Independent valuations for Gold Coast rent rolls, holiday letting books and management rights businesses.
Get a fixed fee.
$1,495+ GST
Your report in 2 business days. Delivery time starts once payment and all required information have been received.
Unsure which report fits your situation? Try the 30-second quiz
- Your fee is set in writing before any work starts. It never depends on the value we reach.
- We value agencies, rent rolls and books. We do not broker or sell them.
- Your report is signed by a suitably qualified business valuer.
Small Business Valuation
$1,495 + GST
For an agency, rent roll or book with annual revenue of what is valued under $2 million. A written report, delivered in 2 business days. Delivery time starts once payment and all required information have been received. The fee is fixed in writing before we start and never tied to the value we reach.
Larger agency or book? Tell us in the form and we recommend the right package. All fees
Permanent and holiday letting rent rolls, letting and caretaking businesses, agencies and brokerages, valued from your documents. From $1,495 + GST where the revenue of what is valued is under $2 million.
In short
Agency Valuations charges a fixed fee for a written valuation report, set by the annual revenue of what is valued. Under $2 million: $1,495 + GST, with the report in 2 business days. From $2 million to $3 million: $2,495 + GST, in 3 business days. From $3 million to $10 million: $3,495 + GST, in 3 business days. Over $10 million, we quote the fee in writing before work starts and agree the delivery date before commencement. An expert report for a dispute or court costs $4,495 + GST, whatever the size of the agency. Delivery time starts once payment and all required information have been received.
Agency Valuations values Gold Coast real estate agencies, permanent and holiday letting rent rolls, letting and caretaking businesses in body corporate schemes, and local brokerages and service agencies. Reports are independent, written and fixed-fee: from $1,495 + GST where the annual revenue of what is valued is under $2 million, delivered in 2 business days, with no site visit. Gold Coast work differs from Brisbane in the mix rather than the law. Short-stay letting income moves with the seasons, letting pools depend on owners who are free to leave, and Queensland transfer duty can apply to the goodwill in the sale.
We value agencies, rent rolls and client books as businesses. We do not value land, premises or homes, and we do not appraise properties for sale or lease. Reports are prepared from your documents, so the fee is the same wherever you are.
State-specific considerations.
The Gold Coast shares Queensland law with Brisbane, but the businesses are different. Many unit complexes have a letting agent authorised by the body corporate, often combined with a caretaking service contract, and Queensland Government guidance says those letting agents must be licensed under the Property Occupations Act 2014 and that owners do not have to use the authorised letting agent to let their lots. A corporate resident letting agent licence needs body corporate approval for each complex managed and a registered office in one of them. The City of Gold Coast says it licenses and can inspect permanent and tourist rental accommodation, and it takes reports of illegal party houses. Over all of this sits Queensland transfer duty, which lists goodwill, business names, statutory licences and intellectual property as business assets and is calculated on the greater of their value and the price paid.
What actually differs in QLD.
A letting and caretaking business is two income streams in one sale.
Queensland Government guidance describes a service contractor as someone engaged by a body corporate to supply services for at least a year, a letting agent as someone authorised by the body corporate to let lots and collect rent for investor owners, and a caretaking service contractor as a service contractor who is also the authorised letting agent. The caretaking side earns a fee under a contract with a fixed term. The letting side earns from whichever owners choose to put their units in the pool. The report values the two streams on their own evidence, reading the remaining term and renewal terms of the caretaking agreement and the history of the letting pool, rather than applying one rule of thumb to the combined profit.
Owners can let their units elsewhere, so the letting pool is never guaranteed.
The same guidance says owners do not have to use the authorised letting agent: they can let privately or through another real estate agent. A letting pool that has held its numbers through several years, with a spread of owners and a sensible mix of permanent and holiday letting, carries less risk than one that has been shrinking or rests on a handful of investors with many units each. We ask for the pool list over time, owner concentration and the reasons units have left, and the risk the report applies reflects what that history shows.
Resident letting agents need body corporate approval for every complex.
Queensland's Office of Fair Trading says a corporate resident letting agent licence is needed to work as a resident letting agent, that the business must hold current body corporate approval for each building complex it manages, and that it must have a registered office in one of those complexes. A buyer has to qualify for the licence and secure approvals to step in. The report notes where approvals or licences are a condition of the earnings continuing, so the people relying on it can see the dependency.
