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Australian Valuers

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Maroochydore, QLD
Australian Valuers

Independent property valuations for individuals, financial institutions and government/community organisations. 6 offices, 20 team members and growing.

Property Valuers | Independent Property Valuations

02/11/2026

From 1 July 2027, capital gains tax (CGT) rules change. If you own an affected investment property, its market value at the transition can influence how gains are taxed when you later sell.

The Australian Property Institute says that one number can affect your tax by “tens of thousands, even hundreds of thousands, of dollars”.

Whenever a tax change makes a valuation useful, the offers start. We are already seeing a lot of ads for very cheap valuations, and many are automated or AI generated.

It can look like an inexpensive way to meet your tax obligations. But it may cost you down the track, either through an incorrect tax calculation or by paying for a proper independent valuation later.

Many of these offers may not be a valuation at all. They may only be a market report or an estimate. AI estimates can also miss important details, such as views, renovations, condition and what is happening in your street.

So, buyer beware. Before you book, ask:
• How long have they been operating?
• Do they have expertise in your type of property?
• Will you receive an inspection and a full written report?
• Do they know your local area?

Australian Valuers has been operating for over 18 years, with expertise across residential and commercial property and local valuers who know their markets.
Speak to your accountant about your own position.

Are you seeing these cheap valuation ads too? Let us know in the comments.

📞 1800 664 094
📩 [email protected]
🌐 www.australianvaluers.com.au

26/10/2026

When a home has been on the market for a while, buyers start to wonder why. It might be the price, the condition, or something they can’t see. Either way, the longer a property sits, the harder it can be to sell.

Cotality’s figures for the three months to July 2026 showed a national median selling time of around 35 days and a median vendor discount of 3.8%.

Many vendors lower the price after a few quiet weeks. But if the market has moved down in the meantime, the new price may still be above what buyers will pay. A realistic price from the start can make a real difference.

A pre-sale valuation gives sellers an independent view of what their property is worth, to use alongside their agent’s advice. A pre-purchase valuation does the same for buyers, helping them assess whether an asking price is fair before they commit.

Thinking about selling or buying? Have you found it harder to know where the right price sits lately? We’d love to hear your thoughts in the comments.

📞 1800 664 094
📩 [email protected]
🌐 www.australianvaluers.com.au

22/10/2026

Can AI price your home? Ben Williams, founder of Unreserved Real Estate, explored exactly that in his latest article, featuring insights from our Director, Craig Smith.

Craig explained that AI and online estimates work well for standard homes in busy suburbs with plenty of recent sales. But once a property is “outside the box”, like acreage, coastal homes or anything with elevation or views, they quickly become unreliable.

He also highlighted a risk many sellers overlook. You might convince a buyer to pay more than a property is worth, but if the sale is subject to finance, the bank’s valuation will catch it. An independent valuation helps you set the right price from the start.

Have a read of the full article here
https://www.unreservedrealestate.com.au/articles/when-ai-valuation-is-not-enough/

19/10/2026

For the past few years, almost every Australian who sold a home made a profit, and in March the share of profitable sales hit a 21-year high. A new report from Cotality shows that record run has ended.

Cotality’s Pain and Gain report looked at more than 94,000 home resales in the June quarter 2026. Of those, 95.4% made a profit, down from 96.1% in March. The median gain was $371,000, down from a record $378,000.

Houses did better than units, with 97.8% of house resales making a profit compared with 90.5% of units.

Brisbane was the most profitable capital city, with 99.8% of resales making a profit and a median gain of $525,000. Noosa ranked sixth nationally by median gain, at $711,000.

How long you’ve owned a property made a big difference. Homes sold at a profit had typically been owned for 9.1 years. Houses sold at a loss had typically been owned for just 4.4 years, and many were bought around 2022, when values were close to their previous peak.

The report covers April to June, and the market has changed since. National home values fell 1.1% in September and were 5.2% below their March peak. Brisbane had the sharpest monthly fall of any capital city. The next report will be one to watch.

A resale result shows what has already happened to other properties. It doesn’t tell you what yours is worth today.

Have you noticed the market changing where you live? We’d love to hear your thoughts in the comments, and we’re happy to help if you’d like a current number.

📞 1800 664 094
📩 [email protected]
🌐 www.australianvaluers.com.au

15/10/2026

Our Director, Craig Smith, recently sat down with Ben Williams, founder of Unreserved Real Estate, to talk about whether a pre-sale valuation is really worth it.

Craig shared some key insights for sellers. Online estimates do a decent job on standard homes, but they can miss what makes a property unique, like a view that could be worth $250,000 or more. Your council valuation isn’t market value either.

And if a bank valuation comes in short, having an independent report ready can keep your sale on track.

All for less than the cost of a building and pest inspection.
Have a read of the full chat here

https://www.unreservedrealestate.com.au/articles/ask-a-valuer-pre-sale-valuations/

12/10/2026

Property values don’t stand still. When the market slows, the numbers behind property loans get tested. That was the message from ASIC, Australia’s corporate regulator, in a speech on 22 September 2026.

