It's a term that gets used constantly in the lead-up to the 2027 CGT changes, but rarely explained. A "certified valuation" isn't just any number someone gives you for your property; it's a specific type of document, prepared by a specific type of professional, that the tax office can actually rely on.
What makes a valuation "certified"?
Five things, in practice:
- It's prepared by a registered, qualified valuer, not a real estate agent, and not an automated tool.
- It values the property "as at" a specific date, in this case, 1 July 2027, regardless of when the valuer actually visits or writes the report.
- It's backed by a formal written report, typically including comparable sales evidence and the valuer's professional opinion of value.
- It's signed and dated by the valuer, who takes professional responsibility for the figure.
- It follows the ATO's approved valuation methodology for CGT purposes, rather than an informal or ad hoc approach.
Who's allowed to do one?
Property valuers in Australia generally need to hold specific qualifications and registration, and the exact requirements vary by state. Many practising valuers hold certification through the Australian Property Institute or an equivalent state-based licence.
This is different from a real estate agent's market appraisal. An agent can give you a useful, free read on what your property might sell for, but that's a sales opinion, not a certified valuation, and it doesn't carry the same weight as evidence.
Desktop or In-Person: both can count
A certified valuation can be either a Desktop Valuation (based on data and comparable sales research, without a physical inspection) or an In-Person valuation (including a physical inspection of the property). Both are valid, provided they're prepared and signed by a registered valuer.
What doesn't count
- A real estate agent's appraisal is useful for a quick read on price, but not a certified valuation.
- An online estimate or automated valuation tool not signed by a registered valuer, and not accepted as evidence.
- A verbal opinion, even from a valuer, without a signed, written report; there's nothing to point to.
- An AI-generated valuation or automated price estimate, even a sophisticated one, isn't signed by a registered valuer, and doesn't meet the same evidentiary bar.
Why this matters for the 2027 CGT changes
The tax office's two-era CGT split relies on one number: what your property was worth on 1 July 2027. That number has to come from somewhere solid enough to stand behind at tax time; a certified valuation is what fills that gap. Without one, the tax office falls back on its own default, time-based estimate instead.
Why this matters
Getting a certified valuation isn't just a box to tick; it's the document that gives the tax office (and your accountant) a real number to work with, instead of a rough guess. It's worth making sure it's done properly, by someone actually qualified to do it.
This article is general information only and doesn't consider your personal circumstances. Speak with a registered tax agent or accountant about your own situation.
