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Murchessons Property Valuations

Property Valuations in Sydney & Melbourne

Welcome to Murchessons Property Valuations

your trusted property valuation experts in Sydney and Melbourne

Whether you need a valuation for property tax purposes, divorce proceedings, estate planning, or just want to know the current market value of your property, we have the experience to provide an accurate and independent valuation.
With over 20 years of experience, our qualified valuers have an in-depth understanding of the property markets across New South Wales and Victoria. We stay up-to-date on the latest market trends and use the most current valuation methodologies to determine the fair market value of residential, commercial and industrial properties.
At Murchessons Property Valuations we understand that no two properties are the same. Our detailed inspection reports take into account the unique attributes of your property, including land size, location, improvements, comparable sales in the area and current market conditions. We are committed to providing prompt and transparent valuations so you have the trusted information you need to make informed decisions regarding your property.
Whether it’s for pre-purchase, property taxes, insurance, family law matters or asset capital gains tax calculations, you can rely on Murchessons for an accurate, independent and compliant valuation on time, every time. Contact us today to book your professional property valuation in Sydney, Melbourne or anywhere in between.

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Valuation News

Comprehensive guide on the benefits of pre-purchase property valuation in Perth

How a Pre-Purchase Valuation Can Assist You

Buying a property is one of the most significant investments you’ll make. Ensuring you make an informed decision is crucial to securing a good deal and avoiding potential pitfalls. One essential step in this process is obtaining a pre-purchase valuation. This article will explain how a pre-purchase valuation can assist you, with a focus on house valuation in Perth.

What is a Pre-Purchase Valuation?

A pre-purchase valuation is an assessment conducted by a professional property valuer to determine the current market value of a property before you commit to buying it. This valuation provides an objective and independent evaluation, helping you understand the true worth of the property.

Benefits of a Pre-Purchase Valuation

1. Accurate Market Value

A pre-purchase valuation provides an accurate estimate of the property’s market value. This ensures you are not overpaying and helps in negotiating a fair purchase price.

2. Informed Decision Making

With a clear understanding of the property’s value, you can make more informed decisions. This includes determining if the property fits your budget and if it offers good value for money.

3. Financial Planning

Knowing the property’s value helps in planning your finances better. It assists in securing the right amount of mortgage and ensures you have a realistic view of your financial commitment.

4. Identifying Potential Issues

A thorough inspection during the valuation process can highlight any potential issues with the property, such as structural problems or the need for repairs. This information is crucial for deciding whether to proceed with the purchase.

5. Investment Potential

For investors, a pre-purchase valuation can provide insights into the property’s investment potential. It helps in assessing future growth prospects and rental yield, ensuring you make a sound investment.

Why Choose Specialists for House Valuation in Perth?

Engaging specialists for house valuation in Perth ensures you receive a precise and comprehensive assessment. These professionals have extensive knowledge of the local real estate market and can provide insights that are invaluable during the purchasing process.

A specialist valuer will:

  • Conduct a detailed inspection of the property.
  • Analyse recent sales of similar properties in the area.
  • Consider various factors such as location, condition, and market trends.
  • Provide a comprehensive report with an accurate market value.

How to Get Started

For a reliable pre-purchase valuation, it’s essential to contact specialists in property valuation services. Their expertise ensures you receive a thorough and accurate valuation, helping you make the best possible decision.


A pre-purchase valuation is a vital step in the property buying process. It provides an accurate market value, helps in financial planning, identifies potential issues, and ensures you make an informed decision. For precise and reliable house valuation Perth, contact our experienced specialists. Visit our main website to learn more and schedule a consultation today.

Strategies for maximising rental income

Mastering Cash Flow Valuation for Rental Properties

In the realm of property investment, understanding and optimising cash flow from rental properties is essential for long-term success. Cash flow valuation involves a comprehensive analysis of the income-generating potential of a property, taking into account rental demand, operational expenses, and vacancy rates. This article dives into the key factors that influence income valuation and provides insights on how Rental Income Advisors can guide investors towards profitable decisions.

Key Factors Influencing Cash Flow Valuation

A detailed evaluation of various elements is crucial for accurately assessing the cash flow potential of rental properties. These factors not only affect the immediate income but also the long-term financial health of your investment.

1. Assessing Rental Demand

Rental demand is a pivotal factor in cash flow valuation, influencing both the rental price and occupancy rates. High-demand areas typically ensure more consistent rental income and lower vacancy rates. Factors affecting rental demand include:

  • Location: Proximity to amenities, employment centres, and public transport.
  • Property type and features: Modern amenities, layout, and additional features can significantly impact demand.

