Guessing your property's value is expensive in both directions
An asking price above the market produces a stale listing: months of advertising, viewings that do not convert and, in the end, a price cut larger than would have been necessary. A price below the market produces an immediate and irreversible capital loss. In both cases the error has the same origin: opinion instead of research.
And there are situations where a guess simply will not pass. Probate and estate division, divorce, dissolution of a partnership, bank security, payment in kind, capital contributions, challenging property tax or transfer tax, evidence in court — in all of them, what makes the figure acceptable is not who signed it, it is the traceability of the procedure.
And that traceability starts on site. Without an inspection, the work is not a valuation in the sense of the standard: it is an estimate from declared data, with a reduced confidence grade and restricted use. That is the difference between a report the bank accepts and a document it sends back.
Confidence grade: what makes a report survive a challenge
ABNT NBR 14653-2 classifies valuation reports into confidence grades I, II and III, according to the rigour of the market data, the statistical treatment and the level of identification of the property. The higher grades require a complete characterisation of the asset — which only on-site inspection produces.
A higher-grade report is far harder to knock down. In probate, in court, before a bank or a public authority, what holds the value up is being able to trace every variable back to its source.
The variables we capture and the report that comes out of them
A valuation inspection does not look at the same things as a rental inspection. It captures precisely what explains price:
Area measured and cross-checked: we measure private, built and land area on site and compare against the title deed, the tax record and the approved drawings. Any discrepancy is reported — including unregistered construction.
Construction standard classified: classified against recognised cost benchmarks (CUB/Sinduscon and SINAPI), based on the finishes, sanitary ware, metalware, window frames, ceilings and installations we see on site.
Actual age and apparent age: the two diverge whenever there has been a retrofit, a full refurbishment or, in the other direction, years without maintenance. The date on the title deed does not tell that story.
Condition on a technical scale: classified so the Ross-Heidecke depreciation coefficient can be applied, combining age and condition. Observed, not assumed.
Floor, aspect, orientation and outlook: solar orientation, noise exposure and position within the floor plate — attributes with a measurable effect on unit value inside the same building.
Parking, storage and ancillary areas: number, type (open, tandem, double, covered), whether they are tied to the title, and their real usability, checked on site.
Service charge and common parts: condition, amenities, lifts, security — and the effect of the service charge on your property's liquidity.
Market research in your neighbourhood: collection of asking prices and transactions for comparable properties of the same type in the same area, with the source, date and characteristics of each comparable recorded in the report.
What you will use the report for
Selling or buying at the right price
Walk into the negotiation with a defensible figure and the market evidence behind it. It works both to justify your price and to challenge the other side's.
Probate, estate division and divorce
A technical, fully reasoned figure for dividing assets, which reduces conflict between heirs or spouses and satisfies the court's requirements.
Security, lending and payment in kind
A standards-compliant report for financial institutions, structured transactions and settling debt by transferring property.
Corporate, accounting and tax
Capital contributions, shareholder buy-outs, asset revaluation and challenging the basis of property or transfer tax.
Why this inspection is different from the others
The purpose changes what gets examined. Anyone booking a rental inspection expecting to learn the property's value receives the wrong document — and vice versa.
| Criterion | Valuation inspection | Rental and sale inspection |
|---|---|---|
| Question it answers | Which characteristics of the property determine its market value? | What condition is the property in today, and whose responsibility is it? |
| Area measurement | Mandatory, cross-checked against documents — it is a core value variable. | Occasional; area is usually descriptive only. |
| Condition | Classified on a technical scale to calculate depreciation. | Described room by room to allocate responsibility. |
| Surroundings and location | Surveyed and recorded — they feed the selection of comparables. | Normally out of scope. |
| Final output | A valuation report with market value and confidence grade. | A descriptive condition report, with or without a comparison between dates. |
| Reference standard | ABNT NBR 14653-1 and 14653-2. | ABNT NBR 16747 and Law 8.245/1991, depending on purpose. |
The inspection and the valuation are stages of one job: the inspection captures the asset's characteristics, and the valuation combines them with market research and data treatment to arrive at the value. If you need the value with a report, you book the valuation — the inspection is already included.
Four simple steps to your report
Message us on WhatsApp
Send the address and what you need. We reply within 24 hours with a firm price and an available date. No long forms, no run-around.
We book around your schedule
The visit is set to fit your agenda, including outside business hours when needed. You don't have to be there if you'd rather not.
We run the inspection
Full on-site survey with date-stamped photos of every room and every relevant finding. One to five hours, depending on the property.
You get the report
A PDF ready to use in a contract, a negotiation or a court case, digitally signed, with CRECI-SP 95215 and CNAI 051776. Follow-up questions included.
What clients say after the job is done
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Who books market valuations most often
Owners about to sell. To set a price from research rather than from what the listings nearby happen to say, and to hold that price in negotiation.
Families in probate or divorce. A technical report usually costs a fraction of the disagreement it resolves.
Lawyers and accountants. A report with a stated confidence grade, ready to file and to withstand challenge.
Companies and investors. Asset revaluation, shareholder buy-outs, capital contributions and acquisition analysis.
Anyone challenging property or transfer tax. A market value established by a standards-based procedure is the technical basis of the challenge.
Frequently asked questions
How much does it cost and how long does the report take?
The price depends on property type, area and the purpose of the report, and it is fixed before the visit. Turnaround is 5 to 10 business days, because it involves site inspection, market research and data treatment. Free quote within 24 hours — send the address and tell us what you need the report for.
Is the inspection mandatory in a valuation?
ABNT NBR 14653-1 establishes inspection of the asset as a stage of the procedure, because the characteristics captured on site are the variables that feed the value model. Without an inspection the work is not a valuation in the sense of the standard: it is an estimate from declared data, with a reduced confidence grade and restricted use.
What is a confidence grade and why does it matter to me?
NBR 14653-2 classifies the report into grades I, II and III according to the rigour of the procedure: the quantity and quality of market data, the statistical treatment and the level of identification of the property. The higher the grade, the more robust the report — and the more readily banks, courts and public bodies accept it. A detailed inspection is a prerequisite for the higher grades.
How does condition affect the value?
Through depreciation. The Ross-Heidecke method, widely used in property valuation, combines the property's age relative to its useful life with the condition observed on site, producing a coefficient applied to the value of the improvements. That is exactly why condition has to be classified during an inspection rather than assumed from the date on the deed.
Will a bank accept the report for lending or security?
Financial institutions require a report compliant with NBR 14653, produced by a licensed professional and with a confidence grade appropriate to the purpose — which is how our reports are produced, under CRECI-SP 95215 and CNAI 051776. Each institution has its own formatting requirements, so tell us at first contact which bank and which transaction.
Are online valuation tools good enough?
They are good enough to get a rough idea, and no further. A generic statistical model does not know that your parking space is tandem, that the built area is not on the title, that the aspect is south-facing or that the balcony waterproofing has failed — and each of those moves the value. None of those tools produces a report accepted in probate, by a bank or in court.
Do you value houses, land and commercial property?
Yes: apartments, houses, land, offices and commercial units, warehouses and income property, across the whole South Zone. Property types with few direct comparables — a heritage building, a highly atypical asset — require a wider research universe and specific treatment, which we flag in the quote.
Other inspection types and services
Find out what your property is really worth
On-site inspection and market research in your own neighbourhood, with a report compliant with ABNT NBR 14653. Tell us the address and what you need the report for — we will send the quote today.
Free quote · Reply within 24h · Report in 5 to 10 business days