CGT Property Valuation Hobart

We prepare capital gains tax and retrospective property valuations across Hobart and regional Tasmania. Independent reports signed by a Chartered Accountant and Certified Property Valuer, from $297 inc. GST, delivered in 24 to 48 hours as desktop valuations.

At a glance

Current and retrospective valuations for CGT, deceased estates, family law and related-party transfers across Hobart and regional Tasmania
Hobart ran one of the country's steepest growth periods through the late 2010s, then eased, so a few years either side of the correct date changes the answer
Turnover is thin in heritage pockets and along the coast, so comparable selection matters more than it does in a large capital
Residential $297 inc. GST, commercial $594 inc. GST, delivered in 24 to 48 hours
Reports prepared and signed by a valuer who is also a Chartered Accountant and Registered Tax Agent

In this guide

Areas we cover
Why the valuation date matters so much in Hobart
Common Tasmanian scenarios
CGT and Tasmanian state taxes
Cost and turnaround
Common questions

Areas we cover

Inner Hobart: Hobart, Battery Point, Sandy Bay, West Hobart, North Hobart, South Hobart, Dynnyrne
Northern suburbs: New Town, Lenah Valley, Moonah, Glenorchy, Claremont, Berriedale, Austins Ferry
Eastern Shore: Bellerive, Howrah, Lindisfarne, Rosny Park, Montagu Bay, Warrane, Lauderdale
Kingborough and the south: Kingston, Blackmans Bay, Taroona, Margate, Snug, Huonville, Cygnet
Greater Hobart fringe: Sorell, Midway Point, Richmond, Brighton, Old Beach, New Norfolk
Regional Tasmania: Launceston, Devonport, Burnie, Ulverstone, Coles Bay, Bicheno, St Helens, Swansea, Strahan

The scope is the same as our national CGT property valuation service. Reports are desktop valuations, so location does not affect the fee or the turnaround. Our office is in Adelaide; the sales evidence is drawn from the market the property sits in.

$297Residential report, AUD inc. GST

24 to 48 hoursTypical report turnaround

Australia-wideAll states and territories

CA and CPVSigned by the valuer who prepared it

Why the valuation date matters so much in Hobart

A compressed growth cycle. Hobart moved from the cheapest capital to one of the fastest growing in a short window, then flattened. Because the run was compressed rather than gradual, a straight-line split of a gain across an ownership period will misstate it badly. A dated market valuation is the only way to place the value where it actually sat.
Heritage stock with restricted development. Battery Point, parts of West Hobart and the older Sandy Bay streets carry Georgian and Victorian sandstone and weatherboard subject to heritage listing and planning overlays. Two houses of similar size on the same street can carry materially different values depending on what can lawfully be done to them.
Thin comparable pools. Some suburbs turn over a handful of comparable properties a year. At a historical date the pool is thinner again, so the analysis has to widen the search window and adjust carefully rather than reach for a headline median.
The shack market. Coastal and lakeside holiday properties on the east coast, the Huon and the Tasman Peninsula trade irregularly and often between people who know each other. Sales evidence needs testing before it is relied on, and a market value substitution question is never far away.
Short-stay conversion. A large share of Hobart's inner-suburb stock moved into short-stay letting and some of it has moved back. Each change of use can be the day a property first earned income, which is the date section 118-192 works from.

Need a Hobart property valued for CGT?

Independent reports for any date, prepared and signed by a Chartered Accountant and Certified Property Valuer. Residential $297, commercial $594, AUD inc. GST, delivered in 24 to 48 hours.

Start your order How it works

Common Tasmanian scenarios

The shack that became a rental or short-stay. Holiday properties that started earning income at some point in the past attract the section 118-192 reset from that day, not from the day they were bought. See home to investment valuations.
The move to the mainland. Owners who took work interstate and kept the Hobart house face the six-year rule, and the reset if it was ever rented. See six-year rule valuations.
The heritage property in an estate. Long-held sandstone and weatherboard stock is common in Tasmanian estates. Pre-1985 property needs a date of death value and, if retained, a 1 July 2027 value. See deceased estate valuations.
The transfer between family members. Rural and coastal property moving within a family is assessed at market value regardless of what was paid. See related party transfer valuations.

CGT and Tasmanian state taxes

Capital gains tax is a Commonwealth tax administered by the ATO. Transfer duty and, where it applies, land tax are Tasmania taxes administered by State Revenue Office Tasmania, with their own valuation rules and timing. A valuation prepared for CGT purposes is not automatically the figure State Revenue Office Tasmania will adopt, and the reverse is also true.

Tasmania also applies a foreign investor duty surcharge on residential and primary production land, which is assessed on its own basis and does not follow the CGT valuation.

Related-party transfers are where the two regimes most often meet, since the same transaction can attract duty assessed on market value and a CGT event assessed on market value under separate rules. Confirm the state tax treatment with your accountant or conveyancer.

Cost and turnaround

Report	Fee (AUD inc. GST)	Turnaround
Residential, current or retrospective	$297	24 to 48 hours
Commercial, current or retrospective	$594	24 to 48 hours

Rural holdings, property in thin markets and specialised commercial assets are quoted individually.

Common questions

Do you inspect Hobart properties?

Generally no. Our reports are desktop valuations built on comparable sales and documentary evidence, which suits CGT work because most CGT valuation dates are historical. No inspection today can record what a property was like at a past date.

Can you value a shack or a coastal holiday property?

Yes. These are the cases where comparable selection does the real work, because turnover is irregular and some sales are between related parties. The report sets out which sales were relied on and which were set aside, and why.

How much does a CGT valuation cost in Hobart?

Residential reports are $297 inc. GST and commercial reports are $594 inc. GST, fixed and quoted upfront, delivered in 24 to 48 hours. Retrospective dates cost the same as current dates.

Does heritage listing change the valuation?

It can, materially. A listing constrains what may be altered or demolished, and that constraint is part of the value at the date being assessed. The report considers the controls that applied at the valuation date, not the ones that apply now.