What is a Retrospective Property Valuation?

Capital Gains Tax (CGT)

When you need it:

• For an asset acquired before 20/09/1985 (pre-CGT), the market value at a later date can be relevant under certain ATO pathways.
  
  
• When your property changed its main use (e.g., it ceased to be your principal residence and became an investment), you may need the market value at the date of change for cost-base purposes.
  
  
• When you’ve carried out substantial capital works, a historical valuation can help apportion improvements relative to the valuation date.

Our approach:

• Identify the historical property valuation date based on your tax adviser’s instructions.
  
  
• Reconstruct market evidence around that date (comparable sales, market commentary, zoning controls, condition assumptions).
  
  
• Produce an ATO-ready report with clear methodology, sales schedules and a signed conclusion of value.

Why it holds up: We use recognised, court-approved valuation methods and clearly explain the basis of value, assumptions and limitations — the same standards we apply in court-tested contexts.

Internal resource to share with your accountant:

• See our Services overview to understand how retrospective valuations fit within taxation matters, and contact us for a scoping call. 

Deceased Estates — Date of Death

When you need it:

• Probate proceedings often require a date-of-death market valuation to establish the estate asset value.
  
  
• Beneficiaries and advisers use this value for estate distribution and CGT cost-base if the asset is later sold.
  
  

Our approach:

• Sensitive, evidence-based reporting that respects the family and the legal process.
  
  
• Thorough reconstruction of property condition as at the date of death, supported by photographs (if available), building plans, council records and sales data bracketing the valuation date.

Tone & care:

• We value human connection and take time to explain the report — even when the outcome is not what someone hoped for. That combination of integrity and clarity is part of our core philosophy.

Family Law — Date of Separation

When you need it:

• Property settlements often require the value as at the date of separation (or another court-ordered date).
  
  
• Where there are disputes about condition or improvements around that date, the valuer’s independent reconstruction becomes central.

Our approach:

• Impartial, purpose-built reporting that separates fact from assertion, documenting sources used to reconstruct condition and market evidence on the separation date.
  
  
• We communicate using plain English, with transparent schedules and reconciliations that assist parties and their advisers. 

Stamp Duty & Related-Party Transfers

When you need it:

• Historical transfers, family transfers, or related-party transactions where duty is assessed on market value at a past date.
  
  
• Back-dated agreements or late stamping scenarios that require a defensible as-at market value.

Our approach:

• Precise scope discipline to ensure the valuation matches the duty assessment purpose and date.
  
  
• Clear delineation of assumptions (e.g., property rights, encumbrances) relevant at the valuation date.

Essential:

• Exact valuation date (e.g., date of death, date of separation, date of change of use, or contract date).
  
  
• Full property details: address, lot/DP, strata plan, land size, floor area, site improvements.
  
  
• Plans & photos (especially older photos around the valuation date).
  
  
• Renovations timeline: approvals/receipts for major works (what, when and cost).
  
  
• Any tenancy at the valuation date (lease, rent, incentives).
  
  
• Notices/orders in effect at the time (building, fire, heritage, strata).
  
  
• Your adviser’s brief: purpose and any legislative/case-law context they want cited.

Helpful (nice-to-have):

• Sales you believe are comparable around the date; early agency appraisals; news clippings; archived listings/brochures.
  
  
• Stat decs (if available) to help re-establish condition or occupancy at that time.

Your report is authored by a licensed valuer with 25+ years of experience, using court-approved methods and written in plain English. It is purpose-built for one nominated use (CGT, probate, family law or stamp duty) and is not to be repurposed for bank lending or other unrelated uses. 

What’s included:

• Executive summary with as-at date and value conclusion
  
  
• Instructions & purpose statement
  
  
• Methodology and definitions used
  
  
• Comparable sales schedule and analysis
  
  
• Market conditions at the valuation date
  
  
• Assumptions & limitations (transparent)
  
  
• Photographs, plans and appendices (where applicable)

• Pricing: Agreed after discussing the specifics (property type, evidence burden, urgency, number of dates). We happily answer initial questions for free.
  
  
• Turnaround: Depends on complexity (evidence availability, access, number of stakeholders). We always set expectations transparently at engagement.
  
  
• Process: Discussion → price agreement → follow-up email → inspection (if required) → report issued after invoice.

Request a quote now » — we’ll confirm scope, purpose and the exact as-at date you need.

We’ve handled sensitive court-appointed matters and atypical inspections, building robust valuation files that withstand scrutiny. 

Two memorable examples from the valuer’s 25-year career illustrate our breadth: a court-instructed valuation on an unusual property and a highly atypical inspection scenario requiring careful evidence triangulation.

Why that matters to you: Complex or contested retrospective dates often turn on method transparency, evidence quality, and an expert who can explain conclusions clearly — to clients, the ATO and the Court. That’s our default working style.