Independent desktop valuation with rental assessment. $550 inc. GST. Prepared to satisfy SISR regulation 8.02B. Delivered within 48 hours.
The report is formatted for the auditor: the figure, the date, the method and the evidence are on the first page. See a sample valuation report (residential format; the commercial report follows the same layout with the rental assessment added). Where several financial years are needed for the same property, three-year cover is available for $1,200 inc. GST through the order platform.
Regulation 8.02B of the Superannuation Industry (Supervision) Regulations 1994 requires SMSF assets to be valued at market value when preparing the fund’s accounts and statements. The ATO’s valuation guidelines ask trustees to base that value on objective and supportable data, and the auditor has to be satisfied that the evidence supports the figure in the accounts.
For commercial property that means more than an agent’s letter. The auditor expects to see comparable sales, a method that fits the property type, and a valuer who can stand behind the number. A desktop valuation prepared by a Certified Property Valuer meets that standard for most commercial holdings, because the value is built from documented evidence rather than a kerbside opinion.
Property has to be valued at market value every year for the fund’s financial statements. Where there has been no material change in the property or the market, a trustee may be able to rely on a recent valuation with supporting evidence; where there has been a lease change, a sale nearby, a refurbishment or a market shift, a fresh report is the safe course. Our valuation frequency guide explains how auditors apply this.
Two methods carry most commercial valuations: income capitalisation (the net rent divided by a market yield taken from comparable leased investment sales) and direct comparison (sales of similar properties adjusted for size, location, tenancy and condition). We use both where the evidence allows and reconcile them. The cost approach and discounted cash flow are used only where the property type calls for it, such as specialised or development assets.
Every report states which method was applied and shows the sales and leasing evidence behind it. The evidence is drawn from documented comparable sales, not from automated estimates.
Strata suites, whole floors and freestanding office buildings, owner-occupied by a related business or leased to third parties.
Shops, showrooms and food premises, including strip retail and neighbourhood centre tenancies. Retail valuations weigh the lease terms and the trading position heavily; see the notes on related party leases below.
Factories, warehouses, workshops and industrial units. Owner-occupier industrial is the most common commercial holding in an SMSF. We have a dedicated industrial property valuation page.
Consulting rooms, dental and allied health premises, childcare centres. Specialised use and long leases drive these values.
Shop-top residential and similar, valued on the combined income and the highest and best use.
Valued under our rural and farmland SMSF valuation service.
Most commercial property in an SMSF is business real property leased to the members’ own business. The lease has to be on arm’s length terms, and the auditor tests that by comparing the rent paid with market rent. That is why every commercial report from us carries a rental assessment alongside the market value: one report answers both questions.
Where a fund member’s business pays below or above market, the auditor may raise a contravention. A documented market rent figure, dated and supported by leasing evidence, is the simplest way to show the lease is at arm’s length. Read our guide to related party leases in an SMSF.
Division 296 (the additional tax on earnings for total super balances above $3 million) makes the annual valuation figure matter more, because unrealised movements in property value flow into the earnings calculation. Our Division 296 calculator shows the effect.
$550 inc. GST, fixed. That covers the market valuation and the rental assessment in one report, prepared by a Certified Property Valuer, for any commercial property in Australia.
A desktop report costs less than a full inspection valuation because the valuer works from documented sales and leasing evidence, title and planning information, and the property details you supply, rather than attending the site. For an audit-purpose valuation of a standard commercial holding, the evidence is what the auditor needs, and the inspection adds cost without adding support.
If the property is unusual (a specialised facility, a development site, a large multi-tenanted asset) we will tell you before you pay whether a desktop report is appropriate. If the sale or purchase of the property is in view and you need a figure for capital gains tax rather than for the fund’s accounts, that is a different report; see CGT Property Valuations.
$550 inc. GST. Market value and rental assessment in one report, delivered within 48 hours, ready to hand to the auditor.
Order a commercial valuationAccountants and auditors ordering for several funds can see how we work with firms on our page for accountants.
If you want a rough idea of value before ordering, our free commercial property valuation calculator estimates value three ways from rent, yield and comparable sales. It is an estimate for your own planning. It is not audit evidence, and your auditor will not accept it in place of a valuation report. When you need the figure for the fund’s accounts, order the report.
Yes, where it is prepared by a qualified valuer from objective and supportable evidence. The ATO's guidelines do not require an inspection; they require a value the trustee can justify. Our reports set out the method, the comparable sales and the valuer's certification so the auditor can see how the figure was reached.
$550 inc. GST for a desktop market valuation with rental assessment, for any commercial property in Australia. There are no add-ons for property type or location.
Within 48 hours from receipt of your order and property details. Complex or multi-tenanted assets may take longer; we tell you at the start if that applies.
If the property is leased to a related party, yes. The auditor tests the rent against market to confirm the lease is at arm's length. Every commercial report from us includes the rental assessment at no extra cost.
The property address, the valuation date, a copy of the lease (or the rent and outgoings if there is no written lease), and details of any recent works. If you do not have these we can prepare the report from the public record and tell you what assumptions were made.
The fund's accounts must show market value every year. A recent valuation can sometimes be relied on with supporting evidence where nothing material has changed, but a lease change, a nearby sale, a refurbishment or a market movement usually calls for a fresh report.
$550 inc. GST. Market value and rental assessment in one report, delivered within 48 hours, ready to hand to the auditor.
Order a commercial valuationReports are prepared by Mike Wilczynski, Chartered Accountant and Certified Property Valuer certified by the Australian Valuers Institute, Registered Tax Agent TPB 17532009. Mike combines property valuation with hands-on SMSF accounting experience; he advises on the same compliance, tax and reporting issues that drive the need for an accurate property valuation. A regular presenter at the SMSF Association National Conference, Mike works with SMSF trustees, Chartered Accountants, auditors and financial advisers across Australia to deliver reports that meet annual reporting, audit and compliance requirements.
Background reading on what the ATO and your auditor expect from a commercial SMSF property valuation.
