Can I use my real estate agent's letter for the ATO?

It is not recommended. The ATO expects market valuations to be prepared by a qualified, independent valuer using supportable evidence. Agent letters are generally non-binding opinions and may not withstand an audit.

What happens if I turned my home into a rental 3 years ago without getting a valuation?

You can still obtain a retrospective valuation. We value the property as at the date it was first used to produce income, using historical sales evidence from that period, so you can establish the correct cost base before you sell.

What documents do I need to supply for a CGT valuation?

The property address, the relevant valuation date, details of any renovations or improvements (with dates), and, if available, the original purchase contract and any council approvals.

How fast can I receive my completed CGT report?

Typically within 24–48 hours of inspection. Retrospective reports can take slightly longer depending on the age of the valuation date. Urgent turnaround is available.

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Capital Gains Tax (CGT) Property Valuations Sydney

ATO-compliant, independent market valuations for investment properties, main residence exemptions, and retrospective dates across Greater Sydney.

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Australian Property Institute (API)

Certified Practising Valuer (CPV)

25+ Years Experience

100% Independent – Zero Sales Bias

Quick answer

When is a CGT valuation legally required in Australia?

A capital gains tax valuation is an independent market valuation, prepared by a qualified valuer, that establishes a property's market value at a specific date so the correct CGT cost base can be calculated and reported to the Australian Taxation Office (ATO).

When an owner-occupied home is first used to produce income (becomes a rental) — the 'first used to produce income' rule under Section 118-192 ITAA 1997.
When property is transferred between related parties, family trusts, companies or SMSFs.
When subdividing a primary residence and apportioning value between lots.
When a cost base must be established at a retrospective date in the past, including ahead of anticipated changes to CGT settings.

Why real estate appraisals are rejected by the ATO

The ATO's market valuation guidelines require valuations to be prepared by a suitably qualified, independent valuer using reasonable methodology and supporting evidence. A real estate agent's appraisal letter is a marketing opinion, is rarely supported by comparable sales analysis, and carries no professional indemnity for tax purposes. In an audit, an unsupported figure can be rejected and the cost base reassessed — often with penalties and interest.

How we calculate your CGT cost base

Every report begins with a physical inspection (or a desktop review for historical dates where appropriate). We then analyse historical comparable sales evidence, adjust for land size, condition and capital improvements, and account for local market movements at the relevant date. The result is a 20–40 page, API-standard report that clearly sets out the market value and the evidence that supports it.

Retrospective CGT valuations explained

Missed getting a valuation when your home became a rental? AMC routinely values Sydney property at any past date. We access historical land title records, NSW Valuer General sales registries, archived listing data and proprietary databases to reconstruct the market as it stood on your trigger date — producing a defensible valuation years after the event.

Case study

How a CGT valuation protects you from overpaying

A typical Sydney scenario: a home converted to an investment property, then sold years later.

2012

Purchase as main residence

Home bought for $780,000. Main residence exemption applies — no CGT accrues.

2018

Becomes a rental — valuation trigger

Market value at this date becomes the new cost base under Section 118-192. AMC values it at $1,450,000.

2026

Property sold

Sold for $1,900,000. Taxable gain is measured from the 2018 value, not the 2012 price.

Without a valuation (gain from purchase price)

$1,120,000 gain

With an AMC CGT valuation (gain from 2018 value)

$450,000 gain

Illustrative example only. Actual outcomes depend on your circumstances — consult your accountant or tax adviser.

FAQs

Capital Gains Tax Valuation FAQs

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Need a legally defensible valuation?

Speak with a Certified Practising Valuer today. Reports in 24–48 hours across Greater Sydney.

Get an Instant Quote Call a Valuer: 1300 726 952