Property valuation report – purpose, cost, and legal framework

A property valuation report is an official document prepared by a certified property valuer. It serves as a formal confirmation of a property’s value and is essential for a wide range of legal, financial, and administrative purposes. Whether you are applying for a mortgage, dividing inheritance, donating real estate, or settling a legal dispute, a properly prepared valuation report is a critical component of the process.

What is a property valuation report?

A property valuation report is a legally binding document that establishes the market, replacement, or cadastral value of a property. It is prepared in accordance with the Polish Real Estate Management Act of 21 August 1997 (Ustawa o gospodarce nieruchomościami) and the professional standards of property valuers.

Each valuation report must be signed by a licensed valuer, registered by the Minister of Development, Labour and Technology, ensuring accountability and professional accuracy.

The report is typically required by:

• banks – for mortgage loan assessment,
• courts – in inheritance or compensation proceedings,
• tax authorities – for donation, inheritance, or depreciation purposes,
• private clients – for sale, purchase, or internal financial planning.

Structure and legal requirements

A valid valuation report must adhere to a formal structure and include specific elements defined by law and professional standards. These include:

• Identification of the property – precise description and legal status.
• Purpose of valuation – e.g. mortgage, sale, inheritance, or compensation.
• Legal basis – references to applicable laws and valuation standards.
• Data sources – market data, property registers, and comparable sales.
• Intended use of the property – in line with zoning or planning documents.
• Market analysis – trends, supply-demand relations, and price comparisons.
• Valuation method – including approaches (market, income, cost, or mixed), techniques, and calculations.
• Final value conclusion – expressed in full Polish złoty (PLN).

How long Is a property valuation report valid?

A property valuation report in Poland is valid for 12 months from the date of issue. After that period, it becomes outdated due to potential market fluctuations. If a property’s market conditions or legal status have changed significantly, a new valuation must be prepared.

This one-year validity rule ensures that financial and legal institutions operate on current and reliable market data.

When is a valuation report required?

A valuation report is often obligatory in the following situations:

• Mortgage loans – to confirm the property’s market value for collateral purposes.
• Buying or selling property – to determine a fair market price.
• Inheritance and donation settlements – to calculate inheritance or donation tax.
• Divorce or property division – to establish equal asset distribution.
• Court proceedings – e.g., compensation or expropriation cases.
• Business purposes – to determine depreciation value or when contributing property as capital to a company (aport).
• Lease or easement agreements – to set fair rental or compensation rates.

Valuation report required

Property valuation for a mortgage loan

When applying for a mortgage loan, the bank requires a professional valuation report confirming the market value of the property. This helps determine the loan-to-value ratio (LTV), which influences your borrowing capacity and required down payment.

According to the Polish Financial Supervision Authority’s Recommendation S, a borrower’s own contribution must equal at least 20% of the property’s market value, as confirmed by the valuation report. Although banks often recommend their own valuers, borrowers are not legally obligated to use them. Under Polish law, every bank must accept a valuation report prepared by any certified valuer, provided the report meets formal standards. Independent valuations, such as those prepared by experts from Pewny Lokal, are often completed faster (usually within 48 hours after inspection) and may reflect a more realistic market value, which can improve loan terms and shorten approval time.

Cost of a property valuation report

The cost of a valuation report depends on several factors:

• type of property (apartment, house, plot, commercial unit),
• size and complexity of the property,
• location (major cities usually have higher service fees),
• urgency of the valuation.

Typical price ranges in Poland:

• Apartment or small plot: PLN 500–700,
• Detached house: around PLN 1,000,
• Complex or large properties: PLN 1,500 and above.

Some banks include an additional service fee when you use their in-house valuer, which can make the total cost higher. Choosing an independent valuer allows for better price negotiation and often faster delivery of the report.

Online property valuation vs. full valuation report

Online property valuations are increasingly popular for preliminary estimates of real estate value. They use algorithms and market databases to calculate approximate prices. Such tools are helpful when:

• exploring property prices in specific locations,
• preparing for property sale or purchase,
• planning investments.