Holiday letting income needs a full cycle of seasons.
Short-stay rent rolls on the Gold Coast earn from bookings rather than fixed weekly rents, so a single strong or weak year says little on its own. We normalise across several years of booking income, separate cleaning and linen recoveries from the agency's own earnings, and check the licence and approval position of the properties. The City of Gold Coast says it licenses and can inspect tourist rental accommodation and takes reports of illegal party houses, so a roll that relies on uses the council would not allow is valued on the income it can lawfully keep.
Agencies we commonly value in Gold Coast.
- ·Holiday letting and short-stay rent rolls
- ·Permanent residential rent rolls
- ·Letting and caretaking businesses in body corporate schemes
- ·Residential real estate agencies
- ·Buyers agencies
- ·Insurance brokerages and mortgage broking books
- ·Travel agencies
- ·Marketing and digital agencies
Gold Coast questions we get asked.
How much does it cost to value a Gold Coast rent roll or letting business?
The same fixed fees apply on the Gold Coast as across Australia, with no travel loading. A rent roll on its own is banded by its annual management income, and a whole business by its total annual turnover: $1,495 + GST under $2 million (2 business days), $2,495 + GST from $2 million to $3 million (3 business days) and $3,495 + GST from $3 million to $10 million (3 business days). Above $10 million the fee is quoted in writing before work starts. Delivery time starts once payment and all required information have been received.
Is transfer duty payable on the sale of a Gold Coast letting business?
It can be. The Queensland Revenue Office lists goodwill, business names, statutory licences and intellectual property as business assets, says goodwill may make a transaction dutiable even where the agreement does not name it, and calculates duty on the greater of the assets' value and the price paid. Where a manager's unit is included, that is land. Your lawyer or the Queensland Revenue Office confirms the position. We do not advise on duty.
Do you value the manager's unit as well as the business?
We value the business: the caretaking contract, the letting rights and the goodwill. A manager's unit or office lot is real property and is valued by a property valuer. Where one is part of the deal, the report can show the business value separately and, if you provide the property valuation, set the two side by side so the total and the split are both clear.
Is a holiday letting rent roll valued differently from a permanent one?
Yes. Permanent rolls earn a management fee on weekly rent, while holiday rolls earn from bookings that move with the seasons and with owner usage. We normalise holiday income over several years, separate pass-through recoveries such as cleaning, and test how much of the income depends on a few owners or properties.
What documents should a Gold Coast letting business send?
Three years of financial statements, the caretaking agreement and letting authority with any variations, the letting pool list over at least three years with owner names removed if you prefer, booking income by property, trust account audit reports, the resident letting agent licence and body corporate approvals, and a note of any disputes with the body corporate.
Do you need to visit the complex or our Gold Coast office?
No. Valuations are prepared remotely from documents and a call, with no travel loading. If the condition of a complex or a body corporate matter affects value and cannot be confirmed from the records, the report states it as a limitation.
- ·Service contractors: role, Queensland Government
- ·Apply for a corporate resident letting agent licence, Queensland Government (Office of Fair Trading)
- ·Rental accommodation, City of Gold Coast
- ·Assessing if business asset transfers are dutiable, Queensland Revenue Office
- ·Calculating transfer duty on business asset transfers, Queensland Revenue Office
- ·Trust account audits for the property industry, Queensland Government (Office of Fair Trading)
Talk to a valuer
Tell us what you need valued.
A short call confirms the package, the fixed fee and the delivery date for your agency, rent roll or book, before you commit to anything.
0433 475 518Mon to Fri, 9am to 5:30pm Melbourne time
Send the form and we reply with the package and fixed fee. No documents needed to start.
Small Business Valuation
$1,495 + GST
For an agency, rent roll or book with annual revenue of what is valued under $2 million. A written report, delivered in 2 business days. Delivery time starts once payment and all required information have been received. The fee is fixed in writing before we start and never tied to the value we reach.
Larger agency or book? Tell us in the form and we recommend the right package. All fees
From $1,495 + GST. One fixed fee, agreed in writing before any work starts.