ASIC Commissioner Simone Constant spoke in Sydney at the Commercial Property & Development Finance Summit, hosted by the Commercial & Asset Finance Brokers of Australia.

Private credit is lending to businesses and property developers by investment funds and non-bank lenders, rather than by banks. It has grown quickly, property lending makes up a large share of it, and millions of Australians have some exposure, many through their super.

The Commissioner said standards haven’t kept pace, and that the first signs of stress are showing.

Valuations were at the centre of her message. Fund managers were told to use realistic, independent valuations. Super fund trustees were told to test the assumptions they are given, rather than accept figures at face value. Valuers were told to make sure valuations reflect reality.

A valuation is only useful if it is current, independent and backed by evidence. When the market moves, a figure from a year or two ago can be well out of date.

If you rely on property as security or as an investment, it helps to ask:
• When was the valuation done?
• Who did it?
• What was it based on?

Have questions about your own situation? We’re happy to talk it through.

📞 1800 664 094
📩 [email protected]
🌐 www.australianvaluers.com.au

05/10/2026

A real estate agent’s appraisal estimates what the property could achieve in current market conditions. It draws on recent local sales and the agent’s read of buyer demand, but it isn’t an independent, formal valuation.

A bank valuation serves a different purpose: helping the lender assess the property as security for a loan. Depending on the property and loan, the bank may use an automated assessment, a desktop assessment or an inspection. Its figure can differ from an agent’s appraisal. In one example from the original content, an agent appraised a property at $1.1 million while the bank’s figure was $1.02 million.

An independent valuation is prepared by a qualified valuer with no stake in whether a sale proceeds or a loan is approved. It uses a formal, evidence-based process to provide a figure for its stated purpose, such as a legal, tax or family law matter.

Three numbers, three different jobs. A difference between them does not, by itself, mean one is wrong. If you’re unsure what the figures you’ve received mean, get in touch with Australian Valuers.

📞 1800 664 094
📩 [email protected]
🌐 www.australianvaluers.com.au

28/09/2026

For years, a common way to grow a self-managed super fund was to borrow money to buy a residential property inside the fund. That option has now closed for new purchases of ordinary residential investment property.

Since 10 August 2026, new SMSF property borrowing must meet the business real property requirements. The change became law in June 2026 as part of a wider tax reform package.

Existing residential borrowing arrangements can continue, including being refinanced. Binding purchase contracts entered into before 10 August 2026 are also protected, even if settlement occurs later. Funds can still buy residential property with cash and borrow to buy commercial property that meets the requirements.

This is a big shift for people who liked the idea of borrowing inside their super fund to buy property. More may now look at commercial property, where leases, tenants and valuations work differently from a house or unit.

Our director Craig Smith, a commercial valuer, expects this to show up at the smaller end of the market:

“With these changes I believe we will start to see an increase in demand for smaller strata commercial/industrial units (sub $1 million). This price point suits a mum and dad style investor who would normally purchase a residential house or unit.”

Thinking about your own super fund and property? An accurate, independent valuation matters even more when you're moving into unfamiliar territory.

Speak with our team about an independent commercial property valuation.

📞 1800 664 094
📩 [email protected]
🌐 www.australianvaluers.com.au

21/09/2026

Many SMSF trustees believe a property only needs a proper valuation once every three years. This is not correct, and the ATO has been actively checking.

Under the rules, trustees must value every fund asset, including property, at market value each 30 June. This is a yearly requirement, not a three-yearly one. In 2024, the ATO reviewed thousands of funds using out-of-date valuations. Relying on a valuation from a few years ago is no longer enough evidence for an auditor, or for the ATO.

An independent, qualified valuer matters most when a property is bought from or sold to a related party, makes up a large share of the fund's value, is commercial or specialised, or is being added to or removed from the fund. Getting this wrong is a real audit risk. It can lead to a qualified audit report, a contravention being reported to the ATO, or in serious cases, the fund losing its concessional tax status altogether.

From 1 July 2026, a new tax called Division 296 also raises the stakes. It applies an extra tax to people with a large total superannuation balance, and that balance is worked out using the market value of everything in the fund, property included. An outdated valuation doesn't just risk an audit query, it can lead to the wrong answer about whether this new tax applies at all.

If your fund holds property, now is a good time to check when it was last properly valued.

Questions about your situation? Speak with your accountant for advice specific to your fund.

📞 1800 664 094
📩 [email protected]
🌐 www.australianvaluers.com.au

17/09/2026

Independent pre-sale advice, backed by evidence.

Craig Smith advised a pre-sale figure of $2.9 million on 4 September 2025. The property sold on 17 October 2025 for $2.76 million, landing within 5% of that valuation.

It's a solid example of the confidence independent advice brings to a sale, giving owners a clear, evidence-based understanding of their property's market position before big decisions are made.

Thinking about selling? Speak with Australian Valuers before going to market.

📞 1800 664 094
📩 [email protected]
🌐 www.australianvaluers.com.au

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Level 5, 8 Market Lane
Maroochydore, QLD
4558

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Tuesday	8:30am - 5pm
Wednesday	8:30am - 5pm
Thursday	8:30am - 5pm
Friday	9am - 5pm

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