One of the most common questions I get when presenting is: How long does a valuation remain current?
It’s a simple question, but the answer is not so straightforward, especially in areas like family law, where cases can drag on for years. Those cases that are settled on out-of-date valuations not reflecting a properties current market value can have a profound effect on the equitable outcome for all parties.
Is there a set timeframe?
The answer to this question is that there isn’t a fixed time frame for how long a valuation remains current. A valuation reflects market conditions and comparable sales at a specific point in time, for a particular property type and market segment.
The Australian Property Institute’s Rules of Professional Conduct (effective 01 August 2025) provide guidance here, stating that a valuation has an effective life span of arounds 90 days. This timeframe has certainty formed the backbone of the mortgage valuation Industry and is generally a good rule of thumb. The Valuers Professional Insurance industry has also stipulated this as a valid relevance period.
But markets move faster than rules
While 90 days is a useful rule of thumb, the real driver of a valuation’s relevance is market conditions. I have seen many examples in cities and regions across Australia where the market is changing at such a fast rate with values shifting significantly within weeks, that a valuation would be considered well out of date after a 90-day period.
There are many different eco systems or submarkets that comprise an overall geographical property market and these markets can increase or decrease in value in a completely independent way.
Take the Brisbane townhouse and second-hand unit market (within 8km if Brisbane CBD) as a prime example. Right now, demand is red-hot, stock levels are tight, and values seem to be climbing every week. I know this well as I am trying to buy one!!!!
This is due to the acute imbalance of the supply of units and the super-hot demand with competing buyers looking to purchase at the lower price bracket, both owner occupiers and investors who are chasing the high rents. Add in the upcoming Federal Government’s First Home Guarantee (from 1 October 2025), and competition will only intensify. In this segment, a three-month-old valuation would already be considered stale.
In a market that is changing so rapidly, under contract sales are good guide to the growth in the market and serve to compliment settled sales to enable a valuer to draw the correct conclusion as to the up to the minute value assessment.
Contrast that with the $2-5 million housing market, which does not have the same demand dynamic and is growing at a steadier rate. In this market, a 3-month-old valuation would be acceptable and still provide a reliable guide.
So, the period of relevance of a valuation assessment is largely driven by market factors specific to that particular market segment.
What valuers look for
In these dynamic market conditions, valuers give weight to both settled sales and under-contract evidence, ensuring they reflect the most up-to-the-minute trends. For less active sub markets or unique property types, older sales can still be valid, provided market movements are properly accounted for.
That’s why it’s critical to check whether a valuation report has adjusted for shifts between the sales evidence and the assessment date. Recently, I did a critique of a valuation where comparable sales from early 2024 were used in a market that had clearly increased significantly in 2025, yet no adjustment was made, even though the commentary acknowledged significant growth. This is exactly the kind of oversight that can undermine confidence in the outcome.
The takeaway for family law matters
For family law proceedings that extend over time, it’s essential to obtain updated valuations as close to mediation or court dates as possible. This ensures the assessment truly reflects current conditions and avoids inequities caused by outdated figures.