Desktop, kerbside or full inspection: which valuation do you need?

The short answer

If you want quick guidance on a home worth under $1M before buying or selling, a desktop valuation is usually enough. If you need a report for a formal purpose such as SMSF reporting or capital gains tax, or the property is worth more than $1M, a kerbside valuation is often the right fit. If the property is unusual, has been renovated, or the report may be tested closely, for example in a court, a full inspection gives the most complete picture. When in doubt, ask before you book.

The three options compared

Prices are starting points. Larger, more complex or regional properties may cost more. See pricing for current details.

Desktop valuation

A desktop valuation is prepared without visiting the property. The valuer relies on sales evidence, property data, plans and photos, and on information you provide.

When it suits

• You are thinking about selling and want an independent view of value before talking to agents.
• You are about to make an offer and want to check the price is reasonable.
• The property is residential and worth under $1M.

Its limits

Because nobody inspects the property, the valuer has to make assumptions about condition, renovations and any defects. If those assumptions are wrong, the value may be too. A desktop report may not be accepted for every formal purpose, so check with whoever will rely on it before you order one.

Kerbside valuation

A kerbside valuation includes an external inspection from the street. Nobody needs to be home, and the valuer does not go inside. This makes it useful when a property is tenanted or when access is awkward.

When it suits

• SMSF annual reporting, where the fund needs a supportable market value.
• Capital gains tax reporting.
• Residential property worth more than $1M, where a desktop report is not offered.

Its limits

The valuer can see the street appeal, the frontage, the general condition of the outside and the surroundings. What is inside is assumed from records, photos and what you say. A kitchen renovation, a new extension or internal damage may not be picked up. If the interior is likely to make a real difference to value, a full inspection is safer.

Full inspection valuation

A full inspection means the valuer walks through the property, measures or checks the living areas, looks at the condition and quality of fittings, and notes anything that would affect value.

When it suits

• Family law and mediation, where each party may look closely at the result.
• Deceased estate valuations and transfers between family members for stamp duty.
• Properties that are unusual, heavily renovated, in poor condition, or hard to compare with others.
• Any situation where the report may be tested by a court, the ATO or the SRO.

Its limits

It needs access to the property, which means coordinating with owners or tenants. In a separation or estate, that can take some planning.

How to choose

Ask yourself three questions.

1. Who will rely on the report? If it is only you, a desktop or kerbside report may be enough. If it is your accountant, SMSF auditor, lawyer, the ATO, the SRO or a court, check what they expect.
2. What is the property worth, roughly? Desktop valuations are only available for residential property under $1M.
3. How much does the inside matter? Recent renovations, extensions, damage or an unusual layout all point towards a full inspection.

If you have had a full inspection valuation done by Tom before, ask about discounted rates for an update. This can be useful for SMSF reporting or where a matter drags on and a current figure is needed.

Ask before you book

Because Property Valuation Vic is run by a sole practitioner, you speak directly with the valuer. You can explain your situation and ask which report suits before you pay for anything. That helps avoid ordering a report that turns out not to be accepted for its purpose.

For a closer look at specific uses, see SMSF valuations, capital gains tax valuations and pre-sale and pre-purchase valuations.

Talk to Tom

Not sure which option fits? Call Tom on 0407 835 388 or send an enquiry and describe the property and why you need the valuation.

This guide is general information, not legal, tax or financial advice.