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Insurance Valuation Report
PROVISIONAL THRESHOLDSAustralian strata practice — reinstatement + replacement, debris removal, professional fees, escalation, GST, plus catastrophe loading, common area contents and loss of rent. Each policy is benchmarked against assessed replacement value to inform the policy risk profile.
Methodology & legal context
Most Australian jurisdictions (NSW SSMA s.160, VIC OC Act, QLD BCCM, WA STA) require the building to be insured for full replacement value with a valuation obtained periodically (industry practice: every 3–5 years). Build rates, escalation, catastrophe loading and benchmark bands shown here are provisional defaults flagged for review with a qualified strata valuer (AAPI / CPV) before reliance.
Portfolio valuation KPIs
Portfolio assessed value
$2437.29M
100 buildings
Portfolio sum insured
$894.60M
36.7% of assessed
Aggregate shortfall
$1542.69M
across underinsured plans
Below standard / critical
100
needs review at next renewal
Policy benchmarking — sum insured vs assessed replacementClick a row to drill in
| Building | Type | Sum insured | Assessed | Adequacy | Shortfall / Surplus | Benchmark | Last valued |
|---|---|---|---|---|---|---|---|
| Harbour View SP 12043 | residential | $28.50M | $49.92M | 57.1% | $21.42M | Critically underinsured | Aug 2022 4.2y ago |
| Riverside Gardens SP 8872 | residential | $12.40M | $22.46M | 55.2% | $10.06M | Critically underinsured | Mar 2021 5.6y ago · revaluation due |
| The Residences SP 21540 | mixed-use | $78.00M | $110.60M | 70.5% | $32.60M | Critically underinsured | Nov 2024 2.0y ago |
| Marina Towers SP 15001 | residential | $22.00M | $34.87M | 63.1% | $12.87M | Critically underinsured | May 2023 3.5y ago |
| Parkside Villas SP 9341 | residential | $6.80M | $16.86M | 40.3% | $10.06M | Critically underinsured | Sept 2020 6.1y ago · revaluation due |
| Skyline View SP 10822 | mixed-use | $10.80M | $35.56M | 30.4% | $24.76M | Critically underinsured | Nov 2023 3.0y ago |
| Garden View SP 10959 | mixed-use | $14.00M | $40.69M | 34.4% | $26.69M | Critically underinsured | June 2020 6.4y ago · revaluation due |
| The View SP 11096 | residential | $4.10M | $11.05M | 37.1% | $6.95M | Critically underinsured | Apr 2021 5.5y ago · revaluation due |
| Bayview View SP 11233 | residential | $7.00M | $21.13M | 33.1% | $14.13M | Critically underinsured | May 2022 4.5y ago |
| Sunset View SP 11370 | mixed-use | $8.00M | $26.68M | 30.0% | $18.68M | Critically underinsured | May 2024 2.5y ago |
| North View SP 11507 | commercial | $7.40M | $20.46M | 36.2% | $13.06M | Critically underinsured | Mar 2023 3.6y ago |
| South View SP 11644 | residential | $11.00M | $30.55M | 36.0% | $19.55M | Critically underinsured | May 2021 5.5y ago · revaluation due |
| Eastside View SP 11781 | residential | $5.20M | $16.84M | 30.9% | $11.64M | Critically underinsured | July 2023 3.4y ago |
| Westwood View SP 11918 | mixed-use | $14.70M | $39.79M | 36.9% | $25.09M | Critically underinsured | June 2022 4.4y ago |
| Quay View SP 12055 | commercial | $6.30M | $17.03M | 37.0% | $10.73M | Critically underinsured | Aug 2022 4.3y ago |