2. Calculating Operating Expenses

Understanding and accurately calculating the operating expenses associated with a rental property is vital for determining net cash flow. These expenses include:

  • Property management fees
  • Maintenance and repair costs
  • Property taxes and insurance
  • Utility costs not covered by tenants

It’s important to account for these expenses in the cash flow valuation to ensure a realistic assessment of the property’s income-generating potential.

3. Accounting for Vacancies

Vacancy rates can drastically affect the cash flow from rental properties. A realistic projection of vacancy rates based on market data and trends is essential for accurate cash flow valuation. Factors to consider include:

  • Market conditions: Economic factors and seasonal trends that influence rental demand.
  • Property appeal: The attractiveness of the property to potential tenants.

Strategies to Optimise Rental Property Cash Flow

Maximising the cash flow from rental properties requires strategic planning and management. Rental Income Advisors often recommend the following strategies:

  • Competitive pricing: Set rental prices competitively to attract tenants quickly, reducing vacancy periods.
  • Regular property maintenance: Ensuring the property is well-maintained can prevent costly repairs and make the property more appealing to tenants.
  • Efficient property management: Engaging a professional property manager can help optimise rental income, manage expenses, and maintain low vacancy rates.

Leveraging Rental Income Advisors for Cash Flow Maximisation

Rental Income Advisors play a crucial role in guiding investors through the complexities of cash flow valuation for rental properties. Their expertise can help in:

  • Conducting market analyses: To determine optimal rental pricing and understand local demand trends.
  • Identifying cost-saving opportunities: Advising on ways to reduce operating expenses and increase net cash flow.
  • Providing investment insights: Offering strategic advice on property selection and portfolio management to maximise rental income.

Understanding the intricacies of cash flow valuation is essential for any property investor looking to maximise the profitability of their rental properties. By carefully evaluating rental demand, operating expenses, and vacancy rates, and employing strategies to optimise cash flow, investors can significantly enhance the income-generating potential of their investments. With the support of Rental Income Advisors, investors can navigate the challenges of the rental market and achieve their financial goals.

Essential guide on interpreting property valuation reports, tailored for homeowners

The Homeowner’s Guide to Property Valuation Reports

Navigating Your Property Valuation Report

A property valuation report is an essential document for homeowners, whether for selling, purchasing, or refinancing purposes. Understanding every aspect of this report can be daunting. This guide aims to simplify and explain the key elements of a Melbourne property valuation.

Key Components of a Property Valuation Report

Every valuation report contains several critical sections, each providing insights into different aspects of your property’s value.

Property Details

This section covers the basics: address, legal description, and the type of property. Ensure these details are accurate, as they form the basis of the valuation.

Valuation Methodology

Understanding the valuation methodology used by the valuer is crucial. It could be based on market comparison, income, or cost approach, each offering different perspectives.

Understanding Market Analysis in the Report

Market analysis is a significant part of the property valuation report, providing context to your property’s value.

  • Comparable Sales: Lists properties that have recently sold and are similar to yours, a crucial factor in assessing market value.
  • Market Trends: Insights into current market trends, including whether it’s a buyer’s or seller’s market and how that might affect your property’s value.

Location and Environmental Factors

Details about the location, neighbourhood, and any environmental factors that could affect value are also included in the report. Proximity to amenities, schools, and transport can significantly impact value.

Valuation Figures and Final Assessment

The core of the report is the valuation figure – the estimated market value of your property. This section may also include the valuation date, which can be important as property values can fluctuate over time.

Limitations and Assumptions

Be aware of any limitations or assumptions made in the report. These can affect the accuracy of the valuation and might need further investigation.

Utilising the Report for Property Decisions

A valuation report is more than just a figure. It’s a tool for making informed decisions about your property, whether it’s for sale, purchase, or investment purposes.

Strategic Planning and Negotiations

Use the insights from the report for strategic planning, especially if you’re considering selling or renovating. It can also be a powerful tool in price negotiations.

Sydney skyline with valuation scale

Property Valuation for Planning and Property Disputes in Sydney

Understanding the Essence of Property Valuation

Property valuation plays an indispensable role in a myriad of legal scenarios, ranging from property disputes to planning disagreements in Sydney. Such valuations are imperative to ensure that parties involved have a clear and objective understanding of a property’s worth, and can thus make informed decisions during negotiations or court proceedings.

Sworn Valuation: What It Means and Its Significance

A sworn valuation, as its name implies, is a formal assessment of a property’s worth that is backed by an oath or affirmation. This type of valuation is held to high standards and can be used for official and legal purposes.

