Tax valuations

CGT Property Valuation in Sydney

Capital gains tax valuation in Sydney: valuer-signed reports for today's date or a date in the past. Fee and timing confirmed before we start.

Get a free quote Call 02 8626 1818

Free consultationInitial consultation and quote are free

Fee confirmed upfrontFirm estimate before any work begins

Timeline agreed upfrontTimeline agreed at the start

Certified Practising ValuerSydney CBD office, PI insured

Accreditations

Accredited and certified

APIAustralian Property Institute

RICSRoyal Institution of Chartered Surveyors

CPV – Certified Practising Valuer (Property & Plant & Machinery)

CPVProperty, Plant and Machinery

ATOATO-compliant valuations for CGT and SMSF

Where we work

Sydney CGT valuers, based in the CBD

Monita prepares capital gains tax valuations for Sydney property from its office at 1/261 George Street. Where an inspection is needed, we confirm at the free consultation how it will be arranged for your location.

Based in Sydney CBD

1/261 George Street. One valuer, one process, from the first call to the final report.

Residential and commercial

Homes, units and land, through to offices, retail and industrial.

Inspection arranged for you

We confirm at the free consultation how it will be arranged for your location.

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Valuation types

Which CGT valuation do you need?

Current-date valuation

For a sale, a change of use or a transfer happening now. The value is stated as at today's date.

Past-date (retrospective) valuation

For the date of death, the date a property was first rented, or the date you bought it. We value the property as at that earlier date. This is also called a backdated or retrospective property valuation.

1 July 2027 valuation

For owners who want to register for a valuation as at 1 July 2027. Rules change from that date, so speak to your accountant about what applies to you.

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Hot topic: 1 July 2027

CGT changes from 1 July 2027: what property owners need to know

Australia's capital gains tax rules change from 1 July 2027. For property held across that date, the market value on the day can decide how your future gain is taxed, which is why many investors are planning their valuations now.

The 50% discount is replaced

From 1 July 2027, for resident individuals, trusts and partnerships, the flat 50% CGT discount is replaced by indexing the cost base for inflation for gains that accrue after that date, so tax generally applies to the real (after-inflation) gain. Super funds, companies and eligible new residential dwellings are treated differently.

A minimum tax applies

For individuals, a minimum tax of 30% can apply to the part of a capital gain that arises under the new rules. Exceptions apply, for example for eligible new residential dwellings. Your accountant will confirm whether it applies to you.

1 July 2027 is the dividing line

Gains that built up to 1 July 2027 are dealt with under the existing rules, and gains after that date under the new rules. The market value of the property at that date is the reference point for splitting the two.

The main residence exemption, assets acquired before 20 September 1985 (pre-CGT) and certain new residential developments have separate treatment, so please do not assume the same outcome applies to every property.

Why the date matters

How the 1 July 2027 value can split your gain

Think of 1 July 2027 as a line through the life of your investment. Growth before the line and growth after it can be taxed differently, so the value on that day determines how much sits on each side.

A well-evidenced valuation gives you and your accountant a clear, defensible number to rely on if the figure is ever questioned.

Simple illustration

Purchased (2012): $600,000
Market value at 1 July 2027: $1,000,000
Sold (later year): $1,300,000

Gain up to 1 July 2027

$400,000

Dealt with under the existing rules

Gain after 1 July 2027

$300,000

Dealt with under the new rules

Illustrative only, using simple round numbers. The actual treatment depends on your circumstances, the type of asset, and the final detail of the rules and transitional arrangements. Your accountant or tax adviser will work out your result.

Planning ahead

When to get your valuation

Speak to your accountant first

Ask whether the 1 July 2027 market value of your property will matter for your CGT position, and whether a valuation or the alternative apportionment method that the government has proposed (not yet finalised) may suit you better.

Get the valuation close to the date

Australian Property Institute guidance says a valuation obtained close to 1 July 2027 is more reliable and defensible than one reconstructed years later.

