Not covered here? ask a real valuer and you will get a valuer, wherever you are reading this.
A valuer's signed opinion of market value on one specific day, backed by the comparable sales behind it and the reasoning that got there. Two things make it useful: it is independent, and it is dated. Change the date and you change the answer, which is why the day you first let a property matters so much here.
An appraisal is a free selling estimate. It is unsigned, it is usually attached to winning a listing, and nobody stands behind it afterwards. A valuation is prepared independently of any sale, fixed to a date, evidenced, and signed by name. Only the second one survives being looked at by somebody else.
In the Northern Territory, a certified practising valuer who is a member of the Australian Property Institute. Their name, qualification and membership appear on the report, which is what lets somebody else rely on it.
Yes. Reports are prepared by a valuer independent of the fund and written with SISR 8.02B in view, and the comparable sales are attached in full. That matters more than usual on Territory property, where a thin run of local sales is precisely what draws an auditor's eye.
The valuer who formed the opinion. Their name, qualification and membership are on the report. No model signs anything, and no administrator signs for them. (from $550).
No. It carries no signature, so there is no independent opinion behind it and nothing a reviewer can rely on. Use it to decide, not to report. Signed reports usually go out the same day; the Automated Market Assessment arrives the next business day.
It holds good as at its effective date and no further. Darwin turns over quickly, so a figure can date faster here than in a settled market. Where the organisation receiving it sets a currency period, theirs is the one that counts, and your adviser can confirm it.
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 campaign decision, frequently a range chosen to attract enquiry. A valuation reports what comparable property actually changed hands for. In a market with as much movement as Greater Darwin, the two can separate inside a single season.
Yes, at any point. We credit the $79 against the signed report whenever you upgrade.
No. A rates notice usually shows a land value, meaning the land by itself with nothing standing on it, struck for rating purposes at a date the authority set. A valuation covers the whole property at the date you need it. Different question, different figure, and nothing has gone wrong when they disagree.