Reviewed 24 October 2026. General information only, not tax advice.
If a value as at 30 June 2027 may be useful for your investment, holiday or commercial property, the next question is who can value property for CGT (capital gains tax). Valuation Day is our name for 30 June 2027, not an official term. The law also lets the Minister make a formula, the apportioning method, as an alternative to market value; it had not been made at 24 October 2026 (ITAA 1997 s 112-185).
What does the ATO say about who can value property for CGT?
The Australian Taxation Office (ATO) says a valuation's acceptability for tax usually depends on the process followed more than on who did it, with some exceptions (ATO guide).
- Valuations by professional valuers are more credible than those by someone who isn't a professional valuer (ATO).
- For real property, the guide's Table 1 names a valuer registered or licensed under state, territory or Commonwealth law as the relevant professional (ATO guide).
The ATO has said it will issue guidance, before the start date, on the types of professionals to consider when seeking a valuation (ATO, 19 October 2026; CGT reform page).
Which states have rules on who can value property?
Four states have laws on who can carry on business as a property valuer. New South Wales ended registration in 2016, and we found no general registration or licensing law in Victoria, the ACT or the Northern Territory.
| State or territory | The rule | Source |
|---|---|---|
| Queensland | An unregistered person may not carry on the business of a registered valuer | Valuers Registration Act 1992 s 63 |
| Western Australia | Carrying on business, or being paid, as a valuer of land takes a licence | Land Valuers Licensing Act 1978 s 23 |
| South Australia | Carrying on business as a land valuer takes the qualifications set by regulation (or a licence under the earlier law) | Land Valuers Act 1994 s 5 |
| Tasmania | Carrying on business as a land valuer takes an accredited course plus practical experience | Land Valuers Act 2001 s 4 |
| New South Wales | Registration ended on 1 March 2016, when the Valuers Act 2003 was repealed | Revenue NSW ruling DUT 044v2 |
| Victoria, ACT, Northern Territory | We found no general registration or licensing law for property valuers | Our search, 24 October 2026 |
For states other than Queensland and Western Australia, the ATO's guide points to a valuer qualification from the Australian Property Institute or the Australian Valuers Institute (ATO guide, Table 1). Wherever the property is, the ATO's guide says you are responsible for ensuring the valuer is suitably knowledgeable and experienced (ATO guide).
What does a property valuer do?
A valuer forms an opinion of the property's market value on one date and sets out the evidence in a written report. Market value is broadly the price an informed, willing buyer and seller would agree on, neither forced and with no special relationship between them (ATO guide).
- Purpose and date.
For the CGT change, the date is 30 June 2027: the law generally treats property held by individuals and trusts as sold at market value just before 1 July 2027, including property bought before 20 September 1985 (ITAA 1997 ss 112-155, 112-165, 112-175).
- Evidence.
An inspection where called for, enquiries and analysis, based on information known or reasonably foreseeable at the valuation date (ATO guide). Because a valuation can't be forward-looking, the ATO says a 30 June 2027 value shouldn't be obtained before that date (ATO, 19 October 2026).
- Sales.
Where there is an active market, the valuer compares the property with similar sales, weighing sale dates, size, location, zoning and improvements (SRO Victoria).
- The report.
The ATO expects at least the purpose, scope, property details, date, whether it is retrospective (prepared later for an earlier date), any inspection date, the records behind the value, and the value (ATO).
The ATO also expects your instructions to acknowledge the valuer's independence and state that the fee doesn't depend on the outcome (ATO).
Desktop or inspected: what is the difference?
A desktop valuation is prepared without a site visit; an inspected valuation includes one. The ATO's guide asks reports to give any inspection date and the valuation standards followed (ATO guide).
Is a real estate agent's appraisal a valuation?
Not according to Queensland's valuer regulator, which says an agent's appraisal is a broad estimate of a potential sale price or rent, not a property valuation (Valuers Registration Board of Queensland). Victoria's State Revenue Office says agents' appraisal letters are not formal valuations, though it may consider them as evidence of value for duty (SRO Victoria). An appraisal is not necessarily prepared to the standard the ATO expects of a market valuation report (ATO guide). For CGT, ask your accountant whether an appraisal is enough.
How does Valuation Day handle property?
Through Valuation Day, Oliver Group arranges your property valuation; the property is valued and signed by a property valuer, never Oliver Group. Oliver Group itself values businesses, shares and trust units, and never values or signs property.
- Fee: quoted in writing before any work begins.
- Dates: as at today, and as at 30 June 2027 once that date has passed.
- With a business valuation: $300 off the Oliver Group business fee when a property is added.
Questions people ask
Can a real estate agent's appraisal be used for CGT?
Queensland's Valuers Registration Board says a real estate agent's appraisal is a broad estimate of potential sale price or rent, not a property valuation. The ATO says professional valuers' work is more credible than a non-professional's. Ask your accountant whether an appraisal is enough for a CGT return.
Can I value my own property for CGT?
The ATO warns that valuing an asset yourself, or using someone without adequate qualifications, risks reporting your tax incorrectly and may bring interest and penalties. It also says professional valuers' work is more credible. Ask your accountant before relying on your own figure.
Does a valuer inspect the property for a CGT valuation?
Not always. A desktop property valuation is prepared without a site visit; an inspected valuation includes one. The ATO's market valuation guide asks reports to give the inspection date where there was one. Your accountant and the valuer can say which type suits a property.
Do the rules on property valuers differ between states?
Yes. Queensland registers property valuers, Western Australia licenses them, and South Australia and Tasmania set qualifications for carrying on business as a land valuer. New South Wales ended registration on 1 March 2016. We found no general registration or licensing law in Victoria, the ACT or the Northern Territory.
Who values property through Valuation Day?
Through Valuation Day, Oliver Group arranges each property valuation, which is valued and signed by a property valuer, never Oliver Group. Oliver Group itself values businesses, shares and trust units, never property. The fee is quoted in writing before any work begins. A 30 June 2027 value is prepared after that date.
Another question? Call 03 8375 4177.
