Our Services

Residential + Commercial Valuations

Market Valuation

Residential properties are the most common type of property valued for various purposes. MPV has a network of expert residential valuers located across Australia, offering professional and cost-effective valuation services to clients.

Common Residential Valuation Purposes

  • Pre-purchase

  • Pre-sale

  • Mortgage security

  • Stamp duty

  • Deceased estate disbursement

  • Separation and divorce settlement

  • Development feasibility

  • Bankrupt estate

  • Bail security

  • Capital gains tax purposes

  • Land tax objections

  • Financial reporting

  • Other purposes

Determining Market Value

The valuer will assess the market value of your property, which is the amount it would fetch if sold on the open market, assuming the proposed project or public purpose did not exist. The valuation considers:

  • Property size

  • Location

  • Quality of improvements

  • Zoning

  • Recent sales in the area

  • Pest and building inspections

The Valuation Report

A comprehensive valuation report is prepared by the valuer, including the following details:

  • Date of Valuation and Inspection: The specific dates when the property was valued and inspected.

  • Property Details: Areas, dimensions, and legal particulars, including any legal constraints affecting development.

  • Description of Improvements: Details of structures such as houses, pools, or other buildings.

  • Site Plan: A layout showing the position of improvements in relation to property boundaries.

  • Floor Plan: An accurate depiction of the property's layout.

  • List of Inclusions: A specific list of items included in the valuation.

  • Permitted Land Use: Outline of permissible uses under current planning instruments and local government codes.

  • Class of Land and Use: Description of the land's class, its current or potential use, and its location.

  • Sales/Rental Information: Details of comparable sales or rental properties used in the valuation, including analysis and calculations.

  • Property Sales Evidence: Data supporting the valuation.

  • Valuation Rationale: Explanation of the methods and reasoning behind the valuation.

  • Rental Value: The assessed rental value of the property.

  • Occupant Details: Information about individuals, companies, or businesses occupying the property.

Industrial Valuations

Marchese Property Valuations specialises in providing industrial valuations for asset reporting, insolvency practitioners, and mortgage purposes for second-tier funders and private lenders. We also offer expert evidence in rental disputes between landlords and tenants. Our independent surveyors deliver unbiased assessments of the market value for a variety of industrial properties, including office spaces, office buildings, mixed-use industrial complexes, and mixed-use developments. Additionally, we conduct rent reviews for various clients and purposes.

Comprehensive Services

Consulting an accredited professional ensures you make informed decisions about your commercial premises based on accurate market valuations. Our industrial valuation services cover a wide range of commercial properties, including:

  • Office spaces

  • Dental practices

  • Pharmacies

  • Public houses

  • Restaurants

  • Religious structures

  • Retail shops

  • Industrial units

Regional Coverage

We provide industrial property valuation services throughout NSW, Victoria, and QLD via our network of offices and valuers.

Valuation Methodology

Our valuation methodology typically involves a combination of:

  • Capitalisation of Income: Evaluating the income-generating potential of the property.

  • Rate per Square Metre: Assessing the value based on the size of the property.

  • Direct Comparison: Comparing the property to similar properties in the market.

Certified Expertise

MPV valuers are certified practicing valuers as per the Australian Valuers Institute. We guarantee thorough and reliable valuations for all your industrial property needs. If you require an industrial valuation for any purpose, please contact our experts for a valuation quotation.

Development Site Valuations

A development site feasibility valuation assesses the potential scenarios and challenges that may impact the valuation due to future changes in circumstances. This can introduce additional uncertainty. MPV has extensive experience in development site valuations, including mortgage valuations for these sites.

Whether your land is zoned R2, R3, R4, B4, B5, B6 Enterprise Corridor, or other categories, our expertise will guide you correctly. Different councils have unique objectives and regulations for each zone, including floor space ratios and other allowances, which can vary even for the same zoning.

Key Aspects of Development Site Valuation

The expectation of a change in circumstances for a development property is integral to its market value, as outlined in paragraph RICS 4.4 of VPS 4. Prospective buyers often factor in potential future developments or mergers, impacting the property's market value.

Valuation Approaches

According to IVS 105, there are three main approaches to valuation:

  1. Market Approach

  2. Income Approach

  3. Cost Approach

Each approach includes various detailed methods. The choice of approach depends on the valuation's required basis, purpose, and specific circumstances.

For development properties, two primary valuation methods are used:

  1. Market Comparison Approach

  2. Residual Method (see IVS 410 paragraph 40.1)

Best practice recommends using multiple methods to assess the value accurately.

Investment Value Basis

When assumptions in a financial appraisal or valuation pertain to a specific entity or client, the investment value basis of valuation may be appropriate (IVS 104 paragraphs 60.1 and 60.2 and VPS 4 section 6).

Development Feasibility

A feasibility study determines the viability of a proposed initiative or development. It evaluates whether the project is technically feasible within the estimated cost and profitable. A crucial concept in property development financial feasibility is ensuring you don’t overpay for land.

