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

Experts evaluating commercial properties in Australia

Commercial Property Valuation in Australia: An Expert Guide

Valuing commercial property is a critical task that requires expertise and a deep understanding of both the market and the properties in question. In Australia, the process of commercial property valuation encompasses various methodologies and factors, tailored to meet specific market needs and client requirements. This guide delves into the nuances of this complex process, ensuring property owners and investors are well-informed.

Understanding Commercial Property Valuation

Commercial property valuation is the process of determining the worth of real estate used for business purposes. It is crucial for various transactions including sales, purchases, and leasing. Valuations are also necessary for taxation, financing, and investment analysis purposes.

Methods of Valuation

  1. Income Capitalisation Approach: This is a common method for valuing income-producing properties, such as office buildings or shopping centres. It involves calculating the current value based on the net operating income the property generates, adjusted for market expectations and risk.
  2. Comparative Market Analysis: This method involves comparing the property in question with similar properties that have recently been sold or leased, adjusting for differences like location, size, and condition.
  3. Cost Approach: Used primarily for newer properties, this method calculates the cost to replace the property minus any depreciation. This approach is useful for unique properties that don’t have many comparable examples.

Key Factors Influencing Commercial Property Values

  • Location: The adage “location, location, location” holds particularly true in commercial real estate, with properties in prime locations fetching higher prices.
  • Market Conditions: Economic factors, interest rates, and the commercial property market’s health significantly influence valuations.
  • Physical Attributes: Size, condition, layout, and architectural style can all affect a property’s value.
  • Lease Terms: For leased properties, the terms of the lease, such as the length and rental rate, impact value.
  • Legal and Zoning Issues: Zoning laws, restrictions, and potential legal issues can also alter a property’s valuation.

Why Professional Valuation Matters

Obtaining a professional valuation is essential, not just for accurate pricing but also to avoid legal issues and ensure compliance with regulations. Property Valuation Sydney offers expert assessments tailored to local market conditions and compliance requirements.


Commercial property valuation is a detailed and dynamic field influenced by a myriad of factors. Understanding these elements can help stakeholders make informed decisions. Whether you are a buyer, seller, or investor, professional valuation services are indispensable in navigating the complexities of the commercial real estate market in Australia.

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.

Different Methods of Property Valuation: Explore the various approaches used to determine property values in Victoria

Different Methods of Property Valuation

When it comes to determining the value of a property in Victoria, there are various methods that property valuers employ. These methods consider different factors and approaches to derive an accurate estimation of property values. In this article, we will explore some of the common techniques used in property valuation and gain an understanding of how they work.

1. Market-Based Appraisal

The market-based appraisal method, also known as the sales comparison approach, is one of the most widely used techniques in property valuation. This approach involves comparing similar properties in the local market that have recently been sold. By analysing the sales prices of these comparable properties, the valuer can determine a fair market value for the property being evaluated.

During the market-based appraisal, the valuer takes into account factors such as location, size, condition, amenities, and other relevant features. This helps in assessing the value of the property in relation to recent market trends and sales data. By comparing the subject property with comparable properties, the valuer can account for any differences and make necessary adjustments to arrive at an accurate valuation.

2. Cost Approach

The cost approach method is another approach used in property valuation. This method considers the cost of replacing the property and accounts for depreciation to determine its value. The valuer estimates the cost of constructing a similar property at current market rates, considering factors such as materials, labour, and associated expenses.

In the cost approach, depreciation is taken into account to reflect any reduction in the property’s value due to wear and tear, obsolescence, or changes in market conditions. Depreciation can be categorised into three types: physical deterioration, functional obsolescence, and external obsolescence. By assessing these factors, the valuer can subtract the appropriate depreciation amount from the replacement cost to arrive at the property’s value.

3. Income Approach

The income approach is primarily used for income-producing properties, such as rental properties or commercial buildings. This method focuses on the potential income the property can generate and calculates its value based on the expected cash flows over its economic life.

The income approach involves estimating the property’s net operating income (NOI), which is the income generated after deducting operating expenses. The valuer then applies a capitalization rate or a discount rate to convert the projected income into present value. This approach takes into consideration factors such as vacancy rates, rental rates, operating expenses, and market capitalization rates to determine the property’s value.