| Central View SP 12192 | mixed-use | $9.80M | $28.50M | 34.4% | $18.70M | Critically underinsured | May 2024 2.5y ago |
| Royal View SP 12329 | residential | $4.10M | $11.72M | 35.0% | $7.62M | Critically underinsured | July 2023 3.4y ago |
| Grand View SP 12466 | residential | $3.60M | $8.63M | 41.7% | $5.03M | Critically underinsured | Nov 2024 2.0y ago |
| Atrium View SP 12603 | residential | $4.90M | $18.82M | 26.0% | $13.92M | Critically underinsured | Apr 2021 5.6y ago · revaluation due |
| Vista View SP 12740 | commercial | $5.10M | $12.32M | 41.4% | $7.22M | Critically underinsured | Sept 2024 2.1y ago |
| Pacific View 2 SP 12877 | mixed-use | $7.50M | $24.13M | 31.1% | $16.63M | Critically underinsured | July 2023 3.3y ago |
| Coastal View 2 SP 13014 | residential | $4.30M | $13.44M | 32.0% | $9.14M | Critically underinsured | Mar 2022 4.7y ago |
| Crown View 2 SP 13151 | mixed-use | $7.40M | $19.17M | 38.6% | $11.77M | Critically underinsured | Feb 2022 4.7y ago |
| Stellar View 2 SP 13288 | commercial | $3.80M | $9.58M | 39.7% | $5.78M | Critically underinsured | Mar 2022 4.6y ago |
| Aurora View 2 SP 13425 | commercial | $4.80M | $15.49M | 31.0% | $10.69M | Critically underinsured | June 2024 2.4y ago |
| Heritage View 2 SP 13562 | mixed-use | $5.30M | $17.56M | 30.2% | $12.26M | Critically underinsured | July 2022 4.3y ago |
| Wynyard View 2 SP 13699 | residential | $4.30M | $13.47M | 31.9% | $9.17M | Critically underinsured | Jan 2021 5.8y ago · revaluation due |
| Pinnacle View 2 SP 13836 | mixed-use | $10.40M | $34.93M | 29.8% | $24.53M | Critically underinsured | Mar 2021 5.6y ago · revaluation due |
| Empire View 2 SP 13973 | commercial | $4.50M | $13.21M | 34.1% | $8.71M | Critically underinsured | June 2020 6.4y ago · revaluation due |
| Summit View 2 SP 14110 | commercial | $5.00M | $13.33M | 37.5% | $8.33M | Critically underinsured | Nov 2021 5.0y ago |
| Harbour Gardens 2 SP 14247 | mixed-use | $4.70M | $16.53M | 28.4% | $11.83M | Critically underinsured | Dec 2024 1.9y ago |
| Riverside Gardens 2 SP 14384 | commercial | $12.60M | $34.22M | 36.8% | $21.62M | Critically underinsured | Jan 2023 3.8y ago |
| Marina Gardens 2 SP 14521 | commercial | $12.90M | $41.22M | 31.3% | $28.32M | Critically underinsured | Feb 2021 5.7y ago · revaluation due |
| Parkside Gardens 2 SP 14658 | commercial | $24.90M | $51.00M | 48.8% | $26.10M | Critically underinsured | Apr 2021 5.6y ago · revaluation due |
| Ocean Gardens 2 SP 14795 | residential | $13.40M | $50.94M | 26.3% | $37.54M | Critically underinsured | Mar 2020 6.7y ago · revaluation due |
| Skyline Gardens 2 SP 14932 | residential | $3.20M | $9.04M | 35.4% | $5.84M | Critically underinsured | May 2024 2.5y ago |
| Garden Gardens 2 SP 15069 | mixed-use | $3.90M | $12.17M | 32.1% | $8.27M | Critically underinsured | Aug 2023 3.3y ago |
| The Gardens 2 SP 15206 | mixed-use | $10.10M | $41.96M | 24.1% | $31.86M | Critically underinsured | July 2023 3.3y ago |
| Bayview Gardens 2 SP 15343 | commercial | $4.00M | $14.13M | 28.3% | $10.13M | Critically underinsured | Jan 2023 3.9y ago |
