Is a free property appraisal really free?

Yes. Our appraisal costs nothing and carries no obligation to list. We look at the home, or at the records for a desktop appraisal, compare recent sales of similar homes nearby, and give you a written range with the sales behind it. What you do next is up to you.

Is an appraisal the same as a registered valuation?

No. An appraisal is a real estate agent's written opinion of a likely sale range, supported by comparable sales. A registered valuation is a formal report from a registered valuer, which you pay for. The Real Estate Authority says only registered valuers provide valuations, and an electronic appraisal or market estimate cannot be solely relied on.

Is the council CV my home's market value?

No. Auckland Council's CV is the rating valuation, a guide for setting rates, and the council says it is not intended for use in marketing or sales. The 2024 values are as at 1 May 2024, calculated by mass valuation. Settled.govt.nz says the rating value is not necessarily the market value.

Can I trust an online home estimate?

Use it as a starting point, not a price. homes.co.nz says its HomesEstimate is calculated from recent sales and public data and is not a formal valuation. Settled.govt.nz says online estimates cannot take the condition of your property into account and may not recognise improvements you have made.

Do I have to list with you after a free appraisal?

No. There is no obligation to list with us. Settled.govt.nz says that if an agent gives you an appraisal you do not have to use their services, and suggests speaking to a few agents to compare. You can take the written appraisal and decide in your own time.

How can I tell if an appraisal is inflated?

Ask to see the comparable sales behind the number, and check they are recent and really resemble your home. A good appraisal gives a range and explains the differences, such as land size and condition. If one figure is far above the others, ask the agent to show why, and compare a few agents.

← Insights

How a free property appraisal works: appraisal vs valuation vs CV

Pat Lapalapa

Performance Director / Licensed Salesperson · 1 October 2026 · 7 min read

Ray White AT Realty

What is a free property appraisal?

A free property appraisal is a real estate agent's written opinion of what your home could sell for, based on recent sales of similar homes nearby. It costs nothing, and you are not obliged to list with the agent. An appraisal is not a registered valuation. It is an agent's view of the market.

I work from Ray White Manukau, and our written appraisal gives you a range, with the comparable sales behind it. Under the Real Estate Agents Act rules, an appraisal has to be in writing, has to realistically reflect current market conditions and has to be supported by comparable information on sales of similar land in similar locations. If there are no directly comparable or semi-comparable sales, the agent must explain that in writing. The Real Estate Authority also says an agent must give you a written appraisal before you sign an agency agreement.

What is an agent appraisal, and who is it for?

An agent appraisal is done by a licensed salesperson or agent, and it suits anyone thinking about selling or wanting to know where they stand. It is free. It gives you a likely sale range, built from comparable sales. It is not a registered valuation, so it should not be used as one.

An agent hopes to be chosen to sell your home, so ask to see the sales behind the number. The Real Estate Authority says an electronic appraisal or market estimate cannot be solely relied on, and that only registered valuers provide valuations. An agent appraisal is one useful input among several.

What is a registered valuation, and when do you need one?

A registered valuation is a formal valuation by a registered valuer, which you pay for. The price varies with the level of detail. It suits you when you need a formal figure, for example because a bank or lender may ask for one. Settled.govt.nz says you can ask a registered valuer for one.

We do not provide these. Registered valuers do, under the Valuers Act 1948. If a lender, a lawyer or a court is asking you for a valuation, a registered valuer is who you need. If you only want to know roughly where you stand before you decide anything, an appraisal is the lighter first step.

What is an online estimate, and how far can you trust it?

An online estimate is a number a website works out from recent sales and public data. It is quick and costs nothing, and it is a fair place to start. It cannot see inside your home. The homes.co.nz page for its HomesEstimate calls it "a starting point" and says it is not a formal valuation.

Settled.govt.nz makes the same point from the owner's side: online estimates cannot take the condition of your property into account and may not recognise improvements you have made. So if you have just redone a bathroom or let the garden go, the estimate won't know. Use it to get your bearings.

What is the council CV, and is it my home's value?

The council CV is the rating valuation Auckland Council sets to share out rates. It is not a price for your home. Auckland Council says it is a guide for setting rates and is not intended for use in marketing or sales. Settled.govt.nz says the rating value is not necessarily the market value.

The 2024 values are as at 1 May 2024, not today's market, and were used to set rates from 1 July 2025. Councils must revalue every three years. Council calculates them by mass valuation, which means standard methods used to value many properties at once rather than each one individually. It looks at things like property type, location, land size, zoning, floor area and consented work.

The rating valuation has three parts. Council defines capital value as the most likely selling price at the date of valuation. Land value is the likely price of the land without buildings or improvements. Improvement value is the difference, and council says it does not necessarily reflect the actual value or replacement cost of any building. You can look up your CV by address.

Should I get an in-person or a desktop appraisal?