Characteristics of a Sworn Valuation

  • Accuracy: Conducted by professionals, sworn valuations are meticulously prepared to provide the most precise property value.
  • Legal Standing: A sworn valuation can be used as evidence in court due to its formal and authenticated nature.
  • Objective: It is free from biases, ensuring that the figure stated represents the true market value of the property.
  • Comprehensive: This type of valuation considers multiple factors like the property’s location, condition, and current market trends.

Resolving disputes through property valuation

Property Valuation in Property Disputes

Property disputes, whether between neighbours or within family inheritances, can become quite intricate. A property valuation provides a neutral ground upon which these disputes can be resolved.

Benefits of Using Property Valuation in Disputes

  • Ensures fairness by basing decisions on the actual value of the property.
  • Speeds up resolution as both parties have an objective point of reference.
  • Reduces the potential for biased estimations or exaggerated claims.
  • Provides a solid foundation for negotiations or court proceedings.

Property valuation insights in Sydney

The Role of Property Valuation in Planning Disputes

Sydney, being one of the rapidly growing cities in Australia, often witnesses planning disputes, especially when development plans clash with property owners. A property valuation in such cases can serve as a benchmark, determining the fair value of properties in the proposed development areas.

Advantages in Planning Disputes

  • Assists in fair compensation for land acquisition or developmental impacts.
  • Enables better negotiation between developers and property owners.
  • Ensures transparency in the decision-making process, enhancing trust among stakeholders.
  • Provides a clear picture of potential gains or losses from the proposed development.

Final Thoughts

Whether for court purposes, property disputes, or planning disagreements, property valuation stands as a keystone in ensuring transparency, fairness, and clarity. Particularly in a bustling city like Sydney, where property dynamics are always in flux, relying on Sydney property lawyers and sworn valuations ensures that every stakeholder gets their due.

Illustration of property depreciation concept

Understanding Property Depreciation

Property depreciation is a key concept for property owners and investors to understand. It refers to the decline in the value of a property over time. In this article, we will explore the reasons why property values can depreciate and the role of property valuers in assessing and determining asset value.

Factors influencing property depreciation

  1. Wear and tear: As properties age, they naturally experience wear and tear. This can include general deterioration of the structure, interior and exterior painting, plumbing, electrical systems, and other components. This gradual deterioration contributes to the decline in the property’s value over time.
  2. Market conditions: Property values are also influenced by the overall market conditions. Factors such as supply and demand, economic conditions, interest rates, and local market trends can all impact the value of a property. Fluctuations in the real estate market can lead to a decrease in property values.
  3. Obsolescence: Technological advancements and changes in lifestyle preferences can render certain properties obsolete. For example, if a property does not have modern amenities and features that are in high demand, its value may decrease compared to newer properties with updated designs and amenities.

Role of property valuers

Property valuers play a crucial role in determining the value of a property, including assessing the impact of depreciation. They are trained professionals who use their expertise and knowledge to evaluate various factors that can influence the value of a property. Valuers take into account the property’s location, condition, age, market conditions, and comparable sales data to provide an accurate valuation.

Property valuers Sydney are well-versed in the local market and understand the unique factors that can affect property values in this region. They use their extensive knowledge and experience to provide accurate valuations, considering property depreciation.

Importance of accurate property valuation

Accurate property valuation is essential for several reasons. Firstly, property owners need to have a clear understanding of the current value of their assets. This knowledge helps them make informed decisions regarding selling, refinancing, or investing further in real estate. Additionally, property valuations are often required by financial institutions for loan approval or refinancing purposes.

Moreover, property investors can benefit from accurate valuations to determine the potential return on investment. By having a realistic understanding of property values, investors can assess rental incomes, depreciation schedules, and overall profitability.

Understanding property depreciation is crucial for property owners and investors alike. Factors such as wear and tear, market conditions, and obsolescence contribute to the decline in property values over time. Property valuers, such as those in Sydney, play a vital role in assessing and determining accurate asset values. By staying informed about property depreciation and seeking professional valuation services, property owners can make well-informed decisions regarding their investments.

Sydney skyline view

Residential Property Valuations: A Comprehensive Guide to Valuing Homes in Sydney

Determining an accurate property valuation is essential for homeowners and buyers in Sydney’s dynamic housing market. When selling or purchasing a home, property valuations establish fair market value and set listing prices. This guide examines key factors affecting Sydney residential valuations.

