Real estate appraisals with legal validity throughout the Republic
Certified appraisers registered with the SEP, INDAABIN, and SAT. Over 30 years of experience providing appraisal services to banks, federal agencies, notaries, and private individuals.
What is a real estate appraisal?
A real estate appraisal is a technical report made by a certified appraiser to determine the real value of a property — house, land, office or industrial building — based on physical, documentary and market analysis of the property.
What are real estate appraisals used for?
Real estate appraisals are fundamental in the real estate sector because they establish the fair value of a property. They are essential for buying and selling, mortgage loans, and financial transactions. In Mexico, only a certified appraiser with SEP certification can issue legally valid appraisals. If you are looking for specific information about residential properties, consult our guide on home appraisal.
At Anepsa we prepare them using a triangulated methodology (physical approach + market comparison + income capitalization), an auditable calculation report, and experts with current registrations with each agency.
What exactly is it for?
- Sell your property at the right price, without losing money or scaring away buyers.
- Obtain a mortgage loan with the best possible conditions.
- Resolve inheritances, divorces or corporate disputes without litigation over value.
- Comply with the requirements of the SAT, IMSS, INFONAVIT or courts.
- Insure your property for the actual replacement amount.
- Identify investment opportunities before the rest of the market.
What does your Anepsa appraisal include?
- Certified commercial value✓
- Georeferenced photographic report✓
- Architectural plan of the property✓
- Comparative market analysis✓
- Auditable calculation report✓
- Signature and ID of the appraiser✓
- Legal validity before authorities✓
Why is it important to carry out a real estate appraisal?
Beyond a number, a professional appraisal protects you legally, optimizes your investment, and opens financial doors that would otherwise remain closed.
Price certainty
Fair and accurate value based on objective data, with no surprises or overpayments.
Prevention of legal conflicts
Avoid disputes in inheritances, divorces and dissolutions with an impartial agreement on value.
Optimization of the selling price
Competitive price that avoids losses due to undervaluation and the inability to sell at an overprice.
Tax and accounting assessment
Essential for calculating taxes such as property tax and ISAI, and for reflecting assets in accounting books.
Investment advice
Clear vision of potential profitability and market risks before committing capital.
Insurance valuation
It guarantees adequate compensation for the actual replacement cost in case of loss.
Access to better credit conditions
A well-defined value facilitates approval and better mortgage financing conditions.
15 types of real estate appraisals we perform
Choose the one you need and find out exactly how it is made, how long it takes, and what documents it requires.
Commercial appraisal
The most popular. It determines the true market price for your property today. It's based on a triangulated methodology: physical analysis, market comparison, and income analysis.
It is requested by buyers, sellers, real estate advisors, and companies that need to reflect the fair value of an asset on the books.
Ideal for
- Private sale
- Negotiation with real estate advisor
- Accounting reflection of assets
- Contribution to society
Delivery time
- 5 business days / 48h express
Deed appraisal
Required by the notary public to calculate taxes, fees, and deed registration costs. It serves as the basis for the ISAI (Property Transfer Tax). Without it, the sale cannot be formalized before a notary.
Who requests it
- Notary public
- Buyer of the property
Documents
- Prior deed, property tax, identification
Tax guarantee appraisal
When you have a debt with the SAT, IMSS or INFONAVIT and you need to leave a property as collateral or as payment in kind, this valuation establishes the exact amount with which the property backs the debt.
Accepts
- SAT
- IMSS
- INFONAVIT
- State treasuries
Appraisal for FOVISSSTE and INFONAVIT loans
If you're going to use your home loan, this appraisal is mandatory: it determines how much the lender will lend you. We conduct it following official guidelines to avoid rejections.
Applicable to
- INFONAVIT traditional credit
- Cofinavit
- FOVISSSTE TuHogar Credit
- Infonavit support
Appraisal for insurance purposes
Unlike the commercial appraisal that determines the market selling price, The insurance appraisal determines How much would it cost to rebuild or replace the property? if a disaster were to destroy it.
