The smart timing for your post-Budget property valuation

The Federal Budget changes have introduced one of the most significant tax shifts property investors have seen in years: a mandatory cost‑base reset for investment properties as of 1 July 2027.

This means every investor, whether they hold residential, commercial, industrial, SMSF, trust or company‑owned property, will require a valuation dated specifically on that day.

As valuers, we are already seeing the early wave of enquiries, and while it’s encouraging that investors are preparing ahead, there is one message I want to emphasise: you do not need to rush to get the valuation completed on 1 July 2027. In fact, in most cases, it is better that you don’t.

The ATO requires the valuation to be dated 1 July 2027, but the inspection and completion of the report can occur later. This is a crucial distinction that many property owners are not yet aware of.

A valuation is an opinion of market value as at a specific date, not necessarily the date the valuer physically inspects the property.

As long as the valuer has sufficient evidence, comparable sales and supporting market data, the report can be completed weeks or even months after the valuation date. This means there is no need to book an inspection on 1 July, no need to panic‑book a valuer in the first week of July, and no risk of “missing out” if you wait a little.

The key requirement is that the valuation is retrospective to 1 July 2027, not completed on that day.

In fact, rushing to secure a valuation immediately on 1 July can work against you. From a valuer’s perspective, the first few weeks of July 2027 will be chaotic.

Every investor in the country will be trying to secure the same service at the same time, and when demand spikes, several things happen.

First, fees increase due to peak‑period pressure. Valuers are human, and there are only so many hours in a day. When the entire market wants a valuation in the same week, pricing naturally rises.

Second, evidence quality actually improves with time. Market data takes time to settle, and sales from late June and early July may not be fully settled or publicly available until weeks later.

Waiting even four to eight weeks allows more comparable sales to settle, clearer market trends to emerge, and stronger evidence to support the valuation. This results in a more defensible, higher‑quality report.

Third, you avoid the “rush job” effect. When valuers are overloaded, turnaround times blow out and quality can suffer. A valuation completed in August or September 2027 is often more accurate, more considered, and better supported than one completed in the first week of July.

While you shouldn’t rush, you also shouldn’t leave it too long.

Most valuers charge premium fees for retrospective valuations once the valuation date is more than two to three years old.

This is because evidence becomes harder to source, sales data may be archived, market conditions become less clear, and supporting documentation takes longer to compile.

The risk for the valuer increases, and so does the time required to prepare the report. A valuation completed in 2027 or 2028 is straightforward. A valuation completed in 2030 for a 2027 date is significantly more complex, and priced accordingly.

The prime time for a valuation

From a valuer’s perspective, the ideal timing for most property owners is between August 2027 and mid‑2029.

This window gives you strong evidence, normal pricing, high report quality, and avoids both the early‑July rush and the retrospective‑premium period that kicks in after the three‑year mark.

It also ensures you remain fully compliant with ATO requirements while giving your accountant the information they need to plan your long‑term capital gains tax strategy.

For now, property owners should simply understand that the valuation must be dated 1 July 2027, not completed on that day. There is no advantage in rushing, and in many cases, waiting a little will produce a better outcome.

At the same time, don’t leave it indefinitely. Plan to book your valuation after the initial July rush, aim to have it completed within 24 to 36 months, and keep records of any improvements, leases, or changes to the property.

This is a once‑off requirement, but it will shape your future capital gains tax outcome for many years to come.