Updated 10 October 2026
A CGT property valuation costs $297 for residential property and $595 for commercial with us, incl GST, delivered as an ATO-ready desktop report in 24 to 48 hours. Across the market, residential CGT valuations typically run $250 to $600 and complex commercial work well beyond $2,000. Here is what drives the price and what the fee actually buys.
At a glance
- Residential CGT valuations are $297 inc. GST; commercial are $595 inc. GST
- Turnaround is 24 to 48 hours, Australia-wide
- Retrospective valuation dates cost the same as current-date reports
- The valuer's fee forms part of your CGT cost base or is deductible, depending on context
- Cheap or free estimates fail ATO evidence standards and can cost far more in penalties than they save
In this guide
Our fees
| Report | Fee (incl GST) | Turnaround |
|---|---|---|
| Residential CGT valuation, any single date, current or retrospective | $297 | 24 to 48 hours |
| Commercial CGT valuation, any single date, current or retrospective | $595 | 24 to 48 hours |
Fixed fee, quoted before we start, no travel charges because reports are prepared as desktop valuations using documented comparable sales evidence, and no rush loading, because 24 to 48 hours is the standard service, not the premium one.
Fixed fee, 24 to 48 hours, ATO-ready
$297 residential, $595 commercial, incl GST, any date current or retrospective, signed by a Chartered Accountant and Certified Property Valuer.
Start your orderHow it worksWhat the wider market charges
Published pricing across Australian valuers puts a standard residential CGT valuation broadly between $250 and $600, with metropolitan full-inspection valuations commonly $500 to $1,200, complex or prestige residential $800 to $2,000, and commercial or high-value work from about $1,200 to well over $3,000. Typical turnaround for inspection-based reports is 5 to 10 business days, with rush fees adding 20 to 50 per cent.
The spread comes down to delivery model. A valuer driving to the property, inspecting, and writing a long-form report carries cost that a desktop methodology does not. For CGT purposes, particularly retrospective dates, the inspection adds little: the property's condition at the valuation date is established from records, photographs and listing history, and the value rests on comparable sales evidence either way.
What drives the price
- Property type. Commercial property demands income analysis, lease review and capitalisation methodology on top of direct comparison, which is why it prices roughly double residential.
- Delivery model. Desktop versus physical inspection is the single biggest cost lever, as above.
- Complexity. Unusual assets, part-completed developments, rural holdings with mixed use, or properties with almost no comparable evidence take longer and cost more anywhere.
- Urgency. Many firms load 20 to 50 per cent for rush delivery. Our standard turnaround is already 24 to 48 hours.
- Who signs it. A report signed by a Certified Property Valuer is the standard the ATO's guidance describes. Cheaper automated estimates and agent appraisals are not comparable products, as we cover in agent appraisal vs valuation.
Do retrospective valuations cost more?
With us, no. A retrospective valuation at a past date, the day a home first earned rent, a date of death, a separation date, or the coming 1 July 2027 reset date, is the same $297 residential and $595 commercial. The work shifts from current listings to historical sales databases, but the methodology is the same discipline. Some firms price retrospective work at a premium of $600 to $1,500; it is worth asking before you commission.
Planning win
The 1 July 2027 planning angleThe enacted CGT reform means most investment property held across 1 July 2027 will need a market value at that date to split the gain between the old and new rules. A valuation commissioned near the date, while the sales evidence is fresh, costs $297. Reconstructing the same figure in 2032 is harder work and weaker evidence. Details on our 1 July 2027 valuation page.
The fee is tax-relevant itself
The valuation fee is not dead money. A valuer's fee incurred for your CGT calculation is an incidental cost that can form part of the property's cost base under section 110-35, reducing the eventual gain. In some circumstances it is instead deductible as a cost of managing your tax affairs under section 25-5. One treatment applies, not both; your accountant will pick the correct one. Either way, the after-tax cost of a $297 report is lower than the sticker price, and it is protecting a number that frequently moves the tax outcome by tens of thousands of dollars.
When cheap costs more
The false economy in this market is the free number. An agent appraisal or an online estimate costs nothing and is worth what it costs at review time: no methodology, no independence, no penalty protection. The expensive mistake is rarer but real too, paying $1,500 for an inspection-based retrospective report when the inspection contributes nothing to a value set years in the past. Match the product to the job. For a CGT date, the job is defensible comparable-sales evidence at the valuation date, signed by a qualified valuer, and that is a $297 exercise, not a $1,500 one and never a free one.
Measured against what the report is deciding, the fee is small. Run a property through our capital gains tax calculator and compare the two results; the gap is what the CGT changes from 1 July 2027 make a valuation worth.
Common questions
How much does a property valuation cost in Australia?
For CGT purposes, residential valuations typically cost $250 to $600 and commercial from about $1,200 upward across the market, with inspection-based reports at the top of those ranges. Our desktop CGT reports are $297 residential and $595 commercial, incl GST, delivered in 24 to 48 hours.
Is a CGT valuation tax deductible?
The fee can form part of your cost base as an incidental cost under section 110-35, reducing your capital gain, or in some cases be deductible under section 25-5 as a cost of managing your tax affairs. Your accountant applies one treatment, not both.
Why are some valuations so much cheaper than others?
Delivery model. Desktop valuations remove travel and inspection cost without changing the evidentiary substance for CGT, where value rests on comparable sales at the valuation date. Automated online estimates and agent appraisals are cheaper again, but they are not valuations and carry little weight with the ATO.
Does a retrospective valuation cost extra?
Not with us. Any single date, past or present, is $297 residential and $595 commercial. Some firms charge a premium of $600 to $1,500 for retrospective dates, so compare on the date you actually need.
