Valuation Report: Format and Contents

A valuation report is a formal written document in which the signing valuer or valuation firm provides a professional opinion of the market value of a specific property within the scope of the assignment. Such reports must comply with the requirements of Malaysian Valuation Standards (MVS), in particular MVS 8.

Agility Valuers & Property Consultants is pleased to share a sample valuation report and outline its typical contents to enhance your understanding of how valuation reports are prepared by valuers in Malaysia.

Disclaimer

It should be noted that each registered valuer or valuation firm may adopt its own format and presentation style. The contents of a valuation report will vary depending on several factors, including:

the type of property being valued,

the complexity of the assignment,

the purpose of valuation, and

any specific requirements or standards imposed by authorities, clients, or report users.

Notwithstanding these variations, all valuation reports must be prepared in accordance with the Malaysian Valuation Standards (MVS).

The sample valuation report presented here contains modified data and details and does not represent any actual property, transaction, or value. It is provided solely for illustration and educational purposes. Accordingly, no liability or responsibility is assumed to any reader relying on this material. 

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VALUATION REPORT

VALUATION OF

PT NO. 1234, HELD UNDER TITLE NO. HSD 1234,

MUKIM OF SUNGAI BULOH, DISTRICT OF PETALING,

STATE OF SELANGOR

NO. 1234, JALAN SS 22A/3, 47400 PETALING JAYA,

SELANGOR DARUL EHSAN

CLIENT : MR. CLIENT

 PURPOSE OF VALUATION : FOR SUBMISSION TO LEMBAGA HASIL DALAM NEGERI

DATE OF VALUATION : JANUARY 1, 2011

Important Note:

This Valuation Report is confidential to the Client or to whom it is addressed and for the specific purpose to which it refers.  Agility Valuers & Property Consultants Sdn. Bhd. does not owe any duty of care to the reader(s) in respect to the contents of this report, nor is the reader(s) entitled to rely on it, unless the reader(s) is/are the Client named in the report or have been specifically identified by us as a party to whom we owe a duty of care.

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Our Ref.                       :           VA261234

PRIVATE & CONFIDENTIAL

January 11, 2026

Mr. Client

No. 1234, Jalan SS 22a/3,

47400 Petaling Jaya,

Selangor Darul Ehsan

Dear Sirs,

Further to your instructions to assess the Market Value of the above-mentioned property (hereinafter referred to as the ‘subject property’), we are pleased to submit herewith our Valuation Report.

This Report and Valuation is subject to the Limiting Conditions as stated in the enclosed Exhibit I. It is prepared specifically for use by the client to whom it is addressed for the stated purpose only and should NOT be used for any other purposes without our prior written consent.

Yours faithfully,

Signed for and on behalf of

AGILITY VALUERS & PROPERTY CONSULTANTS SDN. BHD. 

(Signature)

SR YAP KIAN ANN

MRISM, MPEPS, MMIPFM, MMIPEAC, ICVS

Registered Valuer (V-616)

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TABLE OF CONTENTS

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EXECUTIVE SUMMARY

* We have been specifically instructed by the Client to ascertain the Market Value of the subject property as at January 1, 2011.  

THIS EXECUTIVE SUMMARY IS A BRIEF OVERVIEW OF THE VALUATION REPORT.

ITS CONTENTS, PARTICULARLY THE VALUE(S) STATED ABOVE, ARE TO BE READ IN CONTEXT WITH THE WHOLE VALUATION REPORT.