| Sunset Gardens 2 SP 15480 | commercial | $20.30M | $59.77M | 34.0% | $39.47M | Critically underinsured | Mar 2022 4.7y ago |
| North Gardens 3 SP 15617 | residential | $14.20M | $31.51M | 45.1% | $17.31M | Critically underinsured | Apr 2022 4.6y ago |
| South Gardens 3 SP 15754 | residential | $9.80M | $24.16M | 40.6% | $14.36M | Critically underinsured | Nov 2022 4.0y ago |
| Eastside Gardens 3 SP 15891 | mixed-use | $9.30M | $26.69M | 34.8% | $17.39M | Critically underinsured | July 2022 4.3y ago |
| Westwood Gardens 3 SP 16028 | mixed-use | $7.70M | $25.89M | 29.7% | $18.19M | Critically underinsured | Apr 2024 2.6y ago |
| Quay Gardens 3 SP 16165 | commercial | $5.30M | $14.42M | 36.7% | $9.12M | Critically underinsured | Sept 2021 5.2y ago · revaluation due |
| Central Gardens 3 SP 16302 | commercial | $7.50M | $16.35M | 45.9% | $8.85M | Critically underinsured | July 2024 2.3y ago |
| Royal Gardens 3 SP 16439 | commercial | $8.70M | $20.69M | 42.0% | $11.99M | Critically underinsured | Nov 2020 6.0y ago · revaluation due |
| Grand Gardens 3 SP 16576 | residential | $5.40M | $14.04M | 38.5% | $8.64M | Critically underinsured | June 2023 3.4y ago |
| Atrium Gardens 3 SP 16713 | commercial | $14.30M | $35.55M | 40.2% | $21.25M | Critically underinsured | July 2023 3.3y ago |
| Vista Gardens 3 SP 16850 | residential | $26.60M | $74.37M | 35.8% | $47.77M | Critically underinsured | Mar 2024 2.6y ago |
| Pacific Gardens 3 SP 16987 | mixed-use | $4.50M | $14.35M | 31.3% | $9.85M | Critically underinsured | Oct 2023 3.1y ago |
| Coastal Gardens 3 SP 17124 | commercial | $5.50M | $12.88M | 42.7% | $7.38M | Critically underinsured | Aug 2020 6.2y ago · revaluation due |
| Crown Gardens 3 SP 17261 | mixed-use | $7.70M | $23.53M | 32.7% | $15.83M | Critically underinsured | Aug 2023 3.3y ago |
| Stellar Gardens 3 SP 17398 | residential | $10.50M | $30.64M | 34.3% | $20.14M | Critically underinsured | Apr 2022 4.6y ago |
| Aurora Gardens 3 SP 17535 | residential | $5.90M | $16.95M | 34.8% | $11.05M | Critically underinsured | Nov 2024 2.0y ago |
| Heritage Gardens 3 SP 17672 | residential | $5.90M | $18.66M | 31.6% | $12.76M | Critically underinsured | June 2023 3.4y ago |
| Wynyard Gardens 3 SP 17809 | mixed-use | $17.90M | $50.00M | 35.8% | $32.10M | Critically underinsured | Feb 2023 3.7y ago |
| Pinnacle Gardens 3 SP 17946 | mixed-use | $12.70M | $42.96M | 29.6% | $30.26M | Critically underinsured | Jan 2020 6.8y ago · revaluation due |
| Empire Gardens 3 SP 18083 | residential | $3.80M | $13.72M | 27.7% | $9.92M | Critically underinsured | Sept 2024 2.2y ago |
| Summit Gardens 3 SP 18220 | mixed-use | $6.00M | $20.79M | 28.9% | $14.79M | Critically underinsured | Feb 2022 4.7y ago |
| Harbour Towers 4 SP 18357 | residential | $5.40M | $12.78M | 42.2% | $7.38M | Critically underinsured | May 2022 4.5y ago |
| Riverside Towers 4 SP 18494 | commercial | $11.60M | $34.38M | 33.7% | $22.78M | Critically underinsured | Nov 2024 2.0y ago |
| Marina Towers 4 SP 18631 | residential | $9.20M | $23.01M | 40.0% | $13.81M | Critically underinsured | June 2020 6.4y ago · revaluation due |
| Parkside Towers 4 SP 18768 | mixed-use | $2.70M | $11.65M | 23.2% | $8.95M | Critically underinsured | Oct 2024 2.1y ago |
