Capital Gains Tax and how to manage Valuations

Capital Gains Tax Valuations

Established In 2000

ATO-Compliant Capital Gains Tax Property Valuations

Independent market and retrospective valuations delivered by Certified Practising Valuers across the Central Coast, Newcastle, and Hunter regions.

Expert Insight

We tailor our advice to your needs.

Clear Guidance

Straightforward advice.

Support

Open and clear communication.

The Better Choice

We have 25+ years of industry experience.

Servicing Central Coast, Newcastle & Hunter Region

Supporting Compliance, Reporting & Better Decision-Making

Navigating Capital Gains Tax liabilities requires strict adherence to Australian Taxation Office (ATO) market valuation guidelines. Whether you are selling an investment property, converting a primary residence into a rental, or distributing estate assets, an inaccurate valuation can lead to costly ATO audits or overpaid tax.

At MDA Property Valuers, we provide independent, fully compliant CGT valuation reports trusted by solicitors, accountants, and property owners for over 25 years. Our team provides clear, evidence-backed reports designed to satisfy statutory requirements and establish precise tax baselines.

      Excellent rating  
 Based on 12 reviews 
    
  
 
 
      Trustindex verifies that the original source of the review is Google. Prompt Service, one call and appointment was booked. Turned up on time and diligent work
     
   Veteran Life 
 
 
 
 
 
    Trustindex verifies that the original source of the review is Google. John was fantastic to deal with. He was punctual in delivering exactly what we needed and we appreciated all his expertise. Highly recommended
     
   Craig Fairbairn 
 
 
 
 
 
    Trustindex verifies that the original source of the review is Google. John’s service level is high and his understanding of the issues was excellent - he also offered me the opportunity for him to report a range as an option for the valuation I required, which I accepted due to the nature of the site, (which might normally demand a premium) and the fact that an auction sale is involved.
     
   Mark Milne 
 
 
 
 
 
    Trustindex verifies that the original source of the review is Google. Excellent service- efficient,courteous, and reliable. Everything was handled smoothly.
Highly recommend.
Thank you so much.
     
   Kerry Cairns 
 
 
 
 
 
    Trustindex verifies that the original source of the review is Google. Very responsive, punctual and communication is great. highly recommend.
     
   jack kristidis 
 
 
 
 
 
    Trustindex verifies that the original source of the review is Google. John was prompt and professional with the service.
     
   R Gounder 
 
 
 
 
 
    Trustindex verifies that the original source of the review is Google. We are very pleased with valuation prepared by John Sheather for our property at Patonga. Very professional and exactly as we required it. Bondi Junction Waverley RSL Sub-Branch.
     
   Bill Harrigan 
 
 
 
 
 
    Trustindex verifies that the original source of the review is Google. I contacted John Sheather on Tuesday and by Friday the report was ready! He is so personable and professional. John listened to what we needed as we were selling our investment property which once was our home and needed to work out the capital gain tax.  I am so appreciative of your work John and will for sure contact you for any future work!
     
   Delia 
 
 
 
 
 
    Trustindex verifies that the original source of the review is Google. Very efficient, responsive and completed the work within an urgent timeframe. Would highly recommend John and his business
     
   Heath Anderson 
 
 
 
 
 
    Trustindex verifies that the original source of the review is Google. Professional business with a fast turnaround. Highly recommended.
     
   Peter Hocking

Working With Trustees, Accountants & Financial Advisers

MDA regularly assists:

SMSF Trustees
Accountants
Financial Advisers
Financial Planners
Solicitors
Auditors
Property Owners
Business Owners

Servicing Central Coast, Newcastle & Hunter Region

Common Reasons for Capital Gains Tax Property Valuations

Primary Residence Conversion

Valuation required on the exact date your home first generated rental income. Establishes the cost base under the ATO "first used to produce income" rule.

Retrospective CGT Valuations

Valuation required as of a historical date (e.g., May 2015). Utilises historical sales data archive from 1978 onwards to recreate market conditions at that exact date.

Dual-Use / Excess Curtilage

Apportionment of main residence vs. income-producing/excess land. Accurately calculates the CGT-exempt residence portion vs. the taxable residue parcel.

Deceased Estates & Trusts

Market value assessment at the date of death or asset transfer. Delivers formal figures for executors, beneficiaries, and tax agents.

Ready to Talk?

Ensure Your CGT Valuation Withstands ATO Scrutiny

Speak directly with our local Certified Practising Valuers in Gosford.

Frequently Asked Questions

Here’s What Our Clients Often Ask

Find answers to the most common questions about our services and pricing.

Can you value a property as of a date several years in the past?

Yes. A retrospective valuation assesses the market value of a property at a specific historical date (such as the date an asset was inherited or converted to a rental). We use archived sales data from that specific period to build an ATO valuation.

Why can’t I use a real estate agent’s appraisal for Capital Gains Tax?

Real estate agent appraisals are sales estimates designed for marketing purposes and lack statutory weight. The ATO requires an independent valuation conducted by a qualified, Certified Practicing Valuer (CPV) applying recognised valuation methodologies.

What happens if a property exceeds the 2-hectare main residence limit?

Under Australian tax law, the main residence CGT exemption generally applies to the home and surrounding land up to 2 hectares. If your block is larger, we provide an apportionment valuation separating the exempt house and curtilage from the taxable residue parcel.