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1.00             TERMS OF ENGAGEMENT

A. We have been instructed by the Client to prepare the Valuation Report for the specific purpose as stated herein. It may not be used for any other purposes without our written consent;

B. This Valuation Report has been carried out by Agility Valuers & Property Consultants Sdn. Bhd. subject to the Limiting Conditions (as provided under Standard 19 of the Malaysian Valuation Standards) as exhibited at the end of this Valuation Report;

C. This Valuation Report has been prepared in accordance with the Malaysian Valuation Standards issued by the Board of Valuers, Appraisers, Estate Agents and Property Managers;

D. We hereby confirm to our best knowledge that Agility Valuers & Property Consultants Sdn. Bhd. does not have any material conflict of interest with the Client. We are acting as an independent valuer as stated under Standard 1 of the Malaysian Valuations Standards and are providing unbiased valuation advisory services;

E. The registered valuer is signing the Valuation Report for and on behalf of Agility Valuers & Property Consultants Sdn. Bhd. as stated in the letterhead page herein; and

F. For the purpose of this valuation, we have relied on information / documents as provided by the Client, the relevant stakeholders and authorities, which are deemed to be correct as at the time of preparation of this report. Our valuation is contingent on the information / documents furnished and represented to us.

2.00             SUBJECT PROPERTY

The subject property comprises an intermediate double-storey semi-detached house, bearing postal address No. 1234, Jalan SS 22a/3, 47400 Petaling Jaya, Selangor Darul Ehsan.

3.00             PURPOSE OF VALUATION

This Report and Valuation is required for submission to the Lembaga Hasil Dalam Negeri.

4.00             DATE OF INSPECTION

We have inspected the subject property and its neighbourhood on January 1, 2026.

5.00             DATE OF VALUATION

We have been specifically instructed by the Client to ascertain the Market Value of the subject property as at January 1, 2011.

6.00             DEFINITION OF MARKET VALUE

Our basis of Valuation is Market Value as defined within the latest version of the Malaysian Valuation Standards.

Market Value is the estimated amount for which an asset or liability should exchange on the valuation date between a willing buyer and a willing seller in an arm‘s-length transaction after proper marketing where the parties had each acted knowledgeably, prudently and without compulsion.

“The estimated amount” refers to a price expressed in terms of money payable for the asset in an arm‘s length market transaction. Market Value is the most probable price reasonably obtainable in the market on the valuation date in keeping with the market value definition. It is the best price reasonably obtainable by the seller and the most advantageous price reasonably obtainable by the buyer. This estimate specifically excludes an estimated price inflated or deflated by special terms or circumstances such as atypical financing, sale and leaseback arrangements, special considerations or concessions granted by anyone associated with the sale, or any element of value available only to a specific owner or purchaser.

“An asset or liability should exchange” refers to the fact that the value of an asset or liability is an estimated amount rather than a predetermined amount or actual sale price. It is the price in a transaction that meets all the elements of the Market Value definition at the valuation date.

“On the valuation date” requires that the value is time-specific as of a given date. Because markets and market conditions may change, the estimated value may be incorrect or inappropriate at another time. The valuation amount will reflect the market state and circumstances as at the valuation date, not those at any other date.

“Between a willing buyer” refers to one who is motivated, but not compelled to buy. This buyer is neither over eager nor determined to buy at any price. This buyer is also one who purchases in accordance with the realities of the current market and with current market expectations, rather than in relation to an imaginary or hypothetical market that cannot be demonstrated or anticipated to exist. The assumed buyer would not pay a higher price than the market requires. The present owner is included among those who constitute “the market”.

“And a willing seller” is neither an over eager nor a forced seller prepared to sell at any price, nor one prepared to hold out for a price not considered reasonable in the current market. The willing seller is motivated to sell the asset at market terms for the best price attainable in the open market after proper marketing, whatever that price may be. The factual circumstances of the actual owner are not a part of this consideration because the willing seller is a hypothetical owner.

“In an arm’s length transaction” is one between parties who do not have a particular or special relationship e.g., parent and subsidiary companies or landlord and tenant that may make the price level uncharacteristic of the market or inflated. The Market Value transaction is presumed to be between unrelated parties, each acting independently.

“After proper marketing” means that the asset has been exposed to the market in the most appropriate manner to effect its disposal at the best price reasonably obtainable in accordance with the Market Value definition. The method of sale is deemed to be that most appropriate to obtain the best price in the market to which the seller has access. The length of exposure time is not a fixed period but will vary according to the type of asset and market conditions. The only criterion is that there must have been sufficient time to allow the asset to be brought to the attention of an adequate number of market participants. The exposure period occurs prior to the valuation date.

