One of the most common questions I get from both buyers and sellers in Twizel is: "Why is the asking price so far off the CV?"
It’s a fair question, especially when you’re doing your research and trying to make sense of the numbers. But here's the truth: CVs (Capital Values or Rateable Values) are not a reliable indicator of what a property is actually worth in the current market.
And more importantly, relying on them too heavily could cost you the opportunity to make a smart, timely purchase.
What CVs Actually Represent (And Why They’re Outdated Fast)
CVs are primarily used by councils to calculate your rates. They’re updated every few years (in Twizel’s case, the current CVs were set in July 2023), based on historical sales data not on how a property presents today, or what buyers are currently willing to pay.
As someone who walks through Twizel homes every week, I can tell you with confidence: a lot can change in just a few months, let alone a year.
A property might have had its kitchen or bathroom updated
It may now have double glazing, a heat pump, or extensive landscaping
It could have been staged to perfection, making it far more appealing than a similar home down the road with the same CV
But unless the owner has paid for a private valuation through QV, none of these upgrades are reflected in the CV.
My Local Perspective: Real Value Comes from Real Demand
I’ve personally seen homes in Twizel sell 20–30% above CV, not because the sellers priced too high, but because buyer demand, presentation, and timing all lined up to create strong competition.
And on the flip side, I’ve seen homes sit below CV where things like layout, location, or deferred maintenance were a factor.
Here’s what I always tell my clients: Every property has its own story. The CV is just one number, and it doesn’t tell the full tale.
Twizel Sales Snapshot – 2025 So Far
As of July 2025, here’s what the numbers are telling us (sourced from REINZ):
76 residential properties have sold
49 of those sold above CV, with the highest sale reaching 32% over
9 sold at CV
18 sold below CV
This clearly shows that using CVs as a benchmark for market value is inconsistent and potentially misleading. If you’re only willing to buy at CV, you may miss out on properties that are fairly priced for the value they offer and attract strong competition as a result
What You Should Be Looking At Instead
When I work with buyers, I focus on helping them understand:
What similar homes have sold for recently (known as comparables)
The condition, presentation, and unique features of the property
Buyer activity – how much interest the property is generating
Time on market and the wider trends in Twizel or the Mackenzie region
This context is incredibly important and often gives you more power and confidence as a buyer than any CV ever could.
Coralie’s Advice: Ask Questions, Not Just CVs
I always encourage buyers to dig a little deeper:
Ask why a property is priced the way it is
Look at what else is available at similar price points
Think about your goals are you after long-term value, low maintenance, or future-proofing?
If a home ticks the boxes that matter most to you, the CV becomes just one small piece of the puzzle.
If you’re seriously looking to buy in Twizel, let’s sit down and talk through what’s happening in today’s market, not last year’s. I can provide tailored, real-time insights based on experience, buyer trends, and comparable sales, not just what’s printed on a rates notice.
At the end of the day, buying or selling in Twizel is about more than just numbers it’s about lifestyle, timing, opportunity, and informed decisions.
Let’s find your next chapter, together.
Coralie Reid
Licensed Real Estate Salesperson
One Agency – Twizel
