How Much is Your Home REALLY Worth? 3 Myths About Property Valuations

As homeowners, we have all wondered at some point “How much is my home actually worth?

In the Auckland market, property valuations can feel like a mystery. Sellers often have a price in mind, buyers have a different idea, and then the bank’s valuation might throw everyone off!

So, let’s clear things up.

Here are three common myths about property valuations—and the real truth behind them.

Myth #1: The CV (Council Property Valuation) = Market Value

Many homeowners assume that their Council Valuation (CV) is a good estimate of their home’s worth. It’s not.

The truth? CVs are updated every three years and are primarily used for rating purposes (i.e., setting your rates bill). They don’t consider:

✅ Recent market trends

✅ Buyer demand

✅ Unique features of your home (like renovations or views)

👉 Example: If your home’s CV is $1.2M, but recent sales in your area have been over $1.5M, relying on the CV could mean underselling your home!

Myth #2: A Registered Valuation is the Final Word

A registered valuation is an independent assessment by a valuer, often required by banks. It’s more accurate than a CV, but here’s the catch—it’s still just an estimate.

The truth? A valuer assesses recent sales and market conditions but won’t capture emotional buyer decisions. In a competitive market, buyers often pay more than a valuation suggests—especially for high-demand suburb - a sought-after school zone or proximity to amenities

👉 Example: A registered valuation might suggest $1.3M, but if two keen buyers fall in love with your home, they could drive the price up to $1.4M or more at auction!

Myth #3: Online Valuation Tools Are Always Accurate

With a quick Google search, you’ll find plenty of instant online valuation tools. They claim to estimate your home’s value in seconds - or better yet, they already have an estimate on your property. But should you trust them?

The truth? These tools use algorithms based on past sales data, but they don’t factor in:

❌ Unique renovations

❌ Market sentiment

❌ Buyer competition

👉 Example: If your home was recently renovated or has a sea view, an online tool may undervalue it. Conversely, if sales in your area have slowed, it may overestimate its worth.

So, What’s the Best Way to Value Your Home?

💡 A local real estate agent’s appraisal! Unlike automated tools or bank valuations, an experienced agent (like myself! 😉) understands what buyers in YOUR area are willing to pay right now.

A professional appraisal considers:

✔️ Real-time market conditions

✔️ Buyer demand in your suburb

✔️ How your home compares to recent sales

✔️ Emotional factors that drive higher offers

If you’re curious about your home’s true market value, let’s chat! I can provide a FREE, no-obligation appraisal that gives you a clear picture of what your property could sell for in today’s market.

Request An Appraisal

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About Me

With a deep passion for helping people achieve their property goals, I bring confidence, expertise, and a personal touch to every transaction. Backed by an MBA and a diverse background in sales, marketing, and business, I offer a strategic approach to real estate sales.

Fluent in multiple languages and always embracing life’s adventures, I’m here to make your real estate journey smooth and rewarding. I live on the beautiful North Shore and my focus areas are North & Northwest Auckland.

Let’s connect!

Call Nish