Valuations for family and matrimonial proceedings

Why the valuation matters

In most separations the family home, and often one or two other properties, account for the greater part of what is being divided. If the settlement is calculated from a number, the number needs to hold. A figure produced by an agent for marketing purposes, or a value carried over from a mortgage application several years old, will not.

CPA prepares independent valuations for family court proceedings and matrimonial property division in Cyprus. The work is carried out to RICS Valuation – Global Standards, and where the valuation is prepared for proceedings the obligations of PS 1 and PS 2 apply, including independence, competency and the disclosure of any conflict of interest.

We do not advise on the legal framework governing matrimonial property, the basis of value the court will adopt or the valuation date it will apply. Those are matters for your lawyer, and we take our direction from them. What we provide is the evidence of value, prepared to a defensible standard.

Valuing at an agreed date

The date at which the property is valued can materially change the figure, particularly where the property was acquired or improved during the marriage, or where the market has moved since separation.

We can value at the current date, or retrospectively at a date your lawyers agree or the court directs. A retrospective valuation is prepared from transaction evidence contemporaneous with that date, and the report states the date and the evidence relied upon so that it can be checked.

Please agree the valuation date with the other side, or take your lawyer's direction on it, before instructing. Changing the date afterwards means re-doing the analysis.

Jointly instructed, or separately instructed

Jointly instructed. Where both parties agree to appoint one valuer, the cost is shared, the process is quicker, and there is only one figure to argue about. Both parties are copied into all correspondence, both receive the draft at the same time, and no substantive discussion takes place with one party alone. In practice this is the arrangement that resolves matters most often.

Separately instructed. Where each side appoints its own valuer, the report is still written to the same standard and with the same duty of independence. An expert instructed by one party is not an advocate for that party, and a report written as though it were will be worth very little once it is tested.

When the two valuers disagree

Some divergence is normal, and a modest gap between two competent valuers is not evidence that either is wrong. A wide gap usually comes from one of a small number of causes: a different valuation date, a different assumption about the property's legal or planning position, different comparable transactions, or a difference in how the comparables have been adjusted.

Where that happens, the constructive step is for the two valuers to exchange their comparable evidence and set out in writing what they agree on and what they do not. That often narrows the difference to a single identifiable issue, which the parties can then settle or the court can determine. We are willing to take part in that exercise on the instruction of both sides' lawyers.

Confidentiality

Reports are issued only to the instructing party and to anyone the instruction names. Inspections are arranged discreetly and at a time that suits whoever is living in the property. We do not discuss the case, the property or the parties with anyone else, and we do not disclose the valuation to a lender, an agent or a family member without written instruction.

Instructing us

Instructions are usually taken from lawyers, and can be taken directly from a party. Please provide the title deeds or Land Registry search for each property, the valuation date required, and confirmation of whether the instruction is joint or separate. If a hearing date is fixed, tell us. We will confirm scope and fee in writing before work begins, and carry out a conflict check first.

Last reviewed: August 2026.

Arrange a valuation: [email protected] · +357 25254222 · mobile +357 96569477