Residual Land Value

Understanding the Residual Value of Land is vital in financial feasibility. While costs like professional fees, construction, permits, and selling expenses are constant, the land and end sale value are variable. Overpaying for land does not guarantee a higher return on the developed product.

Market Value and Assumptions

Market value, or market value subject to assumptions, is often the appropriate basis for valuation. This considers optimum development, current, and prospective economic and planning conditions. The valuation report helps reduce risks, forecast investment, manage timelines, and address legal and regulatory approvals.

Hotel Valuations

Key Considerations for Valuers

Valuers evaluate:

  • Current Use: Assuming a permit would be granted.

  • Potential Use: Given the underlying zoning of the land.

The market value should be assessed by comparing sales of similarly zoned land with similar attributes and development potential.

Site Value

Assessing the site value involves considering various factors such as land area, frontage, topography, shape, location, accessibility, exposure, and proximity to public transport and amenities. The site value should reflect the highest and best use of the parcel, whether or not it has a planning permit.

Income Capitalisation Approach

For going-concern hotels, valuations may also be based on a ten-year forecast of income and expense, combined with a discounted cash flow analysis. This method provides a reliable estimate of a hotel's value by examining its profit potential, considering the long-term forecast of income and expenditures in the current market context.

Valuation Methods

There are three basic methods typically used to determine the actual value of a property, including hotels. These methods can be adjusted to accurately value different types of properties.

1. Income Approach

  • Overview: This approach looks at cash flows and uses predictive methods to determine likely revenue streams.

  • Application: It helps in determining hotel loans based on the valuation of an existing property.

  • Considerations: Historical data on occupancy rates, profits, and revenue streams are often requested by lenders, although past results are not a guarantee of future performance.

2. Cost Approach

  • Overview: This method is based on the cost to rebuild the hotel, minus any depreciation.

  • Application: It includes the value of the land on which the hotel sits.

3. Market Comparison Approach

  • Overview: This method uses comparable properties in similar markets to determine the most accurate selling price.

  • Considerations: Factors such as amenities, physical characteristics, size, capacity, and any unique advantages or disadvantages of the hotel are taken into account.

Strata Insurance Valuations

With over 20 years of experience, Marchese Property Valuations specialises in valuing a diverse range of properties, including residential, commercial, land subdivisions, industrial, strata, and developments across ACT, VIC, QLD, SA, and NSW.

Specialised Strata Department

Our dedicated strata department focuses on insurance valuations for strata schemes. Led by Lauren Bright, who brings extensive experience from her background in strata management in Queensland and New South Wales, our team is adept at managing the intricacies of strata properties.

What Does This Mean for You?

  • Effective Communication: We excel in communicating with strata schemes, including engaging with committees during site inspections, coordinating with insurance brokers, collaborating with strata managers, and interacting with maintenance teams, building managers, and esteemed strata management firms.

  • Understanding Timelines: We recognise that processes in strata management can be lengthy and often involve waiting for committee confirmations. Our team is patient and flexible, ensuring that we align with your timelines.

  • Meeting Deadlines: We understand the urgency of some valuations. If you need a quick turnaround, particularly for buildings on the eastern coast of NSW, let us know and we'll aim to deliver promptly.

  • Comprehensive Service: Provide us with a work order, including site contact details, strata plans, and a recent Certificate of Currency or insurance valuation. These documents are crucial to prevent underinsurance.

Our Valuation Process

  • Senior Review: All valuations are reviewed by senior property valuers before being issued to clients, ensuring accuracy and reliability.

  • On-site Inspections: We conduct thorough site inspections for all valuations, rather than relying solely on strata plans.

  • Personal Interaction: We are available to meet site contacts during inspections to address any concerns or questions.

National Disability Insurance Scheme (NDIS) Valuations

At Marchese Property Valuations, we specialise in providing comprehensive property valuations tailored for the National Disability Insurance Scheme.

Our NDIS valuations are designed to assist stakeholders in understanding the market value of properties intended for use under the NDIS framework. These valuations are crucial for ensuring that individuals with disabilities receive appropriate accommodation that meets their needs and aligns with the standards set by the NDIS.

Importance of NDIS Valuations

1. Accurate Funding Allocation

  • Accurate valuations ensure that funding allocated by the NDIS for property-related expenses is fair and reflective of the true market value.

2. Compliance with Standards

  • Properties must meet specific standards to be eligible for NDIS funding. Our valuations include a thorough assessment of whether a property complies with these standards.

3. Informed Decision Making

  • Stakeholders, including property owners, investors, and NDIS participants, rely on our valuations to make informed decisions regarding property purchases, sales, and modifications. This ensures that properties are well-suited to meet the needs of their intended occupants.

4. Market Insights

  • Our valuations provide insights into the market conditions, helping stakeholders understand the value trends and make strategic decisions. This is particularly important for developers and investors looking to create or modify properties for NDIS use.

5. Financial Planning

  • Accurate property valuations are essential for financial planning, particularly for budgeting and securing loans. Our valuations help in securing the necessary funding by providing credible and detailed valuation reports.