Property valuation

A property valuation is not merely a formality ‘so that the notary will approve the transaction’. It is the figure on which your taxes, your share in the division of property, the amount of compensation awarded in court and court fees are based.

The most costly mistake is to accept a valuation report commissioned by the other party. If the value of a flat is underestimated by a third during the division of property, this means your compensation will also be a third lower. And challenging the report after the event is considerably more difficult than objecting to it in good time.

We do not carry out the valuation ourselves — that is the job of a certified valuer. We do something else: we check the report, challenge an undervalued assessment and initiate a court-appointed expert valuation where the figure is of decisive importance.

+38 095 554-54-24 — legal advice

Why and when an valuation is needed

For a sale and purchase agreement. The valuation report is generated via the State Property Fund’s Unified Database of Valuation Reports. The tax base cannot be lower than the valuation — it is technically impossible to understate the price in the contract to save on tax: the system will not approve the transaction.

For the division of marital property. The amount of financial compensation payable to the party who did not receive the indivisible asset depends precisely on the valuation. This is the most ‘contentious’ situation: both parties have a vested interest in different figures.

For inheritance. Valuation is mandatory when the tax rate is not zero — it is on this basis that the 5% personal income tax and 5% military levy are calculated. For heirs of the first and second degrees of kinship (0% rate), valuation is not usually required.

For court proceedings. The value of a claim in property disputes is determined by the value of the property — and court fees are calculated based on this (1% for individuals, ranging from 1,331.20 to 16,640 UAH in 2026).

For mortgages, pledges, insurance, and contributions to authorised capital.

Where the conflict lies

An undervalued appraisal during property division. A classic scenario: a husband commissions a report stating that the flat is worth ‘a third less’ and offers his wife corresponding compensation. You must object immediately — by filing a motion for a court-ordered valuation, rather than after the court’s decision.

Overvaluation during enforcement proceedings. A mirror situation: the debtor inflates the value of the property to make it appear as though it covers the debt, or, conversely, the creditor undervalues it to seize the asset more cheaply.

Valuation during business division. The most complex category: a share in a limited liability company (LLC) or the assets of a sole trader cannot be valued using comparable flats as a benchmark. An expert valuation is required that takes into account assets, liabilities and profitability.

‘Notary-certified’ valuation versus market valuation. Two different figures and two different purposes. Confusion here is a source of unpleasant surprises during the transaction.

How to challenge an undervalued appraisal

1. Analyse the report. Errors are common: incorrect comparable properties, failure to account for renovations or the floor level, an outdated valuation date, or non-compliance with valuation methodology.
2. Commission an alternative report from another certified valuer.
3. File a motion for a court-appointed valuation expert opinion — this is the key tool. A court expert’s conclusion carries greater weight with the court than a report commissioned by one of the parties.
4. Challenge the report through peer review — a review by another valuer of a substandard report often resolves the issue without the need for an expert examination.

The timeframe here is critical: objections must be raised before the court bases its decision on the figure in question.

When a solicitor is not needed

If you are selling a flat, there is no tax payable, and the buyer does not dispute the valuation — simply commission a report from a valuer, and that is all. A solicitor is not needed, and we will say as much.

You need a solicitor when:

• the valuation is being used against you — in the division of assets, debt recovery or bankruptcy;
• the property includes a business, a share in a limited liability company, or a commercial property;
• the other party has already submitted a valuation report, and you are not satisfied with it;
• the amount of tax depends on the valuation, and there are legal ways to reduce it;
• a court-ordered valuation report is required;
• the property is damaged — and a valuation is required to claim compensation for the damage.

How we work

1. We clarify the purpose of the valuation — the type of report and methodology depend on this.
2. We review the other party’s report — comparables, date, methodology, and consideration of the property’s characteristics.
3. We select a certified valuer to produce an alternative report.
4. We prepare a motion for a court-appointed expert assessment and formulate questions for the expert — the outcome depends more on how these questions are phrased than on the expert assessment itself.
5. We challenge a substandard report through peer review.
6. We use the valuation in the main case — division of property, inheritance, enforcement, taxes.

Cost of services

The following are charged separately: the services of a certified valuer, a forensic valuation, and the review of the report.

Full price list · Property sale and purchase agreement

Questions and answers (Property valuation)

Why is a valuation required when selling a flat?

To determine the tax base. It cannot be lower than the assessed value from the State Property Fund’s Unified Database — it is not possible to set a lower price in the contract.

Is a valuation required in the case of inheritance?

Yes, if the tax rate is not zero: 5% personal income tax and 5% military levy are calculated on the basis of the valuation. For immediate family members (0% rate), a valuation is not usually required.

The other party has underestimated the value. What should I do?

Object immediately: commission an alternative report, file a motion for a court-appointed valuation expert opinion, or request a review of a substandard report. It is much more difficult to do this once a decision has been made.

Whose report carries more weight with the court?

The conclusion of a court-appointed expert carries greater weight than a report commissioned by one of the parties. Therefore, in disputed cases, the key is to file a motion for an expert assessment in good time.

How long is a valuation report valid for?

The report has a limited period of validity, and a current valuation is required for the transaction. An outdated valuation date is one of the most common grounds for rejecting a report.

How is a business or a share in a limited liability company valued during the division of property?

Not by comparison with similar properties, but through an expert valuation that takes into account assets, liabilities and profitability. This is the most complex and expensive category of valuation.

Does the valuation affect court fees?

Yes. The value of a claim in a property dispute is determined by the value of the property, and court fees amount to 1 per cent of that value (for individuals, this ranges from 1,331.20 to 16,640 UAH in 2026).

What documents are required for a valuation?

Title deeds, technical passport, extract from the register, and access to the property for inspection. For a court-appointed expert assessment – the case file.

Consulting a solicitor regarding a property valuation by ‘Svarog’

Send us the valuation report you are unhappy with — we will check the methodology, comparable properties and the date, advise you whether there are grounds to challenge it, and prepare a motion for a court-appointed expert assessment. Raising an objection in good time is significantly cheaper than appealing against a court decision based on an undervalued figure.

+38 095 554-54-24 · Kyiv, 7 Khoriva Street, Office 2 (Podil) · Mon–Fri 9.00–18.00