Know how the report is finalised

A valuation as at 1 July 2027 can only be completed once that date has passed and the market evidence is available. Booking a call now helps you plan, but it is not a completed future-dated valuation.

Keep these records

Good evidence from around the valuation date makes a valuation stronger, and is hard to rebuild years later.

Dated photographs of the property, inside and out
Floor plans, council approvals and building plans
Renovation, extension and improvement invoices
Tenancy details, leases and rental history
The purchase contract and any earlier valuations

When you need one

When Do You Need a CGT Valuation?

Selling an investment property or other asset

The value of the asset at the time of the CGT event is central to working out your capital gain or loss.

Holding property across 1 July 2027

Long-held investment property may need a market value as at 1 July 2027 to split gains between the existing and new rules.

A former home that becomes a rental

When a home is first used to produce income, its market value at that time can be relevant to the cost base, depending on the circumstances.

Inherited property and deceased estates

The cost base is not always the value at the date of death. It can depend on when the deceased acquired the property and how it was used.

Gifts and family transfers

Where a property is gifted or transferred at a non-market price, market value may be substituted for the price actually paid.

Moving overseas

If you change tax residency, a market value at that date can matter for some assets, for example shares. Australian real property generally stays within the CGT system. Ask your accountant which applies to you.

Subdivisions, developments and restructures

Valuations help apportion the cost base across new lots and support transfers between related parties, entities and funds.

Missing records from the past

A retrospective valuation can establish market value as at a past date when it was not recorded at the time.

Retrospective valuations

Retrospective Valuation for CGT (Backdated Property Valuation)

A retrospective valuation assesses what a property was worth on a specific date in the past, using the market evidence and condition of the property at that time. It supports situations where tax rules look to market value rather than the price you paid.

The ATO does not require an independent valuation in every CGT situation, and a valuation does not replace tax advice. It is evidence that your accountant or tax adviser uses to work out your cost base and tax position.

What the report includes

The property identified and the valuation date clearly stated
The purpose of the valuation and the assumptions made
Comparable sales analysis, with the reasoning shown
A reconstruction of the property's condition and features as at that date

To prepare it, we ask for the property address, the valuation date, your accountant's instructions and any historical records you hold.

FAQ

CGT valuation questions

It is an independent assessment of what an asset was, or is, worth at a specific date. That value can be used when working out your cost base or the capital proceeds on a CGT event.

A property valuation for CGT is an independent valuation of a property at a specific date, prepared so the market value can be used when working out the cost base or the capital proceeds for CGT. It is usually prepared by a Certified Practising Valuer so the evidence behind the figure is clear if the tax office asks for it. Your accountant confirms which date and which value your return needs.

A formal independent valuation is not required in every case, but it is the strongest evidence of market value. It is most often used for inherited property, a home that became a rental, gifts and family transfers, and properties held across 1 July 2027. Ask your accountant whether it suits your situation.

From 1 July 2027, for resident individuals, trusts and partnerships, the 50% CGT discount is replaced by indexing the cost base for inflation for gains that accrue after that date. A minimum tax of 30% can apply to individuals on that part of the gain, with exceptions. For assets held across that date, the market value on 1 July 2027 becomes the reference point for splitting gains between the existing and new rules. Your accountant can confirm how this applies to you.

Not necessarily. A formal valuation is not mandatory in every case, and an alternative apportionment method has been proposed but is not yet finalised. However, that method may not reflect what your particular property was actually worth, so many long-term investors choose to have a valuation. Please ask your accountant which approach suits you.

Planning can start now, but a valuation as at 1 July 2027 can only be finalised after that date. API guidance says a valuation obtained close to the date is more reliable and defensible. In the meantime, keep dated photos, plans, renovation records and tenancy details.

These have separate treatment. The main residence exemption is not affected in the same way, pre-CGT assets (acquired before 20 September 1985) are dealt with under their own rules, and certain new residential developments may have an election between the old and new approaches. Please get advice for your situation.