“Where the parties had each acted knowledgeably, prudently” presumes that both the willing buyer and the willing seller are reasonably informed about the nature and characteristics of the asset, its actual and potential uses, and the state of the market as of the valuation date. Each is further presumed to use that knowledge prudently to seek the price that is most favourable for their respective positions in the transaction. Prudence is assessed by referring to the state of the market at the valuation date, not with benefit of hindsight at some later date. For example, it is not necessarily imprudent for a seller to sell assets in a market with falling prices at a price that is lower than previous market levels. In such cases, as is true for other exchangers in markets with changing prices, the prudent buyer or seller will act in accordance with the best market information available at the time.

“And without compulsion” establishes that each party is motivated to undertake the transaction, but neither is forced or unduly coerced to complete it.

7.00             TITLE PARTICULARS

The subject property is held under Title No. HSD 1234, P.T. No. 1234, Mukim of Sungai Buloh, District of Petaling, State of Selangor.

Further details of the title are provided in the attached Schedule I.

8.00             LOCATION

For the purpose of identification, the approximate location of SS 22a of Petaling Jaya and the subject property are shown marked and edged red in the attached Location and Site Plans, Appendices A and B respectively.

The subject property is located within Damansara Jaya (SS 22a) of Petaling Jaya, Selangor Darul Ehsan and bears direct frontage onto Jalan SS 22a/3.

 It is easily accessible from various part of the Petaling Jaya new town centre via Jalan Selangor, Jalan Sultan, Jalan Barat, Jalan Utara, Jalan Semangat, Jalan Profesor Diraja Ungku Aziz, Jalan 17/21, SPRINT Highway, Jalan SS 22/43, Jalan SS 22a/1 and thence onto Jalan SS 22a/3, the metalled frontage road.

Properties in the immediate vicinity comprise predominantly detached houses, semi-detached houses and terraced houses. 

Housing and mixed development schemes nearby include Damansara Utama, Damansara Jaya (SS 22), SS2, Taman Tun Dr Ismail and Bandar Utama. Prominent landmarks within the vicinity include the premises of SMK Damansara Jaya located to the immediate north of the subject property, shopping centres of Atria Shopping Gallery to the south-east and the Starling Shopping Mall to the north-east.

9.00             DESCRIPTION

 Site

The site is an intermediate plot of semi-detached housing lot, rectangular in shape and contains a provisional land area of 390.19 square metres (about 4,200 square feet). It has a frontage width of about 12.19 metres onto the frontage road and a depth of about 32.00 metres.

The land is generally flat in terrain and sited slightly above the road level of the frontage road. The boundaries of the site are demarcated with dwarf plastered brickwalls with metal railings and secured with metal swing gates.

Building

The subject property comprises an intermediate double-storey semi-detached house of permanent structure.

Brief details and specifications of the building are as follows :-

Building plan and photographs showing views of the subject property and its surroundings are provided in Appendices C and D, respectively.

10.00           OCCUPANCY

The subject property was owner-occupied at the time of our inspection.

11.00           SERVICES

Mains water, electricity supply and telephone facilities are available to the subject property. Public services such as street lighting, road maintenance and garbage disposal are undertaken by Majlis Bandaraya Petaling Jaya.

Public transport is available within the vicinity.

12.00           ASSESSMENT

The subject property is assessed for rates payable to Majlis Bandaraya Petaling Jaya.

13.00           PLANNING CONTROL                    

The subject property is designated for residential use as expressly stipulated in the title deed.

14.00           METHOD OF VALUATION

We have applied the Comparison Method of Valuation to determine the present Market Value of the subject property.