Understanding the various methods of property valuation is crucial in determining accurate property values in Victoria. Whether it’s the market-based appraisal, cost approach, or income approach, each method considers different factors and approaches to arrive at a fair valuation. By employing these techniques, property valuers can provide reliable and informed valuations that align with market conditions and meet the needs of property owners, buyers, and sellers. Whether you are looking to buy, sell, or invest in a property, having a comprehensive understanding of property valuation techniques can help you make informed decisions and ensure fair transactions.

Residential Property Valuations in Melbourne

Residential Property Valuations: A Comprehensive Guide to Valuing Residential Properties in Melbourne

When it comes to buying or selling a residential property in Melbourne, one crucial aspect is determining its value. Accurate property valuations play a significant role in making informed decisions and ensuring a fair transaction. In this comprehensive guide, we will explore the importance of property valuations, the role of property valuers, and the process of valuing residential properties in Melbourne.

1. Understanding Property Valuations:

Property valuations refer to the process of estimating the fair market value of a property based on various factors. These factors include the property’s location, size, condition, amenities, recent sales data, and market trends. Valuations are essential for property owners, buyers, sellers, investors, and financial institutions to determine the value of a property accurately.

2. The Role of Property Valuers:

Professional property valuers play a crucial role in conducting accurate property valuations. They are trained and qualified individuals who possess extensive knowledge and experience in assessing the value of residential properties. Property valuers follow recognized industry standards and guidelines to ensure objective and unbiased valuations.

3. Why Hire Property Valuers in Melbourne:

Property valuations in Melbourne require specific expertise due to the city’s unique real estate market. Melbourne is known for its diverse neighbourhoods, each with its own charm, character, and property value fluctuations. Professional valuers in Melbourne understand these nuances and utilise their local expertise to provide accurate valuations that reflect the current market conditions.

4. The Valuation Process:

The process of valuing residential properties involves a thorough analysis of various aspects. Property valuers typically follow these steps:

  1. Inspection: Valuers inspect the property in person, carefully assessing its physical features, condition, layout, and overall appeal.
  2. Market Research: They conduct extensive market research to gather relevant data on recent property sales, local market trends, and economic conditions that might impact property values.
  3. Comparative Analysis: Valuers compare the subject property with similar properties in the area that have recently sold. This helps them determine a fair market value based on the recent sales data.
  4. Data Analysis: They analyse the gathered data, taking into consideration various factors such as location, size, amenities, and property condition.
  5. Report Preparation: Finally, valuers compile their findings into a comprehensive report that includes the estimated property value, supporting data, and their professional opinion.

5. Benefits of Accurate Property Valuations:

Accurate property valuations offer several advantages to property owners, buyers, sellers, and investors. These include:

  • Informed Decision-Making: With accurate valuations, buyers can make informed decisions on pricing, negotiating, and selecting properties that align with their requirements and budget.
  • Fair Transactions: Proper valuations ensure fair transactions, benefiting both sellers and buyers by establishing a fair market price.
  • Mortgage Financing: Financial institutions require accurate valuations to determine the worth of a property and offer suitable mortgage financing options.
  • Tax Assessments: Valuations play a crucial role in determining property taxes, ensuring fair taxation for property owners.

6. Choosing Professional Property Valuers in Melbourne:

To ensure accurate valuations, it is crucial to choose reputable and professional property valuers in Melbourne. Consider the following factors when selecting a property valuer:

  • Qualifications and Experience: Look for valuers who are qualified, certified, and have years of experience valuing residential properties in Melbourne.
  • Local Knowledge: Ensure the valuer has in-depth knowledge of the Melbourne real estate market, including local neighbourhood trends and property value fluctuations.
  • Reputation: Research the valuer’s reputation by reading client reviews, seeking recommendations, and verifying their credentials.
  • Transparent Process: Choose valuers who follow a transparent process and provide detailed reports that justify their valuations.

Accurate property valuations are critical in the residential real estate market in Melbourne. By understanding the role of property valuers and the valuation process, individuals involved in property transactions can make more informed decisions. Hiring professional property valuers with expertise in the Melbourne market ensures reliable valuations that reflect the current market conditions. Whether you are a property owner, buyer, seller, or investor, valuations provide the necessary insights for successful and fair transactions.`