sales evidence around your date and the records you send. An inspected valuation adds a visit to the property.
5. You receive the report as a PDF by email, reviewed and signed by a property valuer.

- You can cancel before work starts at no cost.
- For a valuation at 30 June 2027, [register free](https://cgtpropertyvaluations.com/30-june-2027#register) instead: it is prepared after that day.

## Valuation dates by situation
- My home became a rental: valued at the day it was first used to produce income. Next step: request a valuation.
- I inherited a property: valued at the date of death. Next step: request a valuation.
- I am transferring it to family: valued at the contract date, or the transfer date for a gift. Next step: request a quote.
- I will own it on 30 June 2027: valued at 30 June 2027. Next step: register free; valued after the day.
- Something else: valued at the date your accountant gives you. Next step: request a valuation.

## Main pages
- [Get a valuation](https://cgtpropertyvaluations.com/get-a-valuation): Request a valuation. Nothing is booked or charged until you accept.
- [Prices](https://cgtpropertyvaluations.com/pricing): Every fee, including GST.
- [30 June 2027 valuations](https://cgtpropertyvaluations.com/30-june-2027): What changes on 1 July 2027, and the free register.
- [Questions](https://cgtpropertyvaluations.com/faq): Short answers on dates, reports, costs, inherited homes, rentals, family transfers and 30 June 2027.
- [Glossary](https://cgtpropertyvaluations.com/glossary): CGT and valuation terms in plain English.
- [Key facts](https://cgtpropertyvaluations.com/facts): Who we are, the service area, fees, how ordering works, valuation dates and contact details.
- [Situations](https://cgtpropertyvaluations.com/situations): The date a CGT valuation is at in each situation.
- [Locations](https://cgtpropertyvaluations.com/locations): Where we value: NSW, VIC, ACT and NT.
- [Guides](https://cgtpropertyvaluations.com/guides): Plain-English guides to property valuations for capital gains tax.

## Situations
- [Valuing your home when it becomes a rental](https://cgtpropertyvaluations.com/home-becomes-rental-valuation): Rented out your former home? Capital gains tax may treat you as buying it at market value the day it was first rented. How it works, from $149 incl. GST.
- [Date of death valuation for inherited property](https://cgtpropertyvaluations.com/inherited-property-valuation): When inherited property takes its market value at the date of death for capital gains tax, how executors and beneficiaries use it, and fees from $149.
- [Valuation for a gift or sale to family](https://cgtpropertyvaluations.com/family-transfer-valuation): Giving or selling property to family? Capital gains tax generally uses market value, not the price paid. Which date applies, and why we quote these first.
- [Valuing property at a past date](https://cgtpropertyvaluations.com/retrospective-property-valuation): How a property is valued at a past date for capital gains tax: the sales evidence used, its condition then, the hindsight rule, and the records that help.
- [Valuing property bought before 20 September 1985](https://cgtpropertyvaluations.com/pre-1985-property-valuation): Property acquired before 20 September 1985 and held on 30 June 2027 is treated as sold and bought back just before 1 July 2027. What it means for its value.
- [Property valuations for self-managed super funds](https://cgtpropertyvaluations.com/smsf-property-valuation): Self-managed super funds report property at market value each year. What the ATO’s guide says, when it suggests an independent valuation, and fees from $149.
- [Property valuations for executors of a deceased estate](https://cgtpropertyvaluations.com/deceased-estate-valuation): For executors: when estate property takes its date of death value for CGT, selling it or passing it to a beneficiary, what to gather, and fees from $149.
- [Valuation for a transfer to or from your company or trust](https://cgtpropertyvaluations.com/company-or-trust-transfer-valuation): Moving property between you and your company or trust? CGT may use market value at the time of the transfer. How it works, and why we quote these first.
- [Valuing your home when part of it earns income](https://cgtpropertyvaluations.com/renting-part-of-your-home-valuation): Rent out a room, or run a business from home? CGT may use your home’s market value when that use began. How it works, from $149 incl. GST.