Yes. Retrospective valuations assess market value as at a past date, using the market evidence available at that time. They are often needed for inherited property, properties first rented out, family transfers and assets where no valuation was kept.

It depends on the purpose and the date. Some retrospective valuations can be completed as desktop assessments. We will tell you what is needed at the free consultation.

Most valuations are delivered within 5–10 business days. Urgent matters can be expedited, and we commit to a timeline up front.

Yes. All initial consultations and quotes are free of charge, and you speak directly with the principal about scope, timing and fees.

This page is general information about valuations and the CGT changes, current as at November 2026, and is not taxation, legal or financial advice. The rules and transitional arrangements are detailed and can change, so please speak to your accountant or tax adviser about your own situation.

Further reading: Australian Property Institute, The CGT changes and property valuations

Why clients trust Monita

24+

Years of experience

Hands-on valuation experience behind every report.

2,000+

Valuations completed

Independent, signed reports for owners and advisers.

Confidential

Your enquiry and your valuation stay private.

Why a valuer

A valuer's report, not an agent appraisal or an online estimate

Who prepares it

Valuer: A Certified Practising Valuer
Agent: An agent who sells property
Online: Software

Independent of the sale

Valuer: Yes
Agent: No
Online: Not applicable

Market evidence and method shown

Valuer: Yes
Agent: Rarely
Online: No

Signed report

Valuer: Yes, signed by a valuer
Agent: No
Online: No

Can be given to your accountant

Valuer: Yes
Agent: As an opinion only
Online: As an estimate only

	Valuer's report	Real estate agent	Online estimate
Who prepares it	A Certified Practising Valuer	An agent who sells property	Software
Independent of the sale	Yes	No	Not applicable
Market evidence and method shown	Yes	Rarely	No
Signed report	Yes, signed by a valuer	No	No
Can be given to your accountant	Yes	As an opinion only	As an estimate only

How it works

Clear from the first call to the final report

Free consultation

Tell us the property, the valuation date and what it is for. We confirm the scope and the fee before any work begins.

Evidence gathering

We collect the records and market evidence needed for your valuation date.

Valuation and analysis

A Certified Practising Valuer analyses the evidence and prepares the valuation.

Report delivered

A clear, signed report, delivered within the timeline we agree at the start.

Start with a free consultation

The report

What your CGT valuation report includes

A clear, signed report your accountant can work with, with the reasoning behind the figure shown.

The property identified and the valuation date stated
The purpose of the valuation: capital gains tax
The method and the market evidence used
Assumptions and limitations stated clearly
Signed by a Certified Practising Valuer
Written so your accountant can use it

For accountants and tax agents

Working with your client's accountant?

Many CGT valuations are arranged with an accountant. CGT valuation checklist for accountants and advisers

A clear valuation date and basis stated in the report
A direct line to the valuer
A signed report ready for your client's file

Your valuer

Nirav Shah

Chartered Valuation Surveyor (MRICS)
Certified Practising Valuer (Property)
Certified Practising Valuer (Plant & Machinery)

Direct access to the valuer from brief to delivery
Certified Practising Valuer credential recognised by Australian lenders
Constant communication from brief to delivery

With 24 years of hands-on experience and dual Certified Practising Valuer credentials – a rare qualification spanning both Property and Plant & Machinery – Nirav brings unmatched depth to every engagement. When you work with Monita, you work directly with Nirav.

Talk to a valuer

Free quote

Ready for a CGT valuation in Sydney?

Tell us about the property and the date you need the value for. A valuer will get back to you.

Certified Practising Valuer (Property) and Chartered Valuation Surveyor (MRICS)
Current-date, past-date and 1 July 2027 valuations
Sydney property, current and past dates
Free consultation and a firm estimate before any work begins

02 8626 1818 WhatsApp

Mon – Fri: 8:30 am – 5:30 pm (Sydney time)

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Tell us about the property and the date you need the value for.