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Yet, my other recent valuations have come in way ABOVE expectations. If there was some consistency, I could play smarter :)

In my case, the valuer did attend the property, hence my total suprise at his use of a desktop figures. I'm working on a strategy with my MB at the moment. If I don't commission my own valuation, I'll move to another lender for sure. Thanks for your input.

I have just had a fully renovated, 2 bedroom unit with an enormous, landscaped yard/entertainement area valued at the same value as a a 1 BR, unrenovated unit with no yard (and in the same group as mine) sold for a couple of months ago. Despite my suggestion that the bank have the valuer drug...

More often than not, banks and valuers won't allow the valuation to be challenged if it's within 10% of the comparable figures you're showing them. They are quite inflexible on this, in my experience.