by Lucy Robertson | Jun 27, 2026 | Certified Practising Valuer, Property tax, Shoalhaven property
The Australian Government’s Capital Gains Tax (CGT) reforms, due to commence from 1 July 2027, are expected to be the biggest changes to the CGT system in more than 25 years. While accountants and financial advisers will help property owners understand the tax implications, one thing is already becoming clear – accurate property valuations will play a critical role.
Under the proposed transitional arrangements, many property owners who purchased assets before 1 July 2027 may need to establish the market value of their property at that date. An independent valuation can provide an important record that may be relied upon when calculating future capital gains, depending on individual circumstances and the final legislation.
For owners of investment properties across Culburra Beach, Callala Bay, Callala Beach, Orient Point and the wider Shoalhaven, obtaining a professional valuation from an experienced Certified Practising Valuer can provide confidence that the property’s value has been assessed independently and in accordance with recognised valuation standards.
At Morton Property Valuation, we have extensive experience valuing residential, rural commercial and lifestyle properties throughout the NSW South Coast. Whether you’re planning ahead, restructuring your investments or simply want to understand the current value of your property before the 2027 changes take effect, we’re here to help.
As The Sydney Morning Herald’s Money expert Neil Whitaker recently explained, accurate property valuations that use reliable sales evidence will be important in managing future tax implications and benefits of the changes. Property investors don’t need to rush out and get a valuation completed as soon as possible, and they should also keep in mind that property valuations can be legally backdated. However the longer the valuation takes place after 2027, the harder it can be for the valuer to understand your needs and find interpret a historical market. Generally, the sooner you can have your investment property valued as at 1 July 2027, the easier it will be find an accurate and beneficial cost base on which CGT can be calculated for your circumstances.
Similarly, the ATO itself says valuations by a Certified Practising Valuer will also be seen as “more credible than those provided by someone who isn’t a propessional valuer, for example a real estate agent.”
If you think the upcoming CGT changes may affect you, it’s worth speaking with both your accountant and an independent property valuer well before the new rules commence. Planning ahead today could make future tax calculations much simpler.
This article provides general information only and should not be relied upon as taxation or financial advice. Property owners should seek advice from their accountant or financial adviser regarding their individual circumstances.
by James Morton | Jan 23, 2026 | Certified Practising Valuer, South Coast property
It depends… some insurance companies don’t require a full valuation report from a certified practising valuer. BUT it’s always a good idea to make sure you’re insuring for the right amount, and most leading insurance companies in Australia require it.
If you’re in any kind of special zoning (like flood prone, environmental, or fire zone) or have a cracking house that holds special value (like architectural or historical significance), it will be a must.
Of course this might not be good news if you’re the homeowner and just want a policy, but a good way to look at it is to consider the consequences of being over- or under-insured.
Being overinsured:
This mens paying more than you have to! Generally this should be avoided at all costs!
Paying more premiums to insure your property than you need to is a waste of time and money. Many insurance companies will err on the side of over-insurance but it’s not a situation that benefits the homeowner.
Being under-insured:
Perhaps the most devastating outcome of insurance problems is the worst case scenario of being under-insured. Homeowners often don’t realise this is the case until after a flood or fire has swept through and taken your house, and you realise you won’t be paid enough to rebuild it.
This outcome is best avoided by having a certified property valuer who can ensure your insurance valuation meets all legal requirements and future-proofing methodologies to mean if the worst happens, you will be able to rebuild.
Don’t wait for something bad to happen to realise you’ve been paying the wrong premium amount… speak to your insurer or legal representative now and get a qualified valuation to make your future watertight. Or fire-proof. Pun intended.
by James Morton | Jan 22, 2026 | Certified Practising Valuer, Estate planning, Family law
Settling property assets after a marriage or family breakdown is never a fun thing to do, but there are some simple rules you can follow to make it an easier process for everyone involved.
As a property valuer with decades of experience in family law and property settlement, I’ve seen all sorts of family property drama unfold, and it’s not a great place to be. So save yourself more hassle by getting on the same page as your (former) loved ones and try to tick the following boxes:
- Joint instruction is always preferred in terms of securing a valuation for your property. This means you and your other parties (ie, husband, wife, sibling, parent, etc) will seek the valuation together and agree on the purpose of the report. The alternative is that only one party will instruct the valuer and pressures them to create a higher or lower valuation figure in order to reduce or increase the settlement in their favour. While a CPV will always seek to write a report that satisfies the client’s needs, they are bound by market evidence and legal guidelines so won’t ever come up with a valuation that helps ‘rip someone off’. Preparing joint instructions just makes it simpler to apply a fair and transparent valuation that is less likely to be challenged or require another report to be commissioned later on… Joint instructions = win/win in the long run!
- You don’t always need a lawyer or solicitor to be involved in a property settlement and it’s often better for everyone if you can move through the process without them (especially considering their fees!). Whether legal practitioners are involved or not, a Certified Practising Valuer will always write their report in accordance with Civil Procedure rules in the event that the matter ends up in court… even if it doesn’t seem likely at the outset.
- If you do need to lawyer up, keep it friendly. The more both or all parties can agree on from the start, the less will end up being paid in legal fees or new valuation reports. It’s fair to expect that using lawyers will save a lot of stress and soul-searching through what is already a stressful process, but remaining civil can still save you loads. And remember, a CPV is an impartial party in the property settlement, so they don’t want to know how the other party cheated on you or failed to adequately parent the kids unless it’s had an impact on the property itself.
