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Home care, supported independent living and community access providers from Coomera down to Coolangatta and up into the hinterland, valued on the margin that remains once award wages, travel between clients and the cost of compliance are paid.
An NDIS or aged care provider on the Gold Coast is valued on the income approach. We restate earnings so that the owner's hours and the whole roster are costed at award rates, then capitalise them at a rate that reflects the sector's own risks: prices capped by regulation, exposure to award wage decisions, and reliance on a handful of participants.
Usually there is a transaction or an ownership change behind it: selling or buying a provider, a shareholder coming in or leaving, a family law property settlement through the Federal Circuit and Family Court's Brisbane registry, a new loan, or a restructure where the ATO expects market value. Consolidators are buying, so the owner of a supported independent living business in Nerang or Coomera can receive an offer out of the blue and need to know quickly whether it deserves a serious reply.
A less obvious reason is to test the margin honestly. A home care business serving retirees around Palm Beach and Robina, or a community access provider in Helensvale, earns the difference between the regulated price for each support and the award wage it pays. Once the owner's own weekend and overnight shifts are costed at award rates, some of these businesses turn out to be paying the owner a wage rather than a return. It is better to hear that from your own valuer than from a buyer's due diligence team.
A certified valuer will listen to your situation and answer any questions you may have, at no cost.
The Income Approach leads. Most income comes from rostered supports funded by plans or home care packages and delivered week in, week out, so buyers price these businesses on the earnings the roster can keep producing. We take the same view, provided the capitalisation rate shows the regulatory risk in the open rather than hiding it.
We switch to a discounted cash flow when a known change is coming: registration for a new group of supports, a specialist disability accommodation property in Pimpama still filling its rooms, or a pricing decision that will work through the roster over the coming year. A single capitalised year hides those effects; a forecast shows them.
The provider-specific premium is often the biggest component of the rate. It captures how thin the gap is between the price limit and the award wage, how much income depends on a few large plans, where the provider stands on audits and registration, and whether its compliance records are good enough for a buyer to rely on.
For most providers, though, the method is capitalisation of future maintainable earnings. We adjust reported profit for the owner's hours, a roster that complies with the award and the real cost of staying registered, then divide the result by a rate built from a risk-free base plus premiums for the market, the sector and the provider.
Sales of providers with a similar size, support mix and registration groups. There is evidence to work with, but a home care business in the southern beach suburbs and a supported independent living operator in the northern corridor have different cost bases and risks, so we match comparables carefully instead of averaging them.
This gives a floor, not the value. Vehicles, equipment and fit-out are restated at market, and any supported accommodation the provider owns or head-leases is valued as property in its own right, separate from the operating business.
Most disagreements about a provider's value start in the normalisation schedule, so we explain every adjustment and its reason in the main text of the report. For NDIS and aged care providers these come up again and again:
The Gold Coast is a long, narrow city, and that shapes how its care providers make money. Home care demand is strongest among retirees in the southern beach suburbs from Burleigh Heads to Coolangatta and in the lifestyle and retirement communities around Hope Island, Sanctuary Cove and Robina. Supported independent living and specialist disability accommodation are growing in the northern estates around Coomera, Pimpama and Helensvale and in suburbs such as Nerang, while hinterland clients on Tamborine Mountain and around Canungra add long drives to any roster. Where a provider's clients live has a direct effect on its travel costs and its margin.
That geography feeds into both the comparable set and the risk assessment. A provider whose clients all live within a few kilometres of each other in Coomera runs a very different cost base from one serving the same number of people strung out between the northern estates and the border, so we work from the roster as it actually runs, not an ideal version. Travel time is treated as a direct cost, and a provider that grew by accepting any plan anywhere on the coast usually has a thinner margin than its revenue suggests. Queensland adds its own layer: support workers need NDIS worker screening clearances administered by the state, and payroll tax under the Payroll Tax Act 1971 (Qld) and WorkCover Queensland premiums are significant costs in a business that is mostly wages.
The scheme is very large. At 31 March 2026, 774,456 participants across Australia had approved NDIS plans and 277,376 providers were active (Source: NDIA, NDIS Quarterly Report to disability ministers, March 2026 quarter). Over 2025 to 2026 the national count of health care and social assistance businesses grew 6.7 per cent to 227,702, and Queensland finished the year with a net 19,244 more actively trading businesses across all industries (Source: ABS, Counts of Australian Businesses, July 2022 to June 2026, released 18 August 2026). A scheme of that scale keeps buyers active, but it also means national pricing and compliance decisions, not local competition, remain the main risk for a Gold Coast provider.
The opening section sets out the purpose of the engagement, the standard of value, the valuation date and the information we relied on, with its limitations named. The report then works through each approach considered, the method chosen within it and every normalisation adjustment with its reason, and finishes by reconciling the results into a range, with the weighting explained in plain terms.
The reconciliation is what lets the opinion withstand questioning. If a court, a lender or an opposing expert asks why earnings were preferred, or why the conclusion sits at a particular point in the range, the answer is already on the page. Our reports follow APESB, APES 225 Valuation Services and are signed by a certified valuer who will explain and defend the conclusion in a family law matter before the Court's Brisbane registry, a shareholder dispute in the Supreme Court of Queensland, a claim in the District Court of Queensland at Southport, or an ATO review.
Ask which assumption a buyer's adviser would probe first, such as the margin under the price limit or the reliance on a few participants, and how it would be defended. A valuer who has not considered that is not finished.
An Indicative valuation fits an owner weighing an approach from a consolidator or deciding whether to test the market. It is for internal decision-making and is not written for third party reliance. A Summary report is the normal choice for a sale, a purchase or a bank loan. A Detailed report is needed for family law, disputes among shareholders and any matter where another expert will go over the work.
The use decides the depth. The more likely a court, the ATO, a lender or another expert is to examine the opinion, the fuller the report has to be.
For internal decision-making. Useful for testing an offer, setting an expectation before a negotiation, or deciding whether to go to market. It is not written for third party reliance.
Sets out the approaches applied, the normalisation adjustments made and the reasoning behind the conclusion. The usual choice for a sale, an ownership change or a finance application.
Applies and reconciles all relevant approaches in full. The level required where a court, the ATO, a lender or another expert will review the opinion.
Talk your situation through with a certified valuer before you commit to anything, at no cost.