Appraisal guide
Property appraisal in NZ: what sellers should expect
Understand a New Zealand real estate appraisal, how it differs from an online estimate or registered valuation, and how to compare the evidence behind agent price ranges.
Use the appraisal meeting to test evidence, sale strategy and working fit — not simply collect the highest number.
01
An agent appraisal is a written sale-price assessment
Before a prospective client signs an agency agreement, a real estate professional must provide a written appraisal. It should be realistic and supported by current market conditions and comparable evidence.
- Likely sale-price range
- Relevant comparable sales or other market evidence
- Property differences and assumptions
- Date and context of the appraisal
02
Appraisal, estimate and valuation are not synonyms
Choose the evidence source that matches the decision.
| Evidence | Who/what produces it | Best use |
|---|---|---|
| Agent appraisal | Licensed real estate professional | Likely sale range and campaign proposal |
| Online estimate | Automated model using available property and sales data | Early broad range and comparison signal |
| Registered valuation | Registered property valuer | Independent report for a defined financial, legal or personal purpose |
| Rating valuation | Council mass-appraisal process | Rates and background context, not a current guaranteed sale price |
03
Ask why every comparable belongs
A nearby sale is not automatically comparable. Ask how date, land, floor area, property type, condition, views, layout, title and buyer appeal affect the comparison.
04
Connect the range to the campaign
The appraisal range and the method of sale should form one argument. Ask how auction, deadline, tender, negotiation or advertised price will reach likely buyers and what evidence would trigger a change.
05
Keep three proposals comparable
Give each candidate the same property facts and request the same written fields.
- Appraisal range and comparable evidence
- Commission, GST, administration and minimums
- Marketing inclusions, optional upgrades and payment timing
- Agreement type and proposed term
- Named responsibilities and reporting rhythm
06
A free appraisal is not a free valuation
An agent may offer an appraisal without an upfront charge as part of seeking an agency appointment. That does not make it a registered valuation or guarantee accuracy, and PropertySeller does not currently send appraisal leads to agents.