Real estate agent “appraisals” are useful for listing strategy but don’t meet the standard for legal/tax matters. Regulators ask for market value evidence prepared by a “suitably qualified person.” For duties, Revenue NSW guidance says evidence can include a comprehensive valuation by a suitably qualified person and notes the inspection requirement.

Revenue NSW also clarifies who counts as suitably qualified, including members of recognised professional bodies (e.g., API, AVI, RICS with valuation designation). 

For taxation, the ATO sets out market valuation expectations and accepts well-documented, methodologically sound valuations aligned to the purpose—another reason professional valuation reports are preferred to informal estimates. 

Bottom line: For probate, duties and CGT, a sworn, independent valuation compiled by a qualified valuer is the reliable (and often required) pathway; an appraisal is not. 

1) Probate (inventory & administration)

Executors must compile an accurate picture of the estate and administer assets under court authority. A professional valuation supports fair distribution, protects the executor, and streamlines court/tax interactions.

2) CGT base-cost setting

Beneficiaries often rely on the DoD value as their cost base for future CGT events. A documented valuation aligned to ATO guidance provides the defensible evidence required. 

3) Stamp duty on related-party/estate transfers

Family or estate transfers may attract transfer duty; Revenue NSW may require evidence of value by a suitably qualified person and note the inspection element.

4) Family/asset division & dispute resolution

Where multiple beneficiaries are involved—or when one beneficiary wants to retain the property—one agreed, independent value is the fastest path to equitable division and fewer disputes.

We design our process to be fast, transparent and compassionate:

1. Scoping call (no charge).
   We confirm the purpose (Probate/CGT/duty/family division), valuation date (e.g., DoD), property details and any complexities (improvements, encumbrances, tenancy).
   
   
2. Fee & instruction.
   You’ll receive a clear quote and letter of instruction that states the nominated purpose—because valuation reports are purpose-specific and shouldn’t be reused for unrelated needs (e.g., bank lending).
   
   
3. Evidence gathering.
   Title, plan, rates, improvements history, leases (if relevant), access logistics, and any prior sales/condition photos around the valuation date to support a retrospective opinion.
   
   
4. Inspection.
   We inspect the property. For duties evidence, Revenue NSW expects the report to indicate that an inspection was undertaken.
   
   
5. Analysis & cross-checks.
   We apply court-recognised valuation approaches and cross-check conclusions, ensuring the method suits the retrospective date and the purpose of the valuation (a principle also emphasised by the ATO).
   
   
6. Report delivery & explanation.
   You’ll receive a clear, plain-English report. We walk through the result so executors and solicitors can act confidently.

Turnaround: Timeframes depend on access and complexity. We’ll set realistic expectations on the first call and prioritise urgent court or lodgement deadlines.

Every estate/probate report includes:

• Purpose & reliance (e.g., Probate, CGT, duties, family division)
  
  
• Valuation date (e.g., Date of Death) & report date
  
  
• Property description (site, improvements, condition—retrospective where relevant)
  
  
• Market context at the valuation date (sales & index evidence around the DoD)
  
  
• Approaches adopted (direct comparison, income cross-check where applicable, summation for improvements, etc.)
  
  
• Assumptions/limitations (e.g., information provided, retrospective constraints)
  
  
• Independent opinion of market value (exclusive of personal value to a specific party—consistent with ATO “market value” principles)
  
  
• Signature & credentials of the valuer (API/AVI/RICS membership where relevant to “suitably qualified” considerations). 

How it’s used:

• Executors/solicitors: attach or reference within Probate and estate administration workflows. 
  
  
• Accountants: adopt the DoD value as the CGT cost base where applicable. 
  
  
• Revenue NSW: provide evidence of value on related-party transfers/duty. 

Have these ready if possible (we can help if you don’t):

• The purpose (Probate / CGT / duties / family division)
  
  
• The valuation date (usually the Date of Death)
  
  
• Property address, title & plan, rates notice
  
  
• Any photos or reports around the DoD, especially if the property’s condition has since changed
  
  
• Notes on improvements (what was completed pre-DoD vs post-DoD)
  
  
• Tenancy details (if applicable)
  
  
• Your solicitor/accountant’s contact details for direct liaison

Every estate is different. After a short scoping call we’ll quote a fixed fee tailored to the property, access, and research required. 

We schedule inspections promptly and can prioritise urgent court or Revenue NSW timelines. (If we don’t think you need a formal valuation yet, we’ll say so.)