This Valuation Approach entails comparing the subject property with similar properties that have been sold around the material date of valuation and those that are currently being offered for sale in the vicinity or other comparable localities. The characteristics, merits and demerits of these properties are noted and appropriate adjustments thereof are then made to reflect the differences and arrive at the value of the subject property.

15.00           EVIDENCE OF VALUE

Our investigations have revealed the following transactions of double-storey semi-detached houses within the immediate vicinity:-

Vide a Sale and Purchase Agreement, Mr. Client sold the subject property to Mr. Purchaser for the consideration of RM2,500,000.

16.00           VALUATION

Taking into consideration all relevant factors, we are of the opinion that the Market Value of the subject property, identified as P.T. No. 1234, held under Title No. HSD 1234, Mukim of Sungai Buloh, District of Petaling, State of Selangor, bearing postal address No. 1234, Jalan SS 22a/3, 47400 Petaling Jaya, Selangor Darul Ehsan, as at the Date of Valuation on January 1, 2011, in its existing condition, free from all encumbrances and with vacant possession, is RM2,000,000/- (RINGGIT MALAYSIA : TWO MILLION ONLY).

Yours faithfully,

Signed for and on behalf of

AGILITY VALUERS & PROPERTY CONSULTANTS SDN. BHD.

(Signature)

SR YAP KIAN ANN

MRISM, MPEPS, MMIPFM, MMIPEAC, ICVS

Registered Valuer (V-616)

January 11, 2026

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SCHEDULE I

 TITLE PARTICULARS

Brief particulars of the title of the subject property as extracted from the records at Pejabat Tanah dan Galian Selangor on January 9, 2026 are as follows:-

The above particulars are deemed correct as at the date of Valuation.

It is to be noted that these details were extracted specifically for the purpose of our Valuation and hence should be verified by an official title search if they are required for use for any other purpose.

Copy of the title search is enclosed herewith as Schedule II.

Schedule II

EXHIBIT I

LIMITING CONDITIONS

MALAYSIAN VALUATION STANDARDS

This Report and Valuation is carried out in accordance with the Malaysian Valuation Standards published by the Board of Valuers, Appraisers, Estate Agents, and Property Managers. Where applicable and relevant, reference has also been made to other established valuation manuals and standards such as those of the International Valuation Standards (IVS) as well as the Red Book Global Standards issued by the Royal Institution of Chartered Surveyors (RICS).

MEASUREMENTS

All measurements are carried out in accordance with the Uniform Method of Measurement of Buildings issued by The Royal Institution of Surveyors Malaysia or such other building measurement standards as acceptable and agreed to by the client.

For assets/properties situated outside Malaysia, the appropriate/applicable methods of measurement such as the International Property Measurement Standards (IPMS) and any other local method(s) of building measurement are used in parallel with the Uniform Method of Measurement of Buildings (UMMB).

CONFIDENTIALITY

This Report and Valuation is confidential to the client and to whom it is addressed and for the specific purpose to which it refers. They may be disclosed to other professional advisors assisting the client and/or the addressee in respect of that purpose; but the client shall not disclose the report and valuation to any other party.

Neither the whole, nor any part of the Report and Valuation and/or Valuation Certificate or any reference thereto may be included in any published document, circular or statement nor published in any way without our prior written approval of the form and context in which it may appear.

We shall bear no responsibility nor be held liable to any party in any manner whatsoever in the event of any unauthorized publication of the Report and Valuation and/or Valuation Certificate, whether in part or in whole.

USE OF REPORT AND VALUATION

The opinion of value expressed in this Report and Valuation shall only be used by the addressee for the purpose stated or intended in this Report. We are not responsible for any consequences arising from the Report or any part thereof being relied upon by any other party whatsoever or for any information therein being quoted out of context.

TITLE SEARCH

A private title search is conducted at the relevant Land Registry/Office either physically or online unless otherwise stated in the report. This is done to establish title particulars relevant to valuation only. Whilst we may have extracted title particulars of the asset/property as recorded in the Register Document of Title, we cannot accept any responsibility for its legal validity or as to the accuracy and timeliness of the information extracted or obtained from the relevant Land Registry/Office. Legal advice may be sought to verify the title details, if required.

