How to find the value of your property

How to find the value of your property

It’s romantic to measure what a home is worth in terms of love, memories, or similarly sentimental metrics. Unfortunately, banks and other mortgage lenders aren’t renowned for their sense of whimsy, and prefer to measure the worth of properties in dollar values.

Getting an accurate idea of a property’s value is obviously important when buying or selling, but it’s also essential when refinancing, as it plays a major role in determining your level of equity, which in turn helps to determine how much you can borrow when refinancing to a new mortgage.

Property value basics


Just like any other asset or personal possession, the “worth” of a piece of real estate starts with what someone is willing to pay for it. When someone buys or sells a property, the sale price they pay effectively indicates the property’s general value.

However, a property’s value doesn’t remain at its last sale price, but changes over time, based on a wide variety of factors. Even if a home isn’t currently on the market, it’s often important to get a clear idea of what it could theoretically be worth if it was to be put on the auction block tomorrow – its estimated market value.

Increases to a property’s value, known as capital gains, occur when improvements are made to the property itself, such as renovations or extensions, or if the property’s location becomes more desirable to tenants or occupiers, such as when a once-quiet area starts booming with improvements to infrastructure and lifestyle.

Decreases to a property’s value, known as capital losses, can also occur. If a property is unmaintained or damaged, or if its area becomes oversupplied or lacking in available infrastructure for occupants and tenants, it’s less likely to fetch a high price.

Popular wisdom says that on average, Australian properties double in value every 10 years. Take that wisdom with a generous helping of salt though, as it doesn’t always line up with historical data. According to a February 2016 CoreLogic report, capital city home values increased by 151% from 1996 to 2006, but only 72% from 2006 to 2016. It’s also important to remember that rates of increase for property values can vary wildly between different areas – growing suburbs can quickly shoot up in value, while unpopular areas may experience declines.


Years ago, Kimberly bought a unit for $370,000. Since her initial purchase, she has made internal renovations to the apartment, and improvements to the local public transport infrastructure has led to growth in the surrounding suburb. As a result, it is estimated that Kimberly’s unit has increased in value to approximately $700,000.

What is equity, and why is it important when refinancing?

Simply put, “equity” is the percentage of your property’s value that you can call your own, and isn’t being held by your mortgage provider. This includes the deposit on your mortgage and any repayments you’ve made to date, as well as any capital gains experienced by your property that have increased its estimated market value.

For a quick and simple way to determine your home’s equity, use the following formula:

Equity = property value – outstanding loan amount

Equity is important because you can make it work for you. By refinancing your home loan, you can unlock the potential of your equity, using it to secure a line of credit to enhance your day to day lifestyle, or to serve as a deposit on an investment property, or on a personal or car loan. The possibilities are (almost) endless!


When Kimberley first bought her unit, she paid a 20% deposit of $74,000, and borrowed the remaining $296,000. Over the years, she’s paid back another $100,000 of her loan’s principal. 

To determine her equity, Kimberley subtracts the $196,000 she still owes on her home loan from her unit’s current value of $700,000. This means that Kimberley effectively has access to $504,000 of equity in her property. 

Home loans for refinancing:


How to find your property’s value – the DIY way


Even if you’re not a real estate agent or a professional valuer, you can determine a property’s approximate market value by comparing the recent sale prices of similar properties. This approximate property value can be handy when making general financial estimates, such as when using RateCity’s mortgage calculators, however you’ll need a more accurate figure when applying to refinance.

To find your property’s estimated market value, you’ll need data on recent property sales in your area. There are businesses that offer access to real estate data on a subscription basis, though it may be simpler and cheaper to browse the archives of the real estate section of your local newspaper (online or in print) or attending a few local auctions (just don’t bid!).

It’s important to compare apples with apples, and properties with similar properties. Don’t look at recent apartment sales if you’re estimating the value of a house. Try to compare properties with similar numbers of bedrooms, bathrooms, car spaces, and so on.