| Ocean Towers 4 SP 18905 | residential | $11.40M | $34.55M | 33.0% | $23.15M | Critically underinsured | Apr 2021 5.6y ago · revaluation due |
| Skyline Towers 4 SP 19042 | commercial | $6.60M | $20.34M | 32.4% | $13.74M | Critically underinsured | Dec 2021 4.9y ago |
| Garden Towers 4 SP 19179 | residential | $11.90M | $28.44M | 41.8% | $16.54M | Critically underinsured | Feb 2022 4.7y ago |
| The Towers 4 SP 19316 | mixed-use | $14.00M | $41.11M | 34.1% | $27.11M | Critically underinsured | Jan 2023 3.8y ago |
| Bayview Towers 4 SP 19453 | mixed-use | $8.00M | $26.53M | 30.2% | $18.53M | Critically underinsured | Sept 2023 3.2y ago |
| Sunset Towers 4 SP 19590 | commercial | $3.20M | $9.23M | 34.7% | $6.03M | Critically underinsured | Sept 2021 5.1y ago · revaluation due |
| North Towers 4 SP 19727 | commercial | $10.60M | $32.86M | 32.3% | $22.26M | Critically underinsured | Feb 2022 4.7y ago |
| South Towers 4 SP 19864 | residential | $4.00M | $12.33M | 32.5% | $8.33M | Critically underinsured | Sept 2022 4.1y ago |
| Eastside Towers 4 SP 20001 | mixed-use | $3.20M | $9.90M | 32.3% | $6.70M | Critically underinsured | Jan 2023 3.8y ago |
| Westwood Towers 4 SP 20138 | residential | $7.10M | $22.06M | 32.2% | $14.96M | Critically underinsured | Apr 2020 6.5y ago · revaluation due |
| Quay Towers 4 SP 20275 | mixed-use | $5.30M | $21.73M | 24.4% | $16.43M | Critically underinsured | Sept 2021 5.1y ago · revaluation due |
| Central Towers 4 SP 20412 | commercial | $3.50M | $9.62M | 36.4% | $6.12M | Critically underinsured | May 2022 4.5y ago |
| Royal Towers 4 SP 20549 | commercial | $5.40M | $13.95M | 38.7% | $8.55M | Critically underinsured | Oct 2022 4.1y ago |
| Grand Towers 4 SP 20686 | commercial | $3.30M | $10.32M | 32.0% | $7.02M | Critically underinsured | Oct 2020 6.1y ago · revaluation due |
| Atrium Towers 4 SP 20823 | mixed-use | $3.40M | $16.00M | 21.3% | $12.60M | Critically underinsured | Nov 2020 6.0y ago · revaluation due |
| Vista Towers 4 SP 20960 | commercial | $6.30M | $14.38M | 43.8% | $8.08M | Critically underinsured | Oct 2022 4.1y ago |
| Pacific Towers 5 SP 21097 | mixed-use | $12.00M | $36.00M | 33.3% | $24.00M | Critically underinsured | July 2020 6.3y ago · revaluation due |
| Coastal Towers 5 SP 21234 | commercial | $4.70M | $13.61M | 34.5% | $8.91M | Critically underinsured | Dec 2020 5.9y ago · revaluation due |
| Crown Towers 5 SP 21371 | mixed-use | $5.60M | $18.45M | 30.3% | $12.85M | Critically underinsured | Sept 2021 5.1y ago · revaluation due |
| Stellar Towers 5 SP 21508 | commercial | $2.80M | $8.80M | 31.8% | $6.00M | Critically underinsured | Oct 2024 2.1y ago |
| Aurora Towers 5 SP 21645 | mixed-use | $4.00M | $15.11M | 26.5% | $11.11M | Critically underinsured | Feb 2023 3.8y ago |
| Heritage Towers 5 SP 21782 | commercial | $6.60M | $19.56M | 33.7% | $12.96M | Critically underinsured | Feb 2020 6.8y ago · revaluation due |
| Wynyard Towers 5 SP 21919 | residential | $4.00M | $11.42M | 35.0% | $7.42M | Critically underinsured | Oct 2024 2.1y ago |
