CGT Property Valuation Melbourne

We prepare capital gains tax and retrospective property valuations across Melbourne and regional Victoria. 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 greater Melbourne
Melbourne's house and apartment markets have moved very differently, so the property type drives the evidence set
Heritage overlays and subdivision potential in the middle ring are frequently what separates two apparently similar sites
Residential $297 inc. GST, commercial $595 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 Melbourne evidence needs care
Common Melbourne scenarios
CGT and Victorian state taxes
Valuations for stamp duty on related party transfers
Cost and turnaround
Common questions

Areas we cover

Inner north: Carlton, Fitzroy, Collingwood, Brunswick, Northcote, Preston, Coburg
Inner east: Richmond, Hawthorn, Kew, Camberwell, Balwyn, Box Hill, Doncaster
Inner south and bayside: South Yarra, Prahran, St Kilda, Brighton, Sandringham, Mentone
West: Footscray, Yarraville, Williamstown, Sunshine, Point Cook, Werribee
South east: Glen Waverley, Clayton, Dandenong, Berwick, Cranbourne, Frankston
North and outer growth corridors: Craigieburn, Epping, Melton, Sunbury, Pakenham
Regional Victoria: Geelong and the Bellarine, Ballarat, Bendigo, the Mornington Peninsula, the Surf Coast, Gippsland, the Yarra Valley

The scope is the same as our national capital gains tax 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 Melbourne for any past date.

$297Residential report, AUD inc. GST

24 to 48 hoursTypical report turnaround

Australia-wideAll states and territories

Certified Property ValuerChartered Accountant, signed by the valuer who prepared it

Why Melbourne evidence needs care

Houses and apartments have diverged. Melbourne has had sustained apartment supply, particularly in the inner city and around the university and rail corridors, and that stock has behaved very differently from detached housing over the same periods. A valuation has to use the right evidence set, and a retrospective date makes that distinction sharper again.
Heritage overlays. Large parts of Fitzroy, Carlton, Richmond and the inner east sit under heritage controls that limit what can be done with a site. The controls applying at the valuation date are what matters, not the ones applying now.
Subdivision and dual occupancy. Middle-ring Melbourne carries a long history of splitting larger allotments. Where development potential exists, value reflects it, and where a planning control removed that potential the value should reflect that instead.
Growth corridor stock. House and land estates in the outer north, west and south east contain large volumes of near-identical product, which makes for good comparable evidence but also for narrow value bands where small differences matter.
Rezoning and land use change. Sites affected by rezoning need care around the valuation date, since value before and after a planning decision can differ substantially.

Need a Melbourne property valued for CGT?

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 order How it works

Common Melbourne scenarios

The inner-city apartment bought off the plan and later rented. The section 118-192 reset applies from the day it first earned income, and the value at that date needs building-specific evidence rather than a suburb figure. See home to investment valuations.
The family home in an estate. Long-held properties in the inner north and east frequently pass through estates needing a date of death value, and a 1 July 2027 value if retained. See deceased estate valuations.
The subdivided block. Splitting a title and selling a lot is a CGT event that needs the components valued properly rather than a single figure divided in half.
Transfers into trusts and companies. Assessed on market value under sections 116-30 and 112-20 regardless of the price recorded. See related party transfers.

CGT and Victorian state taxes

Capital gains tax is a Commonwealth tax administered by the ATO. Land transfer duty, land tax and Victoria's other property taxes are administered by the State Revenue Office, with their own valuation rules and timing. A valuation prepared for CGT purposes is not automatically the figure the State Revenue Office will adopt.

Victoria also taxes value uplift on rezoned land separately from CGT, which is worth flagging on any site that has been rezoned. Confirm the state tax position with your accountant or conveyancer; we provide the market value, not the state tax advice.

Valuations for stamp duty on related party transfers in Victoria

The State Revenue Office assesses land transfer duty on market value where land passes to an associated person, where a fractional interest is transferred, or where the price is below market value. Its Evidentiary Requirements Manual lists the evidence it accepts for those transfers: a letter of appraisal from a licensed real estate agent together with the rates notice, a valuation from a valuer holding the accreditation the SRO names, or a lender's appraisal obtained for security purposes. The evidence must be dated within six months of the transfer, or within six months of the contract where there is one.

Victoria is unusual in accepting an agent's letter of appraisal for duty. That is convenient for the conveyancer and a problem for the CGT side, because the ATO does not treat an appraisal as evidence of market value. A family that relies on the agent's letter for the SRO then has nothing the ATO will accept when the parent's return reports the transfer, or when the child sells a Brunswick or Footscray property years later and has to prove the cost base.

The practical answer is to obtain a full valuation dated to the transfer date and lodge it alongside whatever the conveyancer needs for Duties Online. It satisfies the ATO under the market value substitution rule and gives the SRO a documented figure rather than an opinion letter. Confirm with your conveyancer which of the listed evidence types they will lodge for the duty assessment.

For how every state and territory handles it, see our stamp duty valuation guide.

Cost and turnaround

Report	Fee (AUD inc. GST)	Turnaround
Residential, current or retrospective	$297	24 to 48 hours
Commercial, current or retrospective	$595	24 to 48 hours

Development sites, specialised commercial assets and rural holdings are quoted individually.

Common questions

Do you inspect Melbourne 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 Melbourne apartment for CGT?

Yes. Apartments are valued on evidence from the building and genuinely comparable complexes rather than suburb medians, because Melbourne's apartment market has moved differently from its housing market over the same periods.

How much does a CGT valuation cost in Melbourne?

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.

Do I need a valuation for stamp duty when transferring property to family in Victoria?

The SRO assesses duty on market value for transfers to associated persons and will accept a licensed agent's letter of appraisal with the rates notice, a valuation from an accredited valuer, or a lender's appraisal, each dated within six months of the transfer. The ATO does not accept an agent appraisal for CGT, so a full valuation at the transfer date is the one document that serves both. Confirm the duty lodgement with your conveyancer.

My block has development potential. Does that change the valuation?

Yes. Where a site can be subdivided or redeveloped under the controls applying at the valuation date, the market value reflects that potential. For a retrospective date the question is what the controls and the market allowed then, not what they allow now.