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A2 Valuation Specialists

professional and independent property valuation services across Melbourne

Welcome to A2 Valuation Specialists

Melbourne's trusted property valuers

Whether you’re looking to buy, sell, or simply need an accurate estimate of your property’s current market value, we have the expertise to provide a professional valuation you can rely on.
With over 20 years of experience valuing residential and commercial real estate across Melbourne, our licensed valuers know the local property market inside out. We stay up-to-date on the latest market trends and sales data so we can give you the most precise and current property valuation.
At A2 Valuation Specialists, we take pride in providing personalised service and clear, detailed valuation reports. We take the time to inspect each property thoroughly and consider all the unique features that can impact its value. From inner-city apartments to suburban family homes, acreage estates and commercial buildings, we have the capability and knowledge to assess any type of property accurately.
Whether it’s for sale, purchase, rental, insurance, rates objection or just out of interest, our expert valuations give you the information you need to make the right property decisions. Contact us online or call today to arrange an obligation-free quote.

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Our Key Services

Property Sales Valuations

We provide accurate market valuations to assist you in pricing your property correctly for sale.

Property Purchase Valuations

Ensure you don’t pay too much when buying with an independent valuation of the property’s true market value.

Rental Appraisals

We determine the optimal rental price for your investment property based on comparative data.

Insurance Valuations

Our valuations meet insurance company requirements to ensure adequate coverage for rebuilding and replacing your property.

Stamp Duty Valuations

Minimise stamp duty with a valuation that confirms the property’s correct market price for taxation purposes.

Specialised Valuations

We offer valuations for specific purposes including capital gains tax, asset division, litigation support and compulsory acquisition.

Valuation News

Organised files and documents representing efficient record-keeping for tax deductions on Melbourne investment properties

Record-Keeping for Investment Property Tax Deductions

Effective management of investment property in Melbourne involves meticulous record-keeping, especially when it comes to claiming tax deductions. This article focuses on the essential valuation-related documentation that property investors need to maintain for property depreciation deductions.

Understanding Property Depreciation Deductions

Depreciation on an investment property is a tax deduction claimable over the life of the property. It compensates for wear and tear, ageing, and obsolescence. Keeping accurate records is vital to maximise these deductions.

Types of Property Depreciation

Capital Works Deductions: Relate to the building’s structure and fixed items.
Plant and Equipment Deductions: Pertain to removable fixtures and fittings.

Essential Valuation Documents for Tax Records

Maintaining comprehensive valuation documentation is critical for substantiating depreciation claims.

  • Purchase Contract: Indicates the property’s original value at the time of purchase.
  • Loan Documents: Provide evidence of acquisition costs and financial arrangements.
  • Quantity Surveyor’s Report: Details the value of depreciable assets within the property.
  • Improvement and Repair Receipts: Record any enhancements made to the property, impacting its value.

Role of Melbourne Investment Property Accountants

A Melbourne Investment Property Accountant is an invaluable resource in managing property tax records and maximising deductions.

Services Offered by Property Accountants

  • Providing advice on record-keeping practices.
  • Assisting in identifying deductible expenses.
  • Ensuring compliance with Australian Taxation Office (ATO) requirements.
  • Preparing and lodging tax returns.

Best Practices in Record-Keeping

Effective record-keeping involves more than just retaining documents. It requires an organised and proactive approach.

Key Strategies for Effective Record-Keeping

  • Maintain a dedicated file for all property-related documents.
  • Keep digital copies as backups for all physical documents.
  • Update records regularly, especially after major property events (like renovations).
  • Consult with a Melbourne Investment Property Accountant for tailored advice.

Understanding ATO Guidelines

Familiarity with ATO guidelines on property investment and tax deductions is crucial for compliance and maximising benefits.

ATO Requirements for Property Investors

  • Retain records for a minimum of five years.
  • Ensure all claims are substantiated by relevant documentation.
  • Understand the specific rules related to property depreciation.
Step-by-Step Guide to Disputing a Property Valuation - Melbourne Property Valuation

Step-by-Step Guide to Disputing a Property Valuation

When it comes to Melbourne property valuation, sometimes disagreements can arise between homeowners and the valuers. If you feel that the assessed value of your property is incorrect, it’s important to know how to dispute it. In this step-by-step guide, we will walk you through the process of disputing a property valuation.

1. Understand the Assessment Process:

Before diving into the dispute, it’s crucial to understand how property valuations are assessed. Valuers consider various factors such as location, property size, condition, recent sales data, and market trends. Familiarize yourself with these aspects to have a better understanding of the valuation process.