| Pinnacle Towers 5 SP 22056 | mixed-use | $4.00M | $15.03M | 26.6% | $11.03M | Critically underinsured | Oct 2021 5.1y ago · revaluation due |
| Empire Towers 5 SP 22193 | mixed-use | $2.60M | $10.28M | 25.3% | $7.68M | Critically underinsured | May 2020 6.5y ago · revaluation due |
| Summit Towers 5 SP 22330 | mixed-use | $5.60M | $14.51M | 38.6% | $8.91M | Critically underinsured | Mar 2020 6.7y ago · revaluation due |
| Harbour Residences 5 SP 22467 | residential | $6.10M | $17.30M | 35.3% | $11.20M | Critically underinsured | July 2024 2.3y ago |
| Riverside Residences 5 SP 22604 | residential | $11.50M | $30.69M | 37.5% | $19.19M | Critically underinsured | Jan 2021 5.9y ago · revaluation due |
| Marina Residences 5 SP 22741 | residential | $13.00M | $28.42M | 45.7% | $15.42M | Critically underinsured | Sept 2021 5.2y ago · revaluation due |
| Parkside Residences 5 SP 22878 | residential | $5.10M | $15.29M | 33.3% | $10.19M | Critically underinsured | Oct 2024 2.1y ago |
| Ocean Residences 5 SP 23015 | commercial | $7.10M | $21.45M | 33.1% | $14.35M | Critically underinsured | Aug 2020 6.3y ago · revaluation due |
| Skyline Residences 5 SP 23152 | residential | $13.20M | $34.59M | 38.2% | $21.39M | Critically underinsured | Jan 2024 2.8y ago |
| Garden Residences 5 SP 23289 | residential | $5.10M | $17.08M | 29.9% | $11.98M | Critically underinsured | Apr 2021 5.6y ago · revaluation due |
| The Residences 5 SP 23426 | mixed-use | $8.80M | $28.84M | 30.5% | $20.04M | Critically underinsured | Jan 2020 6.8y ago · revaluation due |
| Bayview Residences 5 SP 23563 | residential | $5.10M | $16.47M | 31.0% | $11.37M | Critically underinsured | Jan 2022 4.8y ago |
| Sunset Residences 5 SP 23700 | mixed-use | $11.40M | $51.32M | 22.2% | $39.92M | Critically underinsured | Apr 2024 2.6y ago |
Harbour View · SP 12043
48 lots · 9 storeys · built 2008 · region: coastal · 6,140 m² GFA @ $4,320/m²
Assessed replacement value — breakdown
Reinstatement & replacement cost 6,140 m² GFA × $4,320/m² | $26.52M |
Common area services uplift Lifts, fire, BMS, lobbies — 18% of base | $4.77M |
Removal of debris Demolition, cartage, tipping — 10% | $3.13M |
Professional fees Architect, structural, hydraulic, BCA — 10% | $3.13M |
Escalation (24-month rebuild) 6% p.a. construction cost growth | $4.26M |
Catastrophe loading (coastal) 5% — region-dependent | $1.56M |
Common area contents Gym, lobby FF&E, security — $1200/lot | $58k |
Loss of rent / temporary accommodation (12 mo) 48 lots × $780/wk × 52 | $1.95M |
GST (10%) Applied to insurable sum | $4.54M |
| Assessed replacement value | $49.92M |
Coverage vs assessed
Current sum insured
$28.50M
Assessed replacement
$49.92M
Shortfall
$21.42M
Adequacy
57.1%
0%100% = assessed value120%
Policy risk profilePROVISIONAL
Sum insured is materially below assessed replacement — refer to broker before next renewal.
Benchmark thresholds: above ≥105%, standard 98–105%, below 85–98%, critical <85%. Review with broker.
Last valuation14 Aug 2022
ValuerKnight Frank Valuations
Avg unit area105 m²
Common area1,100 m²
Avg rent / lot / wk$780
Region loadingcoastal
Generated from platform building data — not a substitute for a qualified valuer's report.