Almost every property you manage is an investment property, and from 1 July 2027 the way capital gains are calculated changes. A valuation at that date is not compulsory — but for some landlords it is evidence they will wish they had. You are the person they will ask first.
You do not need to explain the tax. You only need to be the one who mentioned it in time.
From 1 July 2027, cost-base indexation replaces the 50% capital gains discount for individuals, partnerships and trusts. A market valuation as at that date evidences how much of an eventual gain sits under the older rules.
A formal valuation is not mandatory. The legislation provides a prescribed apportionment methodology as an alternative, and for many owners that will be enough. A valuation matters where the apportioned figure would not reflect the property — long holdings, heavy improvement, development potential, a rezoning. Which of those applies is a question for the landlord's accountant, not for you and not for us.
Separately, landlords whose property sits inside an SMSF need a defensible market value at each 30 June under Division 296.
You are in contact with the landlord routinely, and the accountant usually is not. By the time a tax agent raises it, the valuation date may have passed — and a valuation at a past date is a narrower, more expensive exercise than one made at the time.
Telling a landlord early costs you nothing and is the kind of thing they remember at renewal.
Not to you, not to anyone. It is one of the four things this business promises in writing, and it is what lets a valuation carry weight when it is questioned. If a competitor offers you a commission for landlord referrals, that is a fact about their independence worth knowing.
Every valuation is ordered by the client through our portal, with the fee paid before work starts. You send the landlord the link. They choose whether to proceed, and the engagement is between them and us.
The letters below are the valuer's own, signed by him. They tell a landlord that a date exists and that their accountant is the person to ask, and they say plainly that a valuation is not required in every case. Forwarding a letter someone else signed is not advice.
We do not ask you for landlord contact details, and we do not want a list. You pass on the information; whether it is acted on is between the landlord and their adviser.
You forward them. Nothing in them is written in your voice, so you are never the one making a claim about anybody's tax position — and each one says plainly that a valuation may not be needed at all, and that the landlord's accountant is the person to ask.
The one most property managers will use. Sets out what changes on 1 July 2027, says a formal valuation is not necessarily required, and lists the circumstances where one is worth discussing with an accountant.
A longer professional update, including the distinction between a 30 June SMSF valuation for financial reporting and a separate 1 July 2027 valuation for the CGT transition.
A short note an accountant can send straight on to their own client.
Forward the one that fits. There is nothing to rewrite and nothing to fill in except the valuer's details — they are his letters, sent under his registration, which is what makes them worth forwarding.
[Drafts. The wording is the valuer's, but the letters offer commercial valuations and related-party work that fall outside Datum's residential-only scope — that has to be reconciled before they are circulated.]
So you can answer the first question a landlord asks without having to promise anything on our behalf. The large figure is the total payable including GST; our fee excluding GST is shown beneath it.
| Tier | Used when | Fee |
|---|---|---|
Desktop Full evidence and records review, without a site attendance. |
Conforming property with dense, recent comparable evidence and no risk factors. | $374incl. GST · $340 + GST |
Kerbside External inspection, plus the full evidence and records review. |
Higher-value property, or anything where presentation and position need to be seen. | $682incl. GST · $620 + GST |
Full inspection Internal and external inspection of the property and its improvements. |
Acreage, rural residential, unusual or high-value property, or thin comparable evidence. | $1,265incl. GST · $1,150 + GST |
We value residential property only — houses, units, townhouses and villas, vacant residential land and rural residential holdings. We do not value commercial property of any kind, or Specialist Disability Accommodation.
They order, they pay, they get a signed valuation and an evidence file kept for ten years. You get a landlord who heard about the deadline from you rather than from their accountant, too late.