2. Obtain a Copy of the Valuation Report:

To begin the dispute process, you need to obtain a copy of the valuation report. This report outlines the reasoning behind the assigned value and provides essential details about the property. Once you have this document, review it thoroughly to identify any discrepancies or potential areas of contention.

3. Gather Evidence:

Building a strong case for disputing a property valuation requires supporting evidence. Start by collecting recent sales data of properties comparable to yours in the same area. Look for discrepancies in size, condition, or location that might have affected their values. Additionally, gather any documentation related to property improvements or unique features that were not accounted for in the valuation.

4. Contact the Valuation Firm:

Reach out to the valuation firm responsible for assessing your property. Engage in a polite and professional conversation to discuss your concerns regarding the valuation. Present your evidence and provide a clear explanation of why you believe the assessed value is inaccurate. Request a reassessment of the property considering the discrepancies you have identified.

5. Seek Independent Advice:

If the initial discussion with the valuation firm does not lead to a resolution, seek independent advice from a qualified property valuer or a real estate professional. They can provide an unbiased opinion and further support your case during the dispute process. Their expertise can prove invaluable in strengthening your argument.


An infographic explaining how capitalization rates relate to commercial property values.

Understanding Capitalization Rates and Their Impact on Property Values

A capitalization rate (cap rate) is a key metric used by real estate investors to evaluate potential returns and analyse property values.

What is a Cap Rate?

In simple terms, the cap rate is the ratio between the net operating income produced by an investment property and its current market value. It is calculated by dividing the net operating income by the property value.


Cap Rate = Net Operating Income / Current Market Value

The cap rate expresses the relationship between the income generated by a property and its market value. It shows the expected rate of return an investor can anticipate from owning that property.

How Cap Rates Relate to Property Values

Cap rates have an inverse relationship to property values. In other words:

  • Lower cap rates correlate with higher property values
  • Higher cap rates correlate with lower property values

For example, a property valued at $1 million that generates $100,000 in net operating income has a cap rate of 10% ($100k / $1m). If the property value increased to $2 million but the income remained the same, the new cap rate would be 5% ($100k / $2m).

So as a property becomes more valuable, its cap rate declines. And vice versa – if values decline, cap rates move upward.

What Factors Influence a Property’s Cap Rate?

Many factors impact cap rates, including:

  • Interest rates – Lower interest rates reduce cap rates, while higher rates push them upward.
  • Market conditions – A strong, growing economy typically causes cap rates to fall as demand rises. Weaker conditions cause rates to rise.
  • Location – Properties in prime locations usually have lower cap rates than secondary locations.
  • Property type – More stable assets like government tenanted offices tend to have lower cap rates than volatile assets like hotels.
  • Lease terms – Long lease terms lower risk and decrease cap rates. Short leases raise rates.


Homeowner looking disappointed as valuers determine actual property value.

Unpopular Opinion: Most Homeowners Overestimate Their Property Value

Many homeowners have an inflated sense of how much their property is truly worth on the open market. Sentimentality and lack of impartiality mean they often overvalue their most prized asset – their home.

Why Homeowners Overestimate Their Home’s Market Value

There are several psychological and emotional factors that cause owners to overprice their properties:

  • Emotional attachment – For most, a home is more than just an asset. Years of memories make it hard to be objective.
  • Numb to flaws – Owners become blind to their property’s faults. Buyers will notice shortcomings like dated kitchens.
  • Focus on improvements – Owners may overspend on renovations and wrongly assume the home’s value has increased proportionately.
  • Judge by investment – The purchase price and money spent over the years bears little relevance to current market demand.

The Risks of Inaccurate Property Valuations

Believing your home is worth significantly more than its true market value can cause major problems:

  • No sale – An overpriced property may get no buyers interested, costing time and money.
  • Financial strain – Overpaying for a new home places mortgage stress on the buyer.
  • Inheritance issues – Inflated valuations complicate dividing assets among heirs.
  • Divorce disputes – Couples may argue over the true value of a home in separation proceedings.

Getting an Accurate and Objective Property Appraisal

To get a true gauge of their home’s current value, owners should:

  • Hire an independent certified valuer – They will impartially assess your property’s market price.
  • Get multiple valuations – Comparing appraisals from different experts provides a balanced perspective.
  • Research recent comparable sales – Seeing what similar nearby homes have sold for gives a real-world value indication.