Overview of Valuation Methods

There are three main approaches used by valuers when appraising Sydney homes:

  • Comparable Sales Approach – Compares similar sold properties after adjusting for differences. Most common valuation method.
  • Income Capitalization Approach – Estimates value based on rental income potential. Used for investment properties.
  • Cost Approach – Totals the land value and cost of improvements minus depreciation.

Professional valuers analyse all methods to reach a final appraisal figure.

Key Factors Impacting Sydney Residential Valuations

Many elements influence property values in Sydney:

  • Location – Suburb and distance to CBD, amenities, schools, transport etc. Drive values.
  • Property Type – Houses, apartments, units etc. Land and dwelling sizes are considered.
  • Bedrooms and Bathrooms – Number of rooms and layout meet buyer needs. More demand higher values.
  • Condition and Facilities – Factors like age, renovations, pool, parking etc. determine pricing.
  • Land Size – Block size and dimensions. Zoning regulations play a role.
  • Market Conditions – Booming markets see higher prices during high demand.


property tax exemptions that can reduce your rates in Australia

Common Property Tax Exemptions: Overview of Exemptions That Can Lower Your Property Tax Bill in Australia

Property taxes, known as council rates in Australia, are levied by local governments on all residential and commercial properties. While these rates are mandatory for all landowners, certain exemptions may be available to reduce your property tax burden.

Below is an overview of some of the more common property tax exemptions in Australia and who may qualify:

Pensioner Concession

Pensioners in Australia may be eligible for a subsidy or reduction on their council rates. The exact details vary by state, but generally pensioners can receive discounts of up to 50% off their property valuation for calculating rates. This can add up to hundreds of dollars in annual savings.

To qualify, you must hold an eligible pensioner concession card such as an Age Pension, Disability Support Pension, or DVA Gold Card. You must also be living at the property as your sole or principal place of residence.

First Home Owner Grant

First home buyers may qualify for a full exemption from paying council rates for a period of time after purchasing their first home. In NSW, first home owners are exempt from rates for 12 months after settlement. Other states have similar concessions lasting around 1-2 years.

This exemption only applies to first home owners moving into a newly purchased property as their principal place of residence. Investment properties owned by first home buyers do not qualify.

Charitable Organisations

Properties owned by certain non-profit organisations and charities may qualify for reduced rates or full exemptions. This applies to land used for charitable purposes like shelters, low-cost housing, places of worship, and more.

The organisation must be registered as a charity and provide evidence the property is used for charitable works. Exemptions for religious and educational institutions also exist in some council areas.


Front view of a house under Property Tax Assessments

Property Tax Assessment Basics: An Intro to How Property is Valued for Tax Purposes

What is a Property Tax Assessment?

A property tax assessment is the process of determining the value of a property for taxation purposes. Local councils and governments conduct assessments to calculate the amount of property tax owed on a property.

In Australia, property taxes are referred to as council rates and are levied by local governments. The tax assessment process involves:

  • Determining the market value of the property
  • Calculating the assessed value
  • Applying the tax rate

The assessed value of a property may differ from its actual market value. Many factors are considered when conducting valuations.

How are Property Values Determined?

There are a few main methods used to determine a property’s assessed value:

Sales Comparison Approach

This approach looks at the sale prices of comparable properties. The valuation is based on what similar properties have sold for in the area. Adjustments may be made for differences in location, size, condition etc.

Income Capitalization Approach

With investment properties, the valuation focuses on the income-earning potential. The net operating income is divided by the capitalization rate to estimate the property’s value.

Cost Approach

This method calculates the land value + cost of improvements – depreciation. The land value is based on sales of similar lots. Improvement costs are estimated by a builder or contractor.

The Role of Market Value in Assessments

Market value is a key factor in determining assessments. However, assessed value and market value are not always equal. Assessments aim to estimate the typical market value but may be based on out-of-date sales data.

Market conditions also impact valuations. Increasing property prices mean assessments often lag behind actual values. This creates discrepancies between assessed values and market values.

Appealing Your Property Tax Assessment

If you believe your property tax assessment is inaccurate, you may file an appeal. Reasons for appeals include:

  • Overvaluation of the property
  • Inequality in assessments compared to similar properties
  • Errors in property details like size, bedrooms etc.

To appeal, you’ll need to provide evidence like comparable sales, appraisals, or records showing issues with your property. Appeals must meet required deadlines and follow proper procedures.

Accurate property tax assessments ensure owners pay their fair share. Understanding how valuations are determined can help taxpayers evaluate if their assessments seem appropriate. Those who believe an error has occurred can exercise their right to appeal.