As well as recent sales, the asking prices for local properties currently on the market can sometimes give you an approximate indication of property values in the area. However, because some vendors have overly optimistic expectations of what their property is worth, these asking prices tend to be less accurate indicators of property value than sales data.

As the old saying goes, the three most important aspects of a property are location, location, location. Prioritise available listings and sales in your local area – your own street if possible, otherwise the surrounding suburb.

Once you have a short list of recent sales of similar properties in your local area, arrange these in order of price. Look at a property in the middle of the list, and consider whether your property would realistically sell for more more or less, based on factors such as location, size, number of rooms, car spaces, recent renovations, wear and tear and so on. Based on your answer, move up or down the list and repeat the process.

Keep going until you find a sweet spot between two properties – your property’s approximate value will likely be somewhere between these two totals.

How to find your property’s value – Online valuations


As well as the above DIY method, there are faster and simpler ways to get an idea of your property’s estimated market value.

There are several online tools and apps that can estimate a property’s approximate value based on past sales data, recent sales in the area, and other general market trends. These tools can often prove useful, as they base their results on a greater amount of more precise historical data than you may be able to easily access.

These online calculators include, but aren’t limited to:

In many cases, you can access the basic details of your property’s value for free, but for a more detailed report on your property and the surrounding area, you’ll often need to subscribe to the service or purchase a premium package first. 

Keep in mind that depending on your area, these calculators may not be able to provide a valuation estimate with a great deal of confidence, such as if there isn’t enough recent sales data on similar properties in your area to make an accurate comparison. Plus, because these calculators only use real estate data and market averages to reach their conclusions, they don’t always account for some of the fine details and “x-factors” that can affect the estimated market value of individual properties, such as its facing, internal renovations, or the quality of its garden.

In cases like this, you may need to turn to a professional.

How to find your property’s value – Professional property valuation


Finding the approximate value of your property yourself or using an online calculator is all well and good for estimating the potential affordability of refinancing your mortgage using RateCity’s Home Loan Calculator, but when it comes to making applications and signing on dotted lines with lenders, some professional help will be required.

As part of the mortgage approval process, whether you’re buying a new home or refinancing a property, a professional valuer will be required to assess your property. Valuers use detailed property data and professional training and experience to make accurate value assessments that are specific to your property, and they are legally responsible for the information they provide. 

A professional valuation is different to an appraisal from a real estate agent, as a valuer’s report can make a serious impact on your home loan application, whether you’re buying or refinancing. Banks and other lenders use professional valuations to make sure they don’t accidentally lend you more money than your property is worth, which could risk leaving the lender out of pocket. 

When buying property, more than one borrower has run into trouble where their bank’s valuation has come up short, forcing them to make up the shortfall between the mortgage and the valuation out of their own savings.

When refinancing, a low valuation can affect your total available equity, which can be the difference between having to pay Lender’s Mortgage Insurance (LMI) on your refinanced mortgage or not. 


Patricia owes $300,000 onto the mortgage on her unit, and would like to refinance onto a better deal so she can start paying it off faster. She applies to refinance on the assumption that her property is worth $380,000, which would mean she has $80,000 in equity – enough to secure a 20% deposit ($76,000) on a new loan.

However, the bank’s valuer comes back stating that Patricia’s unit is worth only $370,000. This would mean that Patricia only has $70,000 in equity available, which is just short of the the 20% deposit ($74,000) required. If Patricia wants to go through with her refinance, she’ll have to pay LMI to the tune of around $2550.

Some banks and lenders employ their own professional valuers, to make sure that properties are valued according to their preferred standards. If you’re concerned about the potential risk of bias, or if you’d like a second opinion on your property’s value, it is possible to bring in a valuer from a third party, though not all lenders will accept third-party valuations. Plus, you’re more likely to have to pay for an independent valuation yourself, rather than having the lender cover the cost as part of the loan application process, as offered by some home loan providers.

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Learn more about home loans

What is equity and home equity?

