Alan Lishman
Alan Lishman

Certified Property Valuer in Melbourne & Victoria

Welcome to the website of Alan Lishman

certified property valuer
I specialise in providing accurate and reliable residential property valuations across Melbourne and Victoria.
With over 15 years of experience in the industry, I understand the importance of a precise and objective property valuation. My valuations serve a variety of purposes, including divorce settlements, capital gains tax calculations, property investments and more.
As a licensed and certified valuer, I adhere to industry regulations and standards. I stay up-to-date on the latest market trends and comparable sales so that my clients receive a fair valuation every time.
On this website, you’ll find tips and advice on property values for homeowners. I aim to educate visitors on how different factors can impact a property’s value. Things like market conditions, location, property features and more.
My goal is to provide every client with an accurate, reliable and useful valuation report. I take pride in my reputation for integrity, transparency and professionalism. If you require an independent valuation on your Melbourne or Victoria property, please don’t hesitate to get in touch.

Latest Updates

Strategies for Successfully Challenging Property Valuations in Australia

How to Challenge a Property Valuation

Navigating the process of challenging a property valuation in Australia can be daunting, especially if you believe the assessment of your property’s value is inaccurate. This article provides a comprehensive guide on how to effectively dispute a property valuation, collaborate with valuers, and understand the appeal processes.

Understanding Your Valuation Report

Initial Review

  • Analyse the Report: Carefully review the valuation report for any errors or oversights.
  • Market Comparison: Compare your valuation with similar properties in your area to gauge its accuracy.

Steps to Dispute a Property Valuation

Preparing Your Case

  • Gather Evidence: Compile evidence such as recent sales data, photographs, or independent assessments that support your claim.
  • Write a Formal Complaint: Draft a detailed letter outlining the reasons for disputing the valuation.

Engaging with the Valuer

  • Direct Communication: Initiate a discussion with the valuer or the valuation firm to present your findings and seek clarification.

Seeking a Second Opinion

  • Independent Valuation: Consider obtaining an independent valuation to provide a comparison.

Navigating the Appeal Process

Formal Appeal Mechanisms

  • Contact the Relevant Authority: If your valuation was for tax or legal purposes, contact the relevant government authority to lodge a formal appeal.
  • Legal Advice: Seek legal counsel if the valuation is significantly impacting your financial or legal standing.

Tips for a Successful Valuation Dispute

  • Be Objective: Focus on factual evidence rather than emotional arguments.
  • Stay Informed: Understand the local property market and valuation principles.
  • Professional Guidance: Consider consulting with property experts or legal professionals.

Patience and persistence are key in the valuation dispute process. It’s essential to maintain clear communication and follow the correct procedures. Remember, a well-prepared and substantiated case is more likely to lead to a favourable outcome. Stay patient and methodical throughout the process to ensure your dispute is taken seriously and addressed appropriately.

Map of Victoria highlighting key areas for property valuation and comparable sales analysis

The Role of Comparable Sales in Property Valuation in Victoria

Grasping the impact of comparable sales on property valuation is key to navigating the real estate market in Victoria. This insight is particularly valuable for those seeking to make informed decisions when buying their dream home.

Understanding Comparable Sales in Property Valuation

Comparable sales, or “comps,” refer to the recent sale prices of properties that are similar in size, location, condition, and features to the property being valued. They play a crucial role in determining the market value of a property.

Significance of Comparable Sales in Victoria’s Property Market

  1. Benchmarking Market Value: Comps provide a benchmark against which properties are valued, ensuring consistency in the market.
  2. Influencing Buyer Decisions: Understanding comps helps buyers make informed offers, aligning their bids with the current market value.

How Comparable Sales Influence Property Valuation

The influence of comparable sales on property valuation cannot be overstated. Valuers extensively use this data to arrive at a fair market value, impacting both sellers and buyers in Victoria.

The Process of Analysing Comparable Sales

  • Selection of Relevant Comps: Valuers select properties sold recently that closely match the subject property in terms of characteristics and location.
  • Adjustment for Differences: Adjustments are made for any differences between the comps and the subject property, such as renovations or differing land sizes.

Leveraging Comparable Sales for Pre-Purchase Advice

Before purchasing a property in Victoria, it’s wise to seek pre-purchase advice based on comparable sales. This advice can guide buyers to make competitive yet reasonable offers.

Ways to Use Comparable Sales for Buying Decisions

  • Assessing Fair Market Value: Use comps to gauge if a property is priced fairly.
  • Negotiation Strategy: Armed with comps data, buyers can negotiate more effectively.

Key Considerations When Evaluating Comparable Sales

Evaluating comparable sales involves more than just comparing prices. It requires an understanding of various factors that can influence property values in Victoria.

Critical Factors to Consider

  • Location and Proximity: Similarities in location and neighbourhood play a crucial role.
  • Property Attributes: The size, age, and condition of the property are essential factors.
  • Market Trends: Current trends in Victoria’s property market can affect the relevance of comps.

Navigating Victoria’s Property Market with Confidence

In conclusion, the role of comparable sales in property valuation is indispensable for anyone looking to navigate the real estate market in Victoria effectively. By understanding how similar property sales influence valuation outcomes, buyers are equipped with the knowledge to make informed decisions. This understanding not only guides in buying a dream home at a fair price but also empowers buyers with negotiation strategies based on solid, real-world data. Whether you’re a first-time buyer or an experienced investor, leveraging comparable sales is a vital step in your journey to securing the right property in Victoria’s dynamic market.