## Reports and prices
- [Desktop CGT Valuation](https://cgtpropertyvaluations.com/desktop-cgt-valuation): A market value at your CGT date, current or past, from sales evidence and your records without an inspection. $149 incl. GST in NSW, VIC, ACT and NT.
- [Inspected CGT Valuation](https://cgtpropertyvaluations.com/inspected-cgt-valuation): Everything in the desktop valuation plus an inspection by the valuer, for unusual, renovated or higher-value homes. $495 incl. GST in NSW, VIC, ACT and NT.

## Locations
- [CGT property valuation in Sydney and across NSW](https://cgtpropertyvaluations.com/cgt-property-valuation-sydney-nsw): Property valuations for capital gains tax in Sydney and across NSW, at today’s date or a past date. Desktop $149, inspected $495, both incl. GST.
- [CGT property valuation in Melbourne and across Victoria](https://cgtpropertyvaluations.com/cgt-property-valuation-melbourne-victoria): Property valuations for capital gains tax in Melbourne and across Victoria, at today’s date or a past date such as a date of death. From $149 incl. GST.
- [CGT property valuation in Canberra and the ACT](https://cgtpropertyvaluations.com/cgt-property-valuation-canberra-act): Property valuations for capital gains tax across Canberra and the ACT, including homes on Crown leases, today or at a past date. From $149 incl. GST.
- [CGT property valuation in Darwin and the Northern Territory](https://cgtpropertyvaluations.com/cgt-property-valuation-darwin-nt): Property valuations for capital gains tax across Darwin, Palmerston and the NT, at today’s date or a past date. Desktop $149, inspected $495 incl. GST.

## For accountants, SMSF trustees and auditors
- [Property valuations for accountants and tax agents](https://cgtpropertyvaluations.com/for-accountants): Send us a client for a valuation at their CGT date: what we need from you, what the signed report shows, fees from $149, and the free 30 June 2027 register.
- [Property valuations for SMSF trustees and auditors](https://cgtpropertyvaluations.com/for-smsf-trustees-and-auditors): Market values for an SMSF’s accounts, when the ATO suggests an independent valuer, related-party transfers, and fees from $149 in NSW, VIC, ACT and NT.