The percentage of a property effectively ‘owned’ by the borrower, equity is calculated by subtracting the amount currently owing on a mortgage from the property’s current value. As you pay back your mortgage’s principal, your home equity increases. Equity can be affected by changes in market value or improvements to your property.

What is a line of credit?

A line of credit, also known as a home equity loan, is a type of mortgage that allows you to borrow money using the equity in your property.

Equity is the value of your property, less any outstanding debt against it. For example, if you have a $500,000 property and a $300,000 mortgage against the property, then you have $200,000 equity. This is the portion of the property that you actually own.

This type of loan is a flexible mortgage that allows you to draw on funds when you need them, similar to a credit card.

What is a loan-to-value ratio (LVR)?

A loan-to-value ratio (otherwise known as a Loan to Valuation Ratio or LVR), is a calculation lenders make to work out the value of your loan versus the value of your property, expressed as a percentage.   Lenders use this calculation to help assess your suitability for a home loan, and whether you need to pay lender’s mortgage insurance (LMI). As a general rule, most banks will require you to pay LMI if your loan-to-value ratio is 80 per cent or more.   LVR is worked out by dividing the loan amount by the value of the property. If you are looking for a quick ball-park estimate of LVR, the size of your deposit is a good indicator as it is directly proportionate to your LVR. For instance, a loan with an LVR of 80 per cent requires a deposit of 20 per cent, while a 90 per cent LVR requires 10 per cent down payment. 


While this all sounds simple enough, it is worth doing a more accurate calculation of LVR before you commit to buying a place as there are some traps to be aware of. Firstly, the ‘loan amount’ is the price you paid for the property plus additional costs such as stamp duty and legal fees, minus your deposit amount. Secondly, the ‘property value’ is determined by your lender’s valuation of the property, not the price you paid for it, and sometimes these can differ so where possible, try and get your bank to evaluate the property before you put in an offer.

What is appraised value?

An estimation of a property’s value before beginning the mortgage approval process. An appraiser (or valuer) is an expert who estimates the value of a property. The lender generally selects the appraiser or valuer before sanctioning the loan.

What is equity? How can I use equity in my home loan?

Equity refers to the difference between what your property is worth and how much you owe on it. Essentially, it is the amount you have repaid on your home loan to date, although if your property has gone up in value it can sometimes be a lot more.

You can use the equity in your home loan to finance renovations on your existing property or as a deposit on an investment property. It can also be accessed for other investment opportunities or smaller purchases, such as a car or holiday, using a redraw facility.

Once you are over 65 you can even use the equity in your home loan as a source of income by taking out a reverse mortgage. This will let you access the equity in your loan in the form of regular payments which will be paid back to the bank following your death by selling your property. But like all financial products, it’s best to seek professional advice before you sign on the dotted line.

Can I apply for an ANZ non-resident home loan? 

You may be eligible to apply for an ANZ non-resident home loan only if you meet the following two conditions:

  1. You hold a Temporary Skill Shortage (TSS) visa or its predecessor, the Temporary Skilled Work (subclass 457) visa.
  2. Your job is included in the Australian government’s Medium and Long Term Strategic Skills List. 

However, non-resident home loan applications may need Foreign Investment Review Board (FIRB) approval in addition to meeting ANZ’s Mortgage Credit Requirements. Also, they may not be eligible for loans that require paying for Lender’s Mortgage Insurance (LMI). As a result, you may not be able to borrow more than 80 per cent of your home’s value. However, you can apply as a co-borrower with your spouse if they are a citizen of either Australia or New Zealand, or are a permanent resident.

Can I get a NAB home loan on casual employment?

While many lenders consider casual employees as high-risk borrowers because of their fluctuating incomes, there are a few specialist lenders, such as NAB, which may provide home loans to individuals employed on a casual basis. A NAB home loan for casual employment is essentially a low doc home loan specifically designed to help casually employed individuals who may be unable to provide standard financial documents. However, since such loans are deemed high risk compared to regular home loans, you could be charged higher rates and receive lower maximum LVRs (Loan to Value Ratio, which is the loan amount you can borrow against the value of the property).