- Have keys. There has unfortunately been more than one occasion when I have been asked to prepare a property valuation for family law purposes, only to be told on the day of inspection to climb in the kitchen window! If you don’t have legal access to the property for inspection purposes, don’t expect your CPV to be up for some casual break and enter… after all, it’s best for everyone that the CPV remains impartial and uninvolved, so keep it this way from the start!
Reach out for my advice on how to maintain minimum standards of fairness and respect during a tricky time, or have your solicitor send me some instructions after you have digested these hot tips.
Meantime, be nice to your wife or mother and reap the rewards down the track…
by James Morton | Jan 18, 2026 | Certified Practising Valuer, Estate planning, Family law, Property tax, Stamp duty valuation
Stamp Duty is something you might not have heard of until you suddenly need to pay it. Like other kinds of tax such as Capital Gains, it’s a government fee that’s only payable when you are in the fortunate position of buying or being transferred a property. It’s payable on all types of property purchase or transfer, including residential, rural or commercial.
While there may be situations or ‘loopholes’ that can be enacted to avoid paying Stamp Duty, you will still likely need a full valuation report to support the transfer or sale. In most cases, I would advise new property owners to have their own conveyancer or solicitor ready to go, as valuations for Stamp Duty purposes are valid for only 90 days after the inspection date. If, after 90 days, the transfer hasn’t been completed, another inspection needs to take place and a new valuation service fee is payable.
Current Australian property and taxation laws require all valuation reports for Stamp Duty calculations to include a physical inspection by a qualified property valuer.
The valuation will determine the market value of a property and facilitate legal or taxation professionals to calculate stamp duty payable (or exemptions) based on this report. It is currently the only legal method for calculating the amount payable every time you purchase a property, including inheriting or transferring property in estate planning contexts that might not be tested ‘at market’.
Advice about the amount payable in different scenarios should always come from a legal practitioner such as a lawyer, solicitor or conveyancer experienced in property and estate matters, but a certified property valuer accredited with the Australian Property Institute (API) needs to be involved in the valuation to qualify market value.
They say death and taxes are the only inevitable parts of life, and it may never be more true than when you suddenly need to pay Stamp Duty for whatever reason, but doing it properly will save you plenty of time and money in the long run.
For the record, Revenue NSW handles Stamp Duty obligations while the Australian Tax Office (ATO) handles Capital Gains Tax liability for Australian property owners.
So, talk to your solicitor or conveyancer about your personal situation and have them send their instructions to a Certified Practising Valuer to make the process as easy as possible.
Or drop me a line and I can walk you through the process so it’s less irritating and confusing than it feels right now!
Good luck! May the power of friendly CPVs be with you…
by James Morton | Jan 16, 2026 | Certified Practising Valuer, Estate planning, Family law
In a world where there is an app for most things, it’s a fair question to ask why a generic online report or app-based figure can’t be used for those times when you’ve been told you need a property valuation.
To be honest, there might very well be times when you can get away with a valuation based on automated algorithms and AI… but this will only be the case if your property is a bog-standard home with no special features and the purpose is very straightforward (like finding the market ‘value’ of a house you are thinking of buying, for example, or wanting a ballpark figure for residential sale). And that’s a pretty big BUT.
Currently, Australian law requires a Certified Practising Valuer who is accredited with the Australian Property Institute (API) to be involved in most types of property valuation – including any transfers of assets relating to estate planning, family law settlements, Stamp Duty calculations, Capital Gains Tax liability, or SMSF audits.
So, by all means, order a generic online report if you just want to see how much your place is worth from someone who isn’t just the real estate agent interested in selling it… but if you need a valuation for any other reason, you’re going to need a full valuation report that includes a physical inspection by someone who is qualified.
The current level of qualification for a Certified Practising Valuer in Australia is a Masters degree or higher, and at the moment AI doesn’t fit the bill.
So forget the apps and hire a real person to get the job done right. You can also call me or drop me an email if you want to know what kind of valuation you need in your personal context.
Or ask your preferred local solicitor or conveyancer about it and have them send me instructions… It’s not as fast as an app but it will have a much more comprehensive result!
by James Morton | Jan 14, 2026 | Australian Property Institute, Certified Practising Valuer, Regional NSW valuer
A Certified Practising Valuer (CPV) in Australia is a highly qualified, accredited property professional with the Australian Property Institute (API) (or similar bodies) who provides expert, impartial valuations for all types of real estate, meeting rigorous education and experience standards, making them trusted for lending, legal, and investment decisions.
CPVs assess location, condition, comparable sales, and market factors to determine property value, often specialising in residential, commercial, or rural properties, and often in specific regional areas. They are also recognised by major financial institutions.
Currently, the required level of training for a CPV is a Masters Degree or higher, with ongoing requirements to maintain minimum hours of education and training every year to keep their accreditation.
CPVs are also bound by a strict code of conduct, ethics, and ongoing professional development (CPD) to maintain their certification with the API.
Certified Practising Valuers offer certainty and reduce risk in property transactions by providing reliable, evidence-based valuations; a crucial service in the Australian economy.
A workforce survey of Australian employees back in the 2000s reported that CPVs were once the “worst dressed” professional in the country, but this has happily been gazumped by IT professionals in more recent surveys. Phew.
So don’t look at how daggy they might be, just think of their education and training and experience the next time you need a Certified practising Valuer involved in your life. And try to be thankful your internet doesn’t need fixing.
