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THE SAME HOUSE OFTEN IS VALUED DIFFERENTLY

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Ever wondered why a home can be listed for one price, valued at another, lender-valued at yet another price and then sold yet another? #HomeBuyer#FirstHomeBuyer #Valuation #HomeLoan#ElephantStory This scenario is like the tale of the 6 blind men and the elephant. Each touched a part of the elephant and decides the whole big picture without any input from the others. The bank value If your home is mortgaged then your lender will definitely value it. This gives the lender security against the borrowed amount if you cannot pay your mortgage and the lender must sell the property to recoup its debt. Hence a bank valuation is usually conservative, sometimes 10%-20% less than the current selling prices of comparable homes. The selling agent’s price appraisal Real estate agents are commonly asked to assess the market value of a property. This will often help a vendor decide who to engage to sell their home. An agent will inspect the home and research comparable sales in the local suburb or town before producing written feedback with a sale price estimation such as “between $X and $X” or “from $X”. This price guide is used when advertising the house. The sale price The price the successful buyer is prepared to pay, and the vendor is willing to accept, on the day the contract is signed is the property’s legally binding sale price. Hot markets, high demand in certain areas and a big turnout on auction day can all have an effect on the final sale price for a property. The local council’s valuation The annual local municipal rates bill shows the notice a Capital Improved Value (CIV), site value, net annual value (NAV) and/or gross rental value (GRV). These figures are calculated using comparable sales data and the bi-annual figures from the State Valuer-General’s offices. Councils and water and fire authorities, use these figures to work out how much homeowners owe them for using their infrastructure and services. The homeowners’ price Every property owner will have a ‘dream price’ in their minds when they come to sell. It includes the memories, convenience factor and any add-ons made to the property. In the end the market will usually decide a property’s value by what a buyer is willing to pay for it at auction or through private sale. Are you looking for a valuation on your property? Contact me on 0425 341 086 or https://www.facebook.com/Madhu.Chaudhuri.FMS/ for a free property valuation.

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A valuation report is a professional and legal assessment of the value of your property prepared for many different purposes. #Mortgage #Valuation #homebuyer #homeloan

Here are the most common reasons:

  1. Mortgage/refinancing
  2. Before-You- Sell: price/reserve setting
  3. Before-You- Buy: to ensure you buy good value
  4. Insurance replacement cost
  5. Divorce or business dissolution
  6. Capital gains tax calculations
  7. Stamp duty calculations when transferring property ownership
  8. Estate/probate proceedings
  9. Rental determination
  10. Portfolio reviews
  11. Current or retrospective market value

Read more on different values for the same home and other posts on LinkedIn.

A tale of five prices for a single property

elephant

Have you ever wondered why a home can be listed for one price, valued at another, lender-valued at yet another price and then sold for a figure that leaves everyone scratching their heads?

This scenario is like the tale of the 6 blind men and the elephant. Each touched a part of the elephant and decides the whole big picture without any input from the others.

The bank value

If your home is mortgaged, your lender will definitely value it. This gives the lender confidence your asset offers ample security against the borrowed amount if, for some reason, you cannot pay your mortgage and the lender must sell the property to recoup its debt.

It is therefore unsurprising that a bank valuation will usually be conservative, sometimes 10%-20% less than the current selling prices of comparable homes.

The selling agent’s price appraisal

Real estate agents are commonly asked to assess the market value of your property. This will often help a vendor decide who to engage to sell their home.

An agent will  inspect the home and research comparable sales in the local suburb or town before producing written feedback with a sale price estimation such as “between $X and $X” or “from $X”. This price guide is used when advertising the house.

The sale price

The price the successful buyer is prepared to pay, and the vendor is willing to accept, on the day the contract is signed is the property’s legally binding sale price.

Hot markets, high demand in certain areas and a big turnout on auction day can all have an effect on the final sale price for a property.

The local council’s valuation

The annual local municipal rates bill shows the notice a Capital Improved Value (CIV), site value, net annual value (NAV) and/or gross rental value (GRV).

These figures are calculated using varied methodology including comparable sales data and the bi-annual figures from the State Valuer-General’s offices.

Councils, and water and fire authorities, use these figures to work out how much homeowners owe them for using their infrastructure and services.

The homeowners’ price

Every property owner will have a ‘dream price’ in their minds when they come to sell. It includes the memories, convenience factor and any add-ons made to the property.

In the end the market will usually decide a property’s value by what a buyer is willing to pay for it at auction or through private sale. What are your views? Are you looking for a valuation on your property? We can help you. Contact us today.

 

 

Understanding the intricacies of the property market now.

valuation

Property valuation.

"A valuer assesses the value of land, buildings, improvements and other factors that influence the current or past value of your property, a process that usually involves an external and internal inspection of the property. Valuers are independent with no vested interest in the properties they value."

There are  risk ratings that a valuer must assess and classify from low to high risk (rating 1-5).

The risk ratings are based on the following 8 factors:

  1. location
  2. land
  3. environmental issues
  4. improvements
  5. expected reduced value in the next 2-3 years
  6. market for the area
  7. market segment conditions
  8. volatility of the property

 What goes into a valuation report

The valuer will visit the property, measure it and note details on the building structure and its condition.

The following features are noted

  1. any structural faults, rooms and layout
  2. room presentation and fitouts, fixtures and fittings
  3. additional improvements to stucture like a deck
  4. property’s vehicle access, garages, carports or out buildings

The purpose of a valuation report

A valuation report is a professional and legal assessment of the value of your property prepared for many different purposes:

  1. Mortgage/refinancing
  2. Before-You-Sell: price/reserve setting
  3. Before-You-Buy: to ensure you buy good value
  4. Insurance replacement cost
  5. Divorce or business dissolution
  6. Capital gains tax calculations
  7. Stamp duty calculations when transferring property ownership
  8. Estate/probate proceedings
  9. Rental determination
  10. Portfolio reviews

Read more such articles on our blog. Check out the latest updated on Facebook.

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