Unit entitlement valuation

A Unit Entitlement Valuation is an independent, expert assessment used to determine the relative market value of each lot within a strata or community title scheme, forming the basis for how unit entitlements are allocated.

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Unit entitlements directly affect strata levies, voting rights, insurance contributions, shared expenses, and dispute outcomes. Where entitlements are being set, reviewed, or challenged, a formal valuation is often required.

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Propti provides independent, court-ready Unit Entitlement Valuations across Australia for developers, strata managers, lawyers, and lot owners.

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What Is a Unit Entitlement Valuation?

A unit entitlement valuation determines how unit entitlements should be fairly apportioned between lots based on their relative market value, not simply floor area.

The valuation reflects what a willing buyer would reasonably pay for each lot in comparison to others within the same scheme, assuming the same valuation date and market conditions.

This valuation is relied upon when:

• Establishing new unit entitlements

• Reallocating existing entitlements

• Resolving disputes

• Supporting tribunal or court proceedings

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When Is a Unit Entitlement Valuation Required?

A Unit Entitlement Valuation is commonly required in the following situations:

• New strata or community title developments

• Reallocation or correction of unit entitlements

• Disputes between lot owners regarding levies or voting power

• Applications before NCAT, VCAT, or equivalent tribunals

• Changes to lots that materially affect relative value

• Subdivision or consolidation of lots

• Court-ordered or consent-based adjustments

In many cases, legislation or tribunal directions require that the entitlements be supported by independent valuation evidence.

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How Are Unit Entitlements Determined?

A Unit Entitlement Valuation assesses the relative market value of each lot by considering factors such as:

• Internal area and layout

• Location within the building

• Aspect, outlook, and natural light

• Car spaces, storage, and exclusive use areas

• Quality of finishes and improvements

• Lot utility and overall market appeal

• Use type (residential, commercial, or mixed-use)

The outcome is a proportionate unit entitlement schedule, supported by valuation rationale and methodology.

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Unit Entitlement Valuation vs Unit Entitlement Scheme

A Unit Entitlement Scheme explains how entitlements operate within a strata plan.

A Unit Entitlement Valuation determines what those entitlements should be.

In simple terms:

• The scheme is the framework

• The valuation is the evidence

Where entitlements are being set, reviewed, or disputed, the valuation is the document relied upon by strata bodies, tribunals, and courts.

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Court and Tribunal-Ready Unit Entitlement Valuations

Unit Entitlement Valuations are frequently used in formal proceedings, including:

• NSW Civil and Administrative Tribunal (NCAT)

• Victorian Civil and Administrative Tribunal (VCAT)

• Queensland BCCM matters

• Supreme Court proceedings

• Mediation and expert determination

Where required, reports are prepared to meet expert evidence standards, with clear reasoning and defensible methodology.

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Who Can Prepare a Unit Entitlement Valuation?

A Unit Entitlement Valuation must be prepared by an independent and suitably qualified valuation professional with experience in strata and unit entitlement matters.

For legal or tribunal use, the report must be:

• Independent and unbiased

• Based on accepted valuation principles

• Clearly explained and well documented

• Capable of withstanding scrutiny

Propti works with specialists who regularly prepare reports for law firms, strata managers, developers, and courts.

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Our Unit Entitlement Valuation Process

1. Review strata plan, scheme documentation, and instructions

2. Inspect and analyse each lot within the scheme

3. Assess relative market values on a common valuation date

4. Prepare unit entitlement schedule and valuation rationale

5. Deliver clear, defensible reporting (court-ready where required)

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How Much Does a Unit Entitlement Valuation Cost?

The cost of a Unit Entitlement Valuation depends on:

• Number of lots

• Complexity of the scheme

• Purpose of the valuation

• Whether tribunal or court-ready reporting is required

Indicative pricing can be provided once the scheme details are reviewed.

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Frequently Asked Questions About Unit Entitlement Valuations

What is a unit entitlement valuation used for?

A unit entitlement valuation is used to fairly allocate unit entitlements based on the relative market value of each lot, affecting levies, voting rights, insurance, and shared expenses.

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Is a unit entitlement valuation legally required?

In many cases, yes. When entitlements are being set or changed, legislation or tribunals often require independent valuation evidence.

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Who can prepare a unit entitlement valuation?

It must be prepared by an independent, qualified valuation professional with experience in strata and entitlement matters.

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Can unit entitlements be challenged?

Yes. Lot owners can challenge unit entitlements through tribunals or courts, typically supported by a unit entitlement valuation.

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What valuation date is used?

The valuation date depends on the purpose of the assessment and any legislative or tribunal requirements.

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How long does a unit entitlement valuation take?

Timeframes vary depending on the size and complexity of the scheme, but most valuations are completed within a few weeks.

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Get a Unit Entitlement Valuation

If you require a Unit Entitlement Valuation for a strata scheme, development, or dispute, Propti can assist. Contact us today to discuss your requirements and obtain a tailored quote.