Common Myths About Property Valuations in Brisbane – Debunked!

When it comes to property, there’s no shortage of opinions—and misinformation. Whether you’re buying, selling, refinancing, or involved in a legal matter, property valuations play a crucial role in ensuring you’re making informed decisions based on facts, not assumptions.

But in Brisbane, where the property market is as diverse as its suburbs, we at Asset Valuations Group have noticed a growing number of myths clouding the valuation process. Some are harmless. Others can cost property owners thousands.

In this article, we debunk the most common myths about property valuations in Brisbane, so you can move forward with clarity and confidence.

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🧱 Myth #1: A Real Estate Agent’s Appraisal Is the Same as a Property Valuation

Debunked: This is one of the most common—and costly—misconceptions.

A real estate appraisal is an informal estimate of what your property might sell for, based on the agent’s experience and local market trends. It’s often designed to attract your business and may reflect an optimistic figure.

In contrast, a property valuation is:

• Conducted by a certified practising valuer

• Legally recognised and compliant with the Valuers Registration Act 1992 (QLD)

• Required for matters involving banks, the ATO, the courts, or insurance

💡 Tip: If you need a value for legal, financial, or taxation purposes, you must engage a registered valuer, not a real estate agent.

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🏠 Myth #2: All Property Valuations Are the Same

Debunked: Not all valuations are created equal—because not all purposes are the same.

At Asset Valuations Group, we provide different types of valuations depending on your needs:

• Market Valuation – for buying, selling, or refinancing

• Capital Gains Tax (CGT) Valuation – for ATO reporting

• Family Law Valuation – compliant with the Family Law Act 1975 (Cth)

• Deceased Estate Valuation – for probate and asset division

• Rental Assessment – for setting fair market rent

• Insurance Valuation – for replacement or reinstatement purposes

Each type requires different considerations, methodologies, and compliance standards.

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🕒 Myth #3: Valuers Can Provide Instant Results

Debunked: While online tools may offer an instant estimate (more on those later), a true, professional valuation takes time.

A Brisbane property valuation involves:

• A physical inspection (internal and external)

• Research of comparable recent sales

• Analysis of zoning, overlays (e.g., flood or heritage), and legal restrictions

• Preparation of a detailed, compliant report

Most reports are completed within 2–3 business days after inspection, depending on complexity.

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💻 Myth #4: Online Valuations Are Just As Good

Debunked: Online estimates can be helpful for a rough price guide—but they can also be off by tens or hundreds of thousands of dollars.

Why? Because AVMs (automated valuation models):

• Can’t inspect the property’s condition or improvements

• Often ignore local overlays, such as flood zones in Brisbane

• Don’t factor in street appeal, views, or internal finishes

• Can’t adjust for off-market sales, distressed properties, or anomalies

Only a qualified valuer can combine local market knowledge with a property’s unique characteristics to provide a reliable, legally defensible figure.

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📈 Myth #5: A Higher Valuation Means a Better Outcome

Debunked: While it’s natural to want the highest value possible, it’s not always in your best interest—especially in formal scenarios.

For example:

• Overinflated valuations may be rejected by lenders or the ATO

• Unrealistic expectations can slow or derail a property sale

• Family law courts require objective, defensible valuations—not biased ones

A credible valuation is one that reflects true market value based on evidence, not emotion or wishful thinking.

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🏗️ Myth #6: Renovations Always Add Value

Debunked: Not necessarily.

Some renovations do add value—kitchens, bathrooms, and quality landscaping are good examples. But others might be too personalised or out of step with local expectations. Overcapitalising (spending more than the market is willing to pay) is a common trap.

Our valuers consider:

• Quality and appeal of the improvements

• Relevance to the area and buyer demographic

• Comparable renovated vs. unrenovated properties nearby

🛑 Just because you spent $60,000 on a new kitchen doesn’t mean your property value increased by the same amount.

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📍 Myth #7: All Brisbane Suburbs Appreciate the Same Way

Debunked: Brisbane is a large, highly segmented market, with values influenced by:

• School zones (e.g., Brisbane State High catchment areas)

• Public transport and infrastructure

• Flood history and environmental overlays

• Demographic shifts and gentrification

• Proximity to CBD vs. suburban centres

For example, a 3-bedroom home in Indooroopilly will be valued differently from the same in Inala—even if they have similar land sizes—because of market demand, rental yield, and location-specific attributes.

That’s why local expertise is critical when valuing property in Brisbane.

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👨‍⚖️ Myth #8: You Only Need a Valuation for Buying or Selling

Debunked: There are many other legal and financial situations where a valuation is required or highly recommended:

• Family law settlements

• Deceased estate and probate

• Capital gains tax (CGT) reporting

• Stamp duty calculations (especially for related party transfers)

• Insurance coverage reviews

• Refinancing or restructuring a loan

Each of these situations may require a different report format, compliance level, or valuation methodology.

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🧾 Myth #9: Valuers Can’t Be Challenged

Debunked: While a valuation is an expert opinion, it’s not immune to scrutiny.

If you believe a valuation is incorrect, you can:

• Request clarification or the comparable sales data

• Seek a second opinion from another registered valuer

• Lodge a formal complaint with the Valuers Registration Board of Queensland if misconduct or negligence is suspected

However, it’s important to remember that property values fluctuate and are based on available data at the time—your valuer is not predicting the future.

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🔍 Final Thoughts from Asset Valuations Group

When it comes to property, accurate information leads to better decisions. And while the internet is full of shortcuts, a proper valuation from a registered Brisbane valuer is one investment that can save you thousands—and spare you from legal or financial headaches.

At Asset Valuations Group, we pride ourselves on delivering objective, evidence-based valuations tailored to your purpose—whether you’re buying, selling, managing a dispute, or planning for the future.

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📞 Need a Property Valuation in Brisbane?

We provide:

• Residential & Investment Property Valuations

• Capital Gains Tax (CGT) & SMSF Valuations

• Family Law & Estate Settlement Valuations

• Pre-purchase, Pre-sale & Insurance Valuations

Our valuers are fully registered, API-accredited, and equipped with deep, on-the-ground knowledge of the Brisbane market.