What is my house worth?
House and property value in NZ
Build a defensible New Zealand property-value range using comparable sales, online estimates, agent appraisals and registered valuations without treating any one number as guaranteed.
Use each value source as evidence with a purpose and limitation — then model a range rather than planning around the highest number.
01
Four value signals answer different questions
An online estimate, rating valuation, agent appraisal and registered valuation are not interchangeable. Identify what produced the number and what decision it is suitable for.
| Evidence source | Useful for | Main limitation |
|---|---|---|
| Online automated estimate | A quick, broad starting range | May not see condition, improvements, defects or unusual property features |
| Rating valuation | Council rating and contextual reference | Not a current sale-price prediction and may be based on an earlier valuation date |
| Agent appraisal | Likely sale-price range and campaign discussion | May differ by agent; test the comparable sales and adjustments |
| Registered valuation | Independent professional valuation for a defined purpose | Paid service; value still reflects evidence and the valuation date |
02
Build the comparable-sales set
Start with recent sales that are genuinely comparable in location, land, floor area, property type, condition and buyer appeal. Record the differences instead of averaging unrelated prices.
- How recent was the sale?
- Was the transaction normal and exposed to the market?
- What material features differ?
- What has changed in competing supply or buyer response since then?
03
Adjust for what a model may not know
Renovations, deferred maintenance, consent status, title, views, access, layout and micro-location can move buyer response. Confirm facts before assuming an improvement adds its cost to value.
04
Test appraisals on evidence
Ask each agent to explain the written appraisal, comparable sales, property adjustments and how the proposed method and price strategy connect to the range. The highest appraisal is not proof of the best result.
05
Use a range in the financial plan
Run conservative, expected and stronger sale prices through commission and total-cost calculations. If the sale only works at the top of the range, the plan is fragile.
- Sale price after commission and GST
- Marketing, legal, preparation and moving costs
- Mortgage balance and discharge costs
- Settlement timing and any cost of waiting
06
Choose a registered valuation when the purpose requires it
A registered valuer can be appropriate when independence, a formal report, family or trust decisions, finance or a legally sensitive transaction matters. Ask the professional advising on that decision what form of valuation is required.