TOWN PLANNING AND OTHER STATUTORY ENQUIRIES

Information pertaining to town planning are obtained from development plans, structure plans, local plans and special area plans published by the relevant local authority. Whilst verbal enquiries could be made, requisitions may not necessarily be conducted with various authorities to confirm if there are any public schemes such as roads, drainage, improvements, etc. that adversely affect the asset/property.

The Reports and Valuation are prepared on the basis that the building(s), structure(s) and any improvement(s) form part of the asset/property comply with all relevant statutory regulations. In instances where either the Certificate of Fitness for Occupation or Certificate of Completion and Compliance (whichever is applicable) issued by the relevant authority is not available for inspection, the valuation is on the basis that such certificate has been issued.

SITE SURVEY

We have not conducted any boundary checks to ascertain the actual site boundaries. For the purpose of this valuation, we have assumed that the site dimensions correspond with those shown in the title document, certified plan or any other relevant plans or agreement or other appropriate documents as expressly stated in the report.

STRUCTURAL SURVEY AND AGE OF BUILDING

While due care has been taken to note building defects in the course of inspection, no structural and/or building surveys nor any testing of services had been carried out nor have we inspected any woodwork or other parts of the property and its structure which were enclosed or inaccessible. We are therefore unable to state the condition of uninspected parts and this Report should not be taken as making any implied representation or statement on such parts. Whilst any defects or items of disrepair may be noted during the course of inspection, we are not able to give any assurance in respect of the building’s structural integrity and on the absence of any rot, termite or pest infestation or other hidden defects.

Where the age of the building is provided in the Report and Valuation, it is an estimate based on information provided by the client or documents issued by the relevant authorities and/or consultants such as Certificate of Compliance and Completion (CCC), Certificate of Fitness for Occupation (CFO) or any other similar form of verification. However, such information may not be conclusive and as such the age of the building stated in the Report and Valuation may be intended for guidance only.

DELETERIOUS OR HAZARDOUS MATERIALS

No investigations have been carried out to determine whether or not any deleterious or hazardous materials had been used in the construction of the property (buildings and improvements) or had since been incorporated and we are, therefore, unable to account or report on any such material in our Report and Valuation.

GROUND/SOIL INVESTIGATION

No ground/soil investigations have been carried out to determine the suitability of the ground/soil conditions and/or availability of services for the continued use of the property in its current condition or any future development or planting nor were any archaeological, ecological or environmental surveys undertaken.

CONTAMINATION

We have not carried out investigations into the past and present use of either the property or of any neighboring land/property to establish whether there has been any contamination or if there is any potential for contamination to the property and are therefore, unable to account and report for such contamination in our Report and Valuation.

DISEASE OR INFESTATION

Whilst due care is taken to note the presence of any disease or infestation, we have not carried out any tests to ascertain possible latent infestations or diseases affecting crops or stock. We are therefore unable to account for such in our Report and Valuation.

PERSONAL PROPERTY

Unless otherwise stated, all personal property are excluded in the valuation. Personal property refers to ownership of an interest in tangible items other than real estate that are not permanently attached or affixed to real estate (ie. moveable) such as fittings, furnishings, collectibles, appliances, current assets of a business, trade inventories, supplies, etc as well as trade/tenant’s fixtures whilst intangible assets include the right to recover a debt, the right to profits, etc.

LEASES AND TENANCIES

Enquiries as to the financial standing of existing or prospective lessees or tenants are not normally made unless specifically requested. Where properties are valued with the benefit of tenancies and/or leases, it is assumed that the tenants and/or lessees are capable of meeting their obligations under the tenancy or lease and that there are no arrears of rent and/or undisclosed breaches of covenants and/or warranties.

DEVELOPMENT AGREEMENTS

Unless otherwise stated, no considerations are made in our valuation for any joint venture agreement, development rights agreement or other similar contracts.