However, for official purposes — including court proceedings, accounting, or mortgage applications — only a full valuation report prepared by a certified valuer is legally valid.

This report requires an on-site inspection and an in-depth market and technical analysis of the property.

Property valuation report for an apartment

A valuation report for an apartment is one of the most frequently requested types of valuation. It is needed not only for mortgage loans but also in cases of sale, inheritance, or donation. An independent valuation can be used in multiple banks, whereas a report ordered through a specific bank is usually valid only for that institution.

The final property value depends on several key factors:

• technical condition and finishing standard,
• usable area and layout,
• location and access to infrastructure,
• legal status and encumbrances,
• market trends in the local area.

Just like other valuation reports, an apartment valuation remains valid for 12 months.

Who can prepare a property valuation report?

Only licensed property valuers (rzeczoznawcy majątkowi) may prepare official valuation reports in Poland.

These experts must:

• hold a professional qualification granted by the Minister of Development, Labour and Technology,
• comply with the Code of Ethics for Property Valuers,
• remain impartial and objective,
• follow legally approved valuation standards and methodologies.

Valuers at Pewny Lokal and other reputable firms operate across the entire country, providing valuations for:

• private individuals,
• financial institutions,
• corporations,
• public authorities.

They offer a full range of valuations for residential, commercial, and land properties, as well as for machinery, equipment, and business assets.

Ethical standards and professional responsibility

A property valuer is legally responsible for the accuracy and objectivity of the valuation. Each report must be prepared with due diligence, using reliable data and professional judgment. Any deliberate misrepresentation or negligence may result in disciplinary action or withdrawal of the valuer’s license. Valuers are also obligated to maintain confidentiality regarding client data and the contents of valuation reports. This ensures both trust and legal protection for all parties involved.

Why choose an independent valuer?

Choosing an independent valuer instead of one appointed by a bank or other institution offers significant benefits:

• Fair and objective value – without institutional bias.
• Faster service – independent valuers often deliver reports within 48 hours.
• Multiple-use report – valid across various banks and institutions.
• Transparent pricing – without hidden fees or surcharges.
• Direct communication – the client can clarify details directly with the expert.

These advantages are particularly valuable for time-sensitive processes such as mortgage applications, property sales, or inheritance settlements.

Nationwide availability and online support

Professional valuers working with Pewny Lokal provide property valuation services throughout Poland.  Clients can initiate the process entirely online — from booking to report delivery. After an on-site inspection, the final report is sent both electronically (PDF) and by post. The firm’s experts handle valuations for various purposes:

• property sale and purchase,
• mortgage financing,
• inheritance or donation,
• court disputes and compensation claims,
• establishment of easements or rights of way,
• lease or rental rate determination,
• business asset and machinery valuations.

Each report is prepared individually, ensuring precision, compliance, and reliability.

Most common purposes of property valuation reports

A property valuation report is not just an administrative formality — it is a cornerstone document in the Polish real estate system. It safeguards both buyers and lenders, ensures fair taxation, and supports judicial and business decisions. Because of its legal significance, it must be accurately prepared by a licensed property valuer, following statutory and ethical standards. Whether you are purchasing a home, applying for a mortgage, or dividing inherited property, investing in a reliable valuation report provides security, transparency, and confidence in every real estate transaction.

We specialize in technical and legal audits of residential real estate. If you are buying a house or a flat in Poland we can help!

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Karol, główny inżynier Pewny Lokal

We specialize in technical and legal audits of residential real estate. If you are buying a house or a flat in Poland we can help!

Learn more

Karol, główny inżynier Pewny Lokal

Autor
Jolanta Buzalska

Była nauczycielka języka polskiego, która postanowiła przebranżowić się, by pracować w branży nieruchomości. Sprzedała swoje mieszkanie w mieście i kupiła niewielki domek na wsi – formalnościami zajęła się nasza firma, od tej pory współpracujemy. Do tego stopnia zainteresowała się nieruchomościami, że od kilku lat pomaga znajomym nadzorować remonty i ekipy wykończeniowe. Umiejętnie korzysta ze sprzętów takich jak łata murarska, kątownik czy dalmierz.