Australian real estate trends in economic downturns

Valuations during Market Downturns & Recessions

Understanding Market Downturns and Their Impact

Market downturns, often characterized by a decline in economic activity, can have profound effects on various sectors, including real estate. These downturns can be triggered by various factors such as global economic crises, local policy changes, or natural disasters. In Australia, as with many countries, the property market is not immune to these fluctuations. Understanding the dynamics of property valuations during these periods is crucial for investors, homeowners, and policymakers alike.

The Dynamics of Property Valuations in Australia

Australia’s real estate landscape is diverse, with property values influenced by a myriad of factors ranging from location, infrastructure, and demand-supply dynamics. However, during market downturns, the usual metrics can be overshadowed by broader economic concerns. Here’s an analysis of how property valuations tend to behave during these challenging times:

  • Decreased Buyer Confidence: A common trend during market downturns is a decrease in buyer confidence. Potential homeowners and investors may be hesitant to invest in property, expecting further price drops.
  • Increased Time on Market: Properties might stay on the market for longer durations, leading to potential price reductions to attract buyers.
  • Banking and Lending Restrictions: Financial institutions might tighten their lending criteria, making it harder for buyers to secure mortgages. This can further reduce the demand, impacting property valuations.
  • External Investment: In some cases, foreign investors might see a market downturn in Australia as an opportunity to invest, given the potential for future appreciation. This can provide some support to property valuations.

Analysis of Historical Downturns and Property Valuations

Historical data provides valuable insights into how property valuations have responded to past market downturns. For instance:

  • In the early 1990s, Australia faced a recession. Property prices initially stagnated, but by the mid-90s, they began to recover, showcasing the resilience of the Australian property market.
  • The Global Financial Crisis (GFC) of 2008 had a limited impact on Australian property valuations, thanks to strong banking regulations and timely government interventions.
  • Localized downturns, such as those caused by industry closures or natural disasters, have seen property valuations dip in specific regions, but they often recover in the medium to long term.

Strategies for Navigating Property Valuations during Downturns

For those looking to buy, sell, or maintain properties during market downturns, a few strategies can be beneficial:

  • Research and Analysis: Stay informed about local and global economic indicators. Knowledge is power, especially during uncertain times.
  • Seek Expert Advice: Engaging with property valuation experts can provide insights tailored to specific properties and regions.
  • Long-term Perspective: Real estate is typically a long-term investment. Market downturns can be temporary, and property values might appreciate over time.
  • Diversify Investments: If you’re an investor, consider diversifying your portfolio to mitigate risks associated with market downturns.

While market downturns can be daunting, understanding the dynamics of property valuations during these periods can equip stakeholders to make informed decisions. Australia’s property market, with its unique characteristics and resilience, offers valuable lessons and opportunities even in challenging economic climates.

Comparing Online Valuation Tools and Professional Appraisal: Pros and Cons.

Online Valuation Tools vs Professional Appraisal: Pros and Cons

When it comes to determining the value of a property, there are two main options available: using online valuation tools or seeking a professional appraisal. Both methods have their advantages and disadvantages. In this article, we will explore the pros and cons of each approach to help you make an informed decision.

Online Valuation Tools

Online valuation tools have gained popularity in recent years thanks to their convenience and accessibility. These tools use algorithms and data analysis to estimate the value of a property based on various factors such as location, size, and recent sales data. Here are some pros and cons of using online valuation tools:


  • Convenience: Online valuation tools allow users to get a quick estimate of a property’s value without the need for scheduling appointments or waiting for a professional to conduct an appraisal.
  • Cost-effective: Most online valuation tools are free to use, making them a budget-friendly option for those who are looking for a general idea of a property’s value.
  • Instant Results: With just a few clicks, users can obtain an estimated value for a property within seconds.


  • Lack of Accuracy: Online valuation tools provide only an estimate and may not accurately reflect the true value of a property. They cannot take into account unique features, improvements, or the condition of the property, which can significantly impact its value.
  • Reliance on Data: These tools heavily rely on data inputs, which may not always be up to date or accurate. Factors such as recent sales data and market fluctuations may not be adequately reflected in the algorithm.
  • No Personalized Assessment: Online valuation tools cannot consider subjective factors that can affect a property’s value, such as the overall condition, interior upgrades, or the appeal of the neighbourhood.

Professional Appraisal

When accuracy and a comprehensive assessment are essential, seeking a professional appraisal is the preferred route. Here are some pros and cons of opting for a professional appraisal:


  • Expertise and Insight: Professional appraisers have in-depth knowledge and experience in evaluating properties. They take into account various factors and utilise their expertise to provide an accurate and detailed valuation.
  • Personalized Assessment: Appraisers conduct an on-site inspection of the property, considering its specific features, condition, and improvements. This allows for a more personalised and accurate assessment of its value.
  • Useful in Complex Situations: Professional appraisals are often necessary for situations such as obtaining mortgage financing, estate planning, or legal disputes, where accuracy and an expert’s opinion are crucial.


  • Cost: Hiring a professional appraiser can be more expensive compared to using online valuation tools. The cost will depend on factors such as the property’s size, location, and complexity.
  • Time-consuming: A professional appraisal requires scheduling an appointment and allowing time for the appraiser to conduct an on-site inspection and prepare a comprehensive report, which can take several days or weeks.
  • Subjectivity: While professional appraisals strive for objectivity, personal judgement and subjective opinions may still play a role in the assessment process.

Online valuation tools and professional appraisals serve different purposes in determining property values. Online valuation tools offer convenience and quick estimates, making them suitable for preliminary research or gaining a general idea of a property’s value. However, they lack the accuracy and personalised assessment that professional appraisals provide. For situations requiring a comprehensive and precise valuation, such as mortgage financing or legal purposes, seeking a professional appraiser is highly recommended. Ultimately, the choice depends on your specific needs, budget, and the level of accuracy required for your particular situation.