While applying for a home loan as a casual employee, you will likely be asked to demonstrate that you've been working steadily and might need to provide group certificates for the last two years. It is at the lender’s discretion to pick either of the two group certificates and consider that to be your income. If you’ve not had the same job for several years, providing proof of income could be a bit of a challenge for you. In this scenario, some lenders may rely on your year to date (YTD) income, and instead calculate your yearly income from that.

Why should I get an ING home loan pre-approval?

When you apply for an ING home loan pre-approval, you might be required to provide proof of employment and income, savings, as well as details on any on-going debts. The lender could also make a credit enquiry against your name. If you’re pre-approved, you will know how much money ING is willing to lend you. 

Please note, however, that a pre-approval is nothing more than an idea of your ability to borrow funds and is not the final approval. You should receive the home loan approval  only after finalising the property and submitting a formal loan application to the lender, ING. Additionally, a pre-approval does not stay valid indefinitely, since your financial circumstances and the home loan market could change overnight.



How can I get ANZ home loan pre-approval?

Shopping for a new home is an exciting experience and getting a pre-approval on the loan may give you the peace of mind that you are looking at properties within your budget. 

At the time of applying for the ANZ Bank home loan pre-approval, you will be required to provide proof of employment and income, along with records of your savings and debts.

An ANZ home loan pre-approval time frame is usually up to three months. However, being pre-approved doesn’t necessarily mean you will get your home loan. Other factors could lead to your home loan application being rejected, even with a prior pre-approval. Some factors include the property evaluation not meeting the bank’s criteria or a change in your financial circumstances.

You can make an application for ANZ home loan pre-approval online or call on 1800100641 Mon-Fri 8.00 am to 8.00 pm (AEST).

How much deposit do I need for a home loan from NAB?

The right deposit size to get a home loan with an Australian lender will depend on the lender’s eligibility criteria and the value of your property.

Generally, lenders look favourably on applicants who save up a 20 per cent deposit for their property This also means applicants do not have to pay Lenders Mortgage Insurance (LMI). However, you may still be able to obtain a mortgage with a 10 - 15 per cent deposit.  

Keep in mind that NAB is one of the participating lenders for the First Home Loan Deposit Scheme, which allows eligible borrowers to buy a property with as low as a 5 per cent deposit without paying the LMI. The Federal Government guarantees up to 15 per cent of the deposit to help first-timers to become homeowners.

What is appreciation or depreciation of property?

The increase or decrease in the value of a property due to factors including inflation, demand and political stability.

How much can I borrow with a guaranteed home loan?

Some lenders will allow you to borrow 100 per cent of the value of the property with a guaranteed home loan. For that to happen, the lender would have to feel confident in your ability to pay off the mortgage and in the security provided by your guarantor.

How much deposit do I need for a home loan from ANZ?

Like other mortgage lenders, ANZ often prefers a home loan deposit of 20 per cent or more of the property value when you’re applying for a home loan. It may be possible to get a home loan with a smaller deposit of 10 per cent or even 5 per cent, but there are a few reasons to consider saving a larger deposit if possible:

  • A larger deposit tells a lender that you’re a great saver, which could help increase the chances of your home loan application getting approved.
  • The more money you pay as a deposit, the less you’ll have to borrow in your home loan. This could mean paying off your loan sooner, and being charged less total interest.
  • If your deposit is less than 20 per cent of the property value, you might incur additional costs, such as Lenders Mortgage Insurance (LMI).

Will I have to pay lenders' mortgage insurance twice if I refinance?

If your deposit was less than 20 per cent of your property’s value when you took out your original loan, you may have paid lenders’ mortgage insurance (LMI) to cover the lender against the risk that you may default on your repayments. 

If you refinance to a new home loan, but still don’t have enough deposit and/or equity to provide 20 per cent security, you’ll need to pay for the lender’s LMI a second time. This could potentially add thousands or tens of thousands of dollars in upfront costs to your mortgage, so it’s important to consider whether the financial benefits of refinancing may be worth these costs.