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Hi RV. I'd just like to thank you for sharing your insight and thoughts. I have sat through quite a few talks at conferences etc by valuation companies over the years, but none of them compare to the information you have given in this thread. many thanks.

You got a pretty good result for a refinance IMO. Yes you might be able to sell it for $530k because you have time to do a marketing campaign etc etc. The valuer is valuing it on the basis of a quick mortgagee sale by the bank, which is a diferent story. I dont want to stick up for valuers...