OUTSTANDING DEBT

In the case of buildings where works are in hand or have recently been completed, no allowances are made for any liability already incurred, but not yet discharged, in respect of completed works, or obligations in favour of contractors, sub-contractors or any member of the professional or design team.

TAXATION, ENCUMBRANCES, STATUTORY NOTICES AND OUTGOINGS

Unless otherwise stated, no allowances are made in our valuation for any expense of realization or for taxation which might arise in the event of a disposal, deemed or otherwise. We have considered the property as if free and clear of all charges, lien and all other encumbrances which may be secured thereon. We also assumed the property is free of statutory notices and outgoings (including all outstanding maintenance fee and/or service charge and sinking fund which are applicable for both stratified and ion-stratified properties).

ATTENDANCE IN COURT OR AT INQUIRY

The instruction and the valuator assignment do not automatically bind us to attendance in court or to appear in any inquiry before any government or statutory body in connection with the report and valuation unless expressly agreed when the instructions were given or subsequently agreed upon.

SOURCE OF INFORMATION

This Report and Valuation has been prepared on the basis that full disclosure of all information and facts which may affect the valuation have been made known to us and we cannot accept any liability or responsibility for information or facts that have been suppressed or not disclosed to us.

Where it is stated in the Report and Valuation that information has been supplied by the sources listed, this information is deemed to be reliable and no responsibility is accepted should it be proven otherwise, be it expressed or implied. All other information stated without being attributed directly to another party are deemed to be from our searches and checks of records, examination of documents or relevant sources (including relevant authorities).

PROPRIETARY INFORMATION

The instruction and the valuation assignment, notwithstanding the purpose of valuation, do not automatically bind us to provide to the client or any other party acting for or on behalf of the client, information pertaining to valuation workings/computation, market intelligence, supporting data and/or any components of the Report and Valuation that are considered as proprietary in nature. The Valuer reserves the right to refuse any such request without providing any reasons whatsoever.

VALIDITY PERIOD OF A REPORT AND VALUATION

A Report and Valuation is current as at the date of valuation only. The opinion of value expressed in the Report and Valuation may change significantly and unexpectedly over a relatively short period (including but not limited to the impact due to general market movements or factors specific to the particular property). We do not accept liability for any losses arising from such subsequent changes in value. No warranty is given to the maintenance of this value into the future. A periodical valuation review is recommended.

LIMITATION OF LIABILITY

Sufficient duty of care has been exercised in the preparation of the Report and Valuation, and if it is proven that there is an apparent negligence on the part of the Valuer, the liability related to this valuation (whether arising from this valuation, negligence or any other cause whatsoever) is limited in respect of any event or series of events to the actual loss or damage sustained subject to a liability cap of five times of the fee to undertake the valuation.

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This blog / insight is based on Agility Valuers & Property Consultants / Agility Research (AVPC)’s current understanding and insights about the related topic in the current property / real estate market context. Agility Valuers & Property Consultants / Agility Research (AVPC) makes no guarantees, representation or warranties of any kind, expressed or implied, regarding the information including but not limited to, warranties of content, accuracy and reliability. Interested parties should undertake their own inquiries as to the accuracy of the information. Agility Valuers & Property Consultants Sdn. Bhd. / Agility Research (AVPC) excludes unequivocally all inferred or implied terms, conditions and warranties arising out of this document and excludes all liability for loss or damages arising therefrom.

Neither the whole nor any part of our blog or insights may be included in any published document, circular, prospectus or statement, nor published in any way without the prior written approval of Agility Valuers & Property Consultants Sdn. Bhd. / Agility Research (AVPC).  We shall not be obligated to update this blog / insight in response to changes in market conditions or the regulatory environment subsequently.

For more information, please contact:

Sr Yap Kian Ann

Tel: 603-9544 2694                                                            Email: yap@agilitymy.com

HP : 6012-378 5811                                                           Website: www.agilitymy.com

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