We offer both. In person means we visit and look at the home. A desktop appraisal is built from records and recent sales, with no visit. In person suits most homes, because condition, layout and the section all matter. A desktop appraisal suits early thinking, when you want a range before you are ready for a visit.

A desktop appraisal can't see condition, which is the same limit an online estimate has. The difference is that a person is reading the records and the recent sales, and you still get a written range with the sales behind it. If you start with a desktop one and decide to go ahead, we can come and look at the home afterwards.

How does a free property appraisal work, step by step?

You book, we look at the home or at the records, we compare recent sales of similar homes nearby, and you get a written range with the sales behind it. Then we talk through how we would sell the home, and you decide what to do.

Book an appraisal on the page for your suburb, and choose in person or desktop.
We look at the home, or at the records for a desktop appraisal.
We compare recent sales of similar homes nearby.
You get a written range, with the sales behind it.
We talk through how we would sell it, including whether auction or private sale suits.
You decide.

How long each step takes depends on the home and on your diary, so I won't put a number on it.

What should I have ready for an appraisal?

You don't need much. A rates notice or your council CV, any consents and code compliance certificates, a list of work you have done and when, what you know about the section and your timing are plenty. If something is missing, book anyway.

A rates notice or your CV. It gives us the legal details of the property.
Consents and code compliance certificates. For any deck, sleepout, garage conversion, bathroom or other change. If you are not sure the work was consented, tell us.
A list of work done, and when. New roof, rewiring, insulation, repainting. Rough dates are fine.
Anything you know about the section. Its size, any easements, boundary or access quirks.
Your timing. Whether you want to sell soon, next year, or just want to know.

How do I tell a good appraisal from a flattering one?

Ask to see the comparable sales behind the number, and look for a range rather than a single figure. A good appraisal shows its working. A flattering one is just a number. Settled.govt.nz suggests you speak to a few agents and compare, and you are free to do that.

Here is what I would check:

Are the comparable sales recent, and do they really look like your home?
Does the agent explain the differences, such as land size, condition and position?
Is it in writing, and does it give a range?
If one number is far above the others, can the agent show you why?

If there are no directly comparable or semi-comparable sales, the agent must explain that in writing. The rules require it.

What happens after the appraisal?

Nothing has to. There is no obligation to list with us, and settled.govt.nz says that if an agent gives you an appraisal you do not have to use their services. Plenty of owners just want to see the range. If you do decide to sell, the next questions are how and how long.

I answer those in auction or private sale: how we choose and in how long to sell in South Auckland in 2026. If you would rather work out what could lift the value first, read what adds value to your home, and what doesn't.

How do I book a free appraisal for my suburb?

Pick your suburb below and book a free appraisal, in person or desktop. We look at the home or the records, compare recent sales of similar homes nearby, and send you a written range. There is no obligation to list, and you decide what happens next.

You can also look at sold homes on the map.

Sources

Council and government pages read on 1 October 2026. This guide is general information, not a valuation or legal, planning or financial advice.

Common questions

Is a free property appraisal really free?: Yes. Our appraisal costs nothing and carries no obligation to list. We look at the home, or at the records for a desktop appraisal, compare recent sales of similar homes nearby, and give you a written range with the sales behind it. What you do next is up to you.
Is an appraisal the same as a registered valuation?: No. An appraisal is a real estate agent's written opinion of a likely sale range, supported by comparable sales. A registered valuation is a formal report from a registered valuer, which you pay for. The Real Estate Authority says only registered valuers provide valuations, and an electronic appraisal or market estimate cannot be solely relied on.
Is the council CV my home's market value?: No. Auckland Council's CV is the rating valuation, a guide for setting rates, and the council says it is not intended for use in marketing or sales. The 2024 values are as at 1 May 2024, calculated by mass valuation. Settled.govt.nz says the rating value is not necessarily the market value.
Can I trust an online home estimate?: Use it as a starting point, not a price. homes.co.nz says its HomesEstimate is calculated from recent sales and public data and is not a formal valuation. Settled.govt.nz says online estimates cannot take the condition of your property into account and may not recognise improvements you have made.
Do I have to list with you after a free appraisal?: No. There is no obligation to list with us. Settled.govt.nz says that if an agent gives you an appraisal you do not have to use their services, and suggests speaking to a few agents to compare. You can take the written appraisal and decide in your own time.
Should I choose an in-person or a desktop appraisal?: We offer both. In person means we visit and see the condition, layout and section, so it suits most homes. A desktop appraisal is built from records and recent sales with no visit, so it suits early thinking. Both give a written range with the comparable sales behind it.
How can I tell if an appraisal is inflated?: Ask to see the comparable sales behind the number, and check they are recent and really resemble your home. A good appraisal gives a range and explains the differences, such as land size and condition. If one figure is far above the others, ask the agent to show why, and compare a few agents.

Get a free appraisal

No pressure to list. We come to you.

Sell your house