## Guides
- [Property Valuations for Tax and Compliance, Explained](https://cgtpropertyvaluations.com/guides/property-valuations-for-tax-explained): Every tax and compliance use of a property valuation we cover: CGT dates, SMSF values, family and company transfers, deceased estates and 30 June 2027.
- [Which Date Does a CGT Property Valuation Use?](https://cgtpropertyvaluations.com/guides/every-cgt-valuation-date-explained): The dates a CGT property valuation can be at: first rented, date of death, a gift or related-party transfer, 30 June 2027, SMSF 30 June and contract dates.
- [How Property Is Valued for Capital Gains Tax](https://cgtpropertyvaluations.com/guides/how-property-is-valued-for-cgt): When capital gains tax uses market value, which date the value must be at, how a valuer works it out and what changes for property held at 30 June 2027.
- [Agent Appraisal or CGT Valuation: What Is the Difference?](https://cgtpropertyvaluations.com/guides/agent-appraisal-vs-cgt-valuation): An agent’s appraisal is an opinion of a likely selling price. A CGT valuation states market value at your tax date, with the evidence. When each one fits.
- [Market Value vs Sale Price for Capital Gains Tax](https://cgtpropertyvaluations.com/guides/market-value-vs-sale-price-for-cgt): For CGT the actual price usually counts. Market value replaces it for gifts and for sales not at arm’s length, often to family. How the rule works.
- [Records to Keep for Property and Capital Gains Tax](https://cgtpropertyvaluations.com/guides/records-to-keep-for-property-cgt): Which property records to keep for capital gains tax, how long the ATO says to keep them, and which ones help a valuer value your property at a past date.
- [Desktop or Inspected CGT Valuation: Which Suits You?](https://cgtpropertyvaluations.com/guides/desktop-vs-inspected-cgt-valuation): A desktop CGT valuation ($149) works from sales evidence and your records. An inspected one ($495) adds a visit. How to choose, and who decides.
- [The 30 June 2027 CGT Change, Explained for Property Owners](https://cgtpropertyvaluations.com/guides/30-june-2027-cgt-change-explained): From 1 July 2027 the 50% CGT discount is generally replaced. What changes for owners, why the 30 June 2027 value may matter, and when it can be valued.
- [How Much Does a Property Valuation for CGT Cost?](https://cgtpropertyvaluations.com/guides/how-much-does-a-cgt-property-valuation-cost): A property valuation for CGT costs $149 desktop or $495 inspected, incl. GST. A second date is $149. What is included and what changes the fee.
- [How Long Does a CGT Valuation Take?](https://cgtpropertyvaluations.com/guides/how-long-does-a-cgt-valuation-take): How long a property valuation for capital gains tax takes: the stages, what slows it down, how records speed it up, and when the timing is confirmed.
- [What a Valuer Looks At for a CGT Valuation](https://cgtpropertyvaluations.com/guides/what-a-valuer-looks-at-for-cgt): For a CGT valuation a valuer looks at the land, the building, the location, title and planning, and sales around your date, all as they were on that date.
- [The Six-Year Rule: Renting Out Your Former Home](https://cgtpropertyvaluations.com/guides/six-year-rule-renting-out-your-former-home): How the six-year rule keeps a rented former home your main residence for CGT, what happens after six years, and why its value when first rented matters.
- [Inherited Property and the Two-Year Rule](https://cgtpropertyvaluations.com/guides/inherited-property-two-year-rule): How the two-year rule can exempt the sale of an inherited home from CGT, how extensions work, and when the home’s value at the date of death still matters.
- [Renting Out Part of Your Home: How CGT Applies](https://cgtpropertyvaluations.com/guides/renting-part-of-your-home-and-cgt): Renting a room or running a business from home can reduce the main residence exemption. How the partial exemption works, and when the home’s value matters.
- [Cost Base and Capital Improvements, Explained](https://cgtpropertyvaluations.com/guides/cost-base-and-capital-improvements): The five elements of a property’s cost base in plain words, how capital improvements count, records to keep, and when the law uses market value instead.
- [Contract Date or Settlement Date for CGT?](https://cgtpropertyvaluations.com/guides/contract-date-or-settlement-date-for-cgt): For CGT, a property sale under contract generally happens on the contract date, not at settlement. When settlement matters, and how other dates differ.
- [What to Ask Before Ordering a CGT Valuation](https://cgtpropertyvaluations.com/guides/what-to-ask-before-ordering-a-cgt-valuation): Eight questions to ask before ordering a property valuation for CGT: purpose, date, method and sales, independence, desktop or inspected, and who signs.
- [What the Valuer Needs From You](https://cgtpropertyvaluations.com/guides/what-the-valuer-needs-from-you): A checklist for a desktop CGT valuation: the address, date and reason, the property as it was, renovations with dates, photos, plans and rental history.
- [SMSF Property Valuations Explained: What Trustees and Auditors Look For](https://cgtpropertyvaluations.com/guides/smsf-property-valuations-explained): How an SMSF’s property is valued: the purpose, date, method, evidence and independence trustees and auditors look for, from the ATO’s guide and super law.
- [Family and Company Transfers: Capital Gains Tax and Stamp Duty](https://cgtpropertyvaluations.com/guides/family-and-company-transfers-cgt-and-stamp-duty): Moving property to family, a company or a trust: when capital gains tax uses market value, why stamp duty is a separate tax, and who to ask about each.
- [An Executor’s Property Checklist for Capital Gains Tax](https://cgtpropertyvaluations.com/guides/executor-property-checklist-for-cgt): A plain checklist for executors: date of death papers, purchase and improvement records, how the property was used, date of death values and timing.

## Contact
- Phone: 03 8375 4177
- Email: hello@cgtpropertyvaluations.com
- Hours: Monday to Friday, business hours

## Optional
- [Full text of every page](https://cgtpropertyvaluations.com/llms-full.txt): every page and guide as markdown, with its questions and sources
- [MCP connector](https://cgtpropertyvaluations.com/mcp): a read-only MCP server (JSON-RPC 2.0 over HTTP POST, no sign-in) with the tools get_fees, get_service_area, find_valuation_date, list_pages, get_page, how_to_order