Updated 11 October 2026
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
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.
We also prepare a retrospective valuation in Hobart for any past date.
Independent reports for any date, prepared and signed by a Chartered Accountant and Certified Property Valuer. Residential $297, commercial $595, AUD inc. GST, delivered in 24 to 48 hours.
Start your orderHow it worksCapital 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.
The State Revenue Office of Tasmania charges duty on the greater of the consideration and the unencumbered value of the property. Its ruling PUB-DT-2023-4, Evidence of value, requires evidence wherever the transaction is not at arm's length or is for no or nominal consideration, which covers every gift between parents and children. The ruling also gives Tasmania a benchmark most states lack: a price that is at least 85 per cent of the property's Adjusted Government Valuation is generally treated as adequate without further evidence.
Where evidence is needed, the SRO wants a valuation from a valuer it regards as competent, meaning one holding the accreditation the ruling names or equivalent qualifications and experience with that type of property, declaring the market value at the time of the dutiable transaction and showing an analysis of the property and the market. A valuation is accepted within three months of the agreement; a recent open market sale of the same property can be used within six months if nothing material has changed.
The 85 per cent benchmark is why Hobart families need to check the Adjusted Government Valuation before they settle on a family price. For a Sandy Bay or Kingston house the AGV can sit well below a current sale price, so a price that clears 85 per cent of the AGV may still be far below market value, and the ATO will substitute market value for CGT regardless of what the SRO accepts. A single valuation dated to the transfer date meets the SRO standard and fixes the ATO figure under the market value substitution rule. Confirm the valuer's qualification against the ruling with your conveyancer.
For how every state and territory handles it, see our stamp duty valuation guide.
| Report | Fee (AUD inc. GST) | Turnaround |
|---|---|---|
| Residential, current or retrospective | $297 | 24 to 48 hours |
| Commercial, current or retrospective | $595 | 24 to 48 hours |
Rural holdings, property in thin markets and specialised commercial assets are quoted individually.
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.
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.
Residential reports are $297 inc. GST and commercial reports are $595 inc. GST, fixed and quoted upfront, delivered in 24 to 48 hours. Retrospective dates cost the same as current dates.
Usually. SRO Tasmania ruling PUB-DT-2023-4 requires evidence of value for any non-arm's length transfer or one for no or nominal consideration, unless the price is at least 85 per cent of the Adjusted Government Valuation. It accepts a valuation from a suitably accredited valuer within three months, or a recent open market sale within six months. The ATO applies market value for CGT regardless of the 85 per cent rule, so a transfer-date valuation is still the safer document.
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.
