Cheltenham property valuation FAQ: medians, councils and appraisals

These answers cover Cheltenham medians, councils, appraisals, the Suburban Rail Loop and family transfers, with local sources. For general questions about report types, see the site's main FAQ page.

What is the median house price in Cheltenham?

Valuer-General Victoria publishes yearly suburb medians from every recorded sale. Its Guide to Property Values for 2025 gives Cheltenham a median house price of $1,358,000 for 2025, a 2 per cent change from 2024. Over 2015 to 2025 the Cheltenham house median rose 57 per cent. The same table shows a preliminary 2026 figure of $1,372,500, based on the sales recorded when the guide was prepared, so treat it as provisional.

The guide lists Cheltenham East and Cheltenham North on separate rows. Valuer-General Victoria also posts quarterly figures on its property sales statistics page.

Is my Cheltenham property in Kingston or Bayside?

It could be either. Kingston City Council is based at 1230 Nepean Highway, Cheltenham, and Bayside City Council says its municipality includes part of Cheltenham. The council named on your rates notice is the one that rates your property and handles any valuation objection.

Is the CIV on my rates notice what my home would sell for?

Not necessarily. Kingston's rating valuations page says current values were set at 1 January 2026 for rating from 1 July 2026. A capital improved value is part of a valuation of every property in the municipality for rating purposes. It is not prepared for a sale, and it does not reflect sales after 1 January or changes you have made since. Use it as a rough reference, not a sale price.

Can I get a free home appraisal in Cheltenham?

Local agents commonly offer one when seeking a listing. Once appointed, a Victorian agent's estimated selling price must be reasonable and take into account the 3 most comparable sales, according to Consumer Affairs Victoria's underquoting rules. An appraisal is still the agent's estimate, not an independent valuation. Where a figure has to be relied on by someone else, such as a relative buying from you or the State Revenue Office, a signed valuation is the appropriate document.

Does the Suburban Rail Loop station raise my value now?

Not automatically. Big Build reported in July 2026 that the planning rules for SRL East were finalised and that trains are expected to carry passengers in 2035. A valuation reflects what buyers were paying at the valuation date. Where new controls allow more on a particular block, that potential counts only to the extent comparable sales show buyers paying for it.

Can you value a Cheltenham property at a past date?

Yes. A historical, or retrospective, valuation reconstructs value at a date such as a date of death, a contract date or the day a home was first rented. The suburb has changed over the past decade. Southland Station opened in 2017 and the new Cheltenham Station in 2020, after the Charman Road and Park Road crossings were removed. Comparable sales need to come from around the valuation date, not today. Dated photographs, plans and renovation invoices help show the property as it was. Your accountant or solicitor should confirm the date; you can then order a CGT valuation.

Do I need a valuation to transfer a Cheltenham property to family?

Usually you need evidence of market value. The SRO says dutiable value is the greater of the price and the market value. Related parties must declare market value and support it with an independent valuation. A stamp duty valuation is prepared for that use; your conveyancer confirms the transfer details and duty.

Is a valuation the same as a survey?

No. A valuation gives an opinion of market value. It does not set out title boundaries, which is the work of a licensed land surveyor. The planning scheme boundary correction made by Amendment GC264 in January 2026 lined up the Bayside and Kingston planning schemes with the municipal boundaries. It did not move anyone's title boundary.

What should I send with a Cheltenham enquiry?

Send the full address including any unit number, the purpose, the date the value is needed for and who will rely on the report. Mention a dual-occupancy, subdivision, recent extension or a block within the SRL structure plan area. You can then order a certified valuation or contact us first.