Evidence that holds up when the ATO asks how you got the number.
RPV prepares market valuations for accountants, tax agents and SMSF administrators across Australia: capital gains cost bases, annual SMSF asset evidence at 30 June, related-party and family transfers, market value substitution, and retrospective valuation dates going back decades. Every report states the basis of value, the valuation date, the comparable evidence relied on and the assumptions — the elements the ATO says it expects to see. Fixed fee before instruction, delivered 3–5 business days after inspection.
Four situations that arrive on your desk.
Cost bases and the date the legislation fixes
The most common failure is not the figure but the date. A property first used to produce income, a main residence that changed use, an inherited dwelling, a pre-CGT acquisition — each has its own date, set by the legislation rather than by convenience.
How CGT valuation dates workAnnual market value evidence at 30 June
Trustees must value fund assets at market value for the financial statements, and the auditor has to be able to rely on the evidence. Booked early in the cycle rather than in the week the auditor asks.
SMSF valuation requirementsTransfers between family members and entities
Duty is generally charged on the higher of consideration and market value, and each revenue office wants different evidence on its own lodgement clock — Queensland, for example, generally requires lodgement within 30 days of the dutiable transaction.
State-by-state requirementsValuations for dates decades in the past
Reconstructed from the sales evidence that existed at the date, with the property’s condition then established from documentary evidence. The valuer must exclude knowledge of later market movement — a report that lets subsequent growth in is vulnerable on review.
What the ATO expects, sourcedThree lines and we can quote.
Address, the valuation date, and the provision that fixes it. If the date is the question rather than the answer, say so and we will work it out with you.
Essential
Helpful for retrospective dates
None of this is mandatory. Each item reduces the assumptions the report has to carry, and assumptions are what a reviewer questions first.
Everyone needs the same week.
SMSF property valuations cluster into a few weeks because the requirement attaches to a single date and the audit follows it. The result is predictable: inspections compete for the same diary, and the funds that left it latest get the least attention.
The valuation must evidence market value at 30 June — not at the date you got around to instructing. That means the work can be done ahead of the deadline and dated correctly, or done afterwards and dated back. Both are legitimate. Only one of them is comfortable.
If you administer several funds holding property, tell us the list in one email. We will schedule the inspections across the cycle rather than the crush, and quote the set.