The dominant criterion is the cost approachNew Replacement Value (NRV) or Depreciated Replacement Value (DRV), according to the policy conditions. Methodological basis: NMX-R-081-SCFI-2015.
regulatory framework
- NMX-R-081-SCFI-2015
- AMIS Criteria
- Policy conditions
By type of property
- House — VRN
- Industrial building — VRD
- Corporate building — VRN
- Hotel — VRN + facilities
- Historic building — specialized restoration
Delivery time
- 5 business days / 48h express
value opinion
A quick and affordable estimate using only a comparative market approach. It's not a formal appraisal, but it gives you a realistic range to help you decide whether to sell, hold, or renegotiate.
Use it when
- You haven't decided yet whether to sell
- You need a reference for the ad.
- Before applying for formal credit
Rental appraisal
Calculate the fair monthly rent based on location, features, and current rental market trends. Useful for both landlords and tenants renewing their leases.
Ideal for
- Houses and apartments
- Commercial premises
- Offices and warehouses
- Contract renewal
Appraisal of transfer of ownership
Define the value used to calculate local taxes for change of ownership (municipal ISAI). Each state has different rules, and our experts are familiar with them.
States with regulation
- CDMX
- State of Mexico
- Jalisco
- New Lion
Investment appraisal
Calculate the value from the investor's perspective: income generated, appreciation, operating costs, and return compared to other alternatives.
Metrics included
- Cap Rate
- Cash on Cash Return
- projected IRR
- Vacancy sensitivity
judicial appraisal
Requested by a judge to resolve disputes: contentious inheritances, divorces with marital property, partitions, seizures or expropriations.
Areas
- Civil
- Familiar
- Trade
- Administrative
Historical or heritage appraisal
For properties listed by INAH or INBA. Consider protected architectural elements, intervention restrictions, and symbolic value.
Typical cases
- Mansions in historic centers
- Listed buildings
- Estates
- Private monuments
Damage assessment
After a disaster—fire, flood, earthquake—calculate the true cost of repair or replacement. Support claims with insurance companies and civil lawsuits.
Coverage
- Structural damage
- Loss of content
- Lost profits
- Demolition and removal
Appraisal for expropriation
When a property is to be expropriated for reasons of public utility, determine the fair compensation for the owner.
Cases handled
- Federal highways
- CFE transmission lines
- PEMEX gas pipelines
- Urban projects
Environmental impact assessment
It incorporates environmental variables into the value: proximity to protected natural areas, hydrometeorological risks, contaminated soils, or land use restrictions.
Variables
- Environmental zoning
- Flood risk
- Soil quality
- Proximity to Protected Natural Areas
Appraisal for business restructuring
It is used in mergers, acquisitions, or asset reorganizations. Real estate is valued to determine its worth within the new corporate structure. It is also useful in real estate due diligence.
Applies to
- Fusions and acquisitions
- Spin-off of assets
- Holding company reorganization
- real estate due diligence
- IFRS/NIF Valuation
What properties can be valued?
From a studio bedroom to a 10,000 m² industrial warehouse. Filter by category.
Houses
Duplex Houses
Studies
Penthouses / Lofts
Cabins
Commercial premises
Offices
Hotels
Service stations
Industrial ships
wineries
Parking lots
Urban land
Rural lands
hospitals
schools
Sports facilities
Museums
Don't see your property type listed? Contact us — we appraise virtually any real estate.
Who can perform real estate appraisals in Mexico?
Not just anyone can issue a legally valid appraisal. Learn what the law says and why Anepsa's appraisers meet all the requirements.
Article 3 of the Regulations of the Federal Tax Code
Entities authorized to perform tax-valid appraisals:
- The Institute for Administration and Appraisal of National Assets (INDAABIN)
- Credit institutions (banks)
- Public brokers with current registration with the Ministry of Economy
- Certified valuation