Probate Valuation Checklist

Written by: Sydney Property Valuers Editorial Team
Last updated: 14 July 2026

This checklist helps executors, administrators and solicitors prepare a property valuation for a deceased estate. It sets out what a probate valuation is, why the valuation date matters, and the documents to gather before instructing a valuer.

When someone passes away, the property in their estate usually needs to be valued at its market value as at the date of death. That figure supports the grant of probate, the fair distribution of the estate among beneficiaries, and later capital gains tax calculations if the property is sold.

This is general information only and is not legal or tax advice. The executor’s solicitor and the estate’s accountant should confirm what is required for the particular estate.

Who this checklist is for

Executors and administrators responsible for managing an estate.
Probate and estate solicitors instructing valuations on behalf of clients.
Beneficiaries who need to understand how the estate property is valued.
Estate accountants dealing with the capital gains tax cost base.

Why a probate valuation is needed

A probate valuation establishes the market value of estate property at the date of death. It is used to:

Support the estate’s application for probate and the statement of assets and liabilities.
Allow the estate to be distributed fairly among beneficiaries.
Establish the cost base for capital gains tax if the property is later sold by the estate or a beneficiary.
Provide an independent record that reduces the risk of disputes between beneficiaries.

Because the relevant date is usually in the past by the time the valuation is instructed, a probate valuation is often a retrospective valuation — the property is valued as at the date of death using sales evidence from around that period.

The probate valuation checklist

Estate and instruction details

Full name of the deceased and date of death.
Details of the executor or administrator instructing the valuation.
Solicitor’s instructions and the purpose of the valuation.
The required valuation date (usually the date of death).

Property and title

Full property address and certificate of title (or title search).
Ownership details — sole ownership, tenants in common or joint tenants.
Property type and any unusual features.

Access and condition

Arrangements for the valuer to inspect the property.
Photographs or notes on the property’s condition at or near the date of death.
Details of any renovations or damage before or after death.

Supporting documents

Rates and land tax notices.
Any prior valuation reports.
Lease agreements if the property was tenanted.
Strata records for a unit or townhouse.
Building plans, where available.

Instruction detail

When instructing a valuer for probate, confirm:

The effective date of value — normally the date of death.
The basis of value — market value — and that the report is for probate/estate purposes.
The intended users of the report (executor, solicitor, accountant, beneficiaries).
Whether a CGT cost-base figure is also needed, so the valuation supports later tax work.

Common mistakes to avoid

Valuing at today’s date instead of the date of death. The date must match the estate’s requirement.
Waiting too long. Retrospective evidence is harder to source over time, and records of the property’s condition may be lost.
Using an agent’s appraisal. An appraisal is not independent evidence for probate or tax.
Overlooking the ownership structure. Only the deceased’s share is relevant where the property was co-owned.
Forgetting the CGT angle. A probate valuation often doubles as the CGT cost base — instruct it with both purposes in mind.
Not documenting condition. Renovations or damage affect value and should be recorded.

Frequently asked questions

What date is a probate valuation prepared as at? Usually the date of death. Because that date is often in the past by the time the valuation is instructed, the report is generally a retrospective valuation, using sales evidence from around that period.

Who instructs the valuation? The executor or administrator of the estate, often through the estate’s solicitor. They confirm the purpose, the date and the property details.

Can the same valuation be used for capital gains tax? Often yes. A date-of-death valuation frequently establishes the CGT cost base if the property is later sold by the estate or a beneficiary. Instruct it with both purposes in mind so the report covers what the estate’s accountant needs.

Is a real estate agent’s appraisal enough for probate? Generally no. An appraisal is a selling estimate, not independent evidence. Courts, the ATO and beneficiaries expect a qualified valuer’s report.

What if the property was jointly owned? Only the deceased’s interest is relevant. How the property was held — as joint tenants or tenants in common — affects what passes through the estate, so confirm the ownership structure with the solicitor.

How long does a probate valuation take? It depends on access and how far back the date of death is. Retrospective valuations take longer because historical market evidence has to be researched, so it is best to instruct early.

Professional use note

Probate and estate solicitors are welcome to share this checklist with executor clients as a general preparation resource. It helps executors gather the right documents and understand why the date-of-death valuation matters — reducing delays in the administration of the estate.

This checklist is general information and does not replace advice specific to the estate.

Related services and resources

Deceased estate / probate valuations — our service page for estate reports.
Retrospective valuations — for past-date valuations.
Capital gains tax valuations — where the estate property is later sold.
CGT Property Valuation Guide

Need a probate valuation for an estate?

If you are administering an estate or acting for an executor, our team can prepare an independent date-of-death valuation and confirm the documents required. Request a quote and we’ll set out what’s needed for the matter.

The information on this page is general in nature and is not legal or tax advice. Estate and tax requirements depend on individual circumstances — please obtain advice specific to the estate from the executor’s solicitor or the estate’s accountant.