If yours is not below, ask a real valuer and a valuer will write back.
A valuer's signed opinion of what a property was worth on one nominated day, with the comparable sales and the reasoning set out beneath it. In Rhodes the reasoning carries as much weight as the figure, because a list of nearby sales here will contain a great many results that do not compare to the property at all.
An appraisal is an unsigned selling estimate, given free while an agent competes for the listing. A valuation is independent of any sale, carries a stated date, rests on sales that have settled and is signed by the valuer who formed the view. In Rhodes the second one has to say which sales it used, and that is most of its value.
In New South Wales, a valuer with the professional qualification and standing to have their opinion relied on. Their name and credentials appear on the report, which is exactly what allows a third party to act on it.
Yes. A valuer independent of your fund prepares and signs it, SISR 8.02B is the standard it is written to, and the comparable sales are attached rather than summarised, so an auditor can follow the figure back to its evidence.
The valuer who formed the opinion, named on the report with their qualification. Not the model that assembled the evidence, and never somebody signing on their behalf..
No. Nobody signs it, so there is no independent opinion in it for an auditor, an accountant or a revenue office to act on. It is for deciding. On timing: a signed desktop report usually goes out the same day, and an Automated Market Assessment arrives the next business day.
It is effective as at its date rather than open-endedly. Where the organisation receiving it applies a currency period, that period is what counts, and your adviser will know which. Rhodes turns over quickly enough that ordering close to when the figure is actually needed is usually the simpler course.
Yes. $169 for signed desktop reports, $79 for Automated Market Assessments.
An advertised price is a marketing position, often a range set to attract interest. A valuation reports settled evidence. In Rhodes the two part company most often over things a campaign can describe and a sales record cannot: which level a property sits on, which way it faces and what it actually looks out on.
A signed desktop report is usually ready the same business day, and Rhodes is well supplied with recent settled sales, so gathering evidence is rarely the slow part. Choosing between it is. An inspected report waits on access, and an Automated Market Assessment arrives the next business day.
No. A rates notice generally carries a land value, the ground on its own with nothing built on it, struck for rating at a date the council chose. Where a property is one holding among many on the same ground, that figure tells you very little about what any one of them is worth. A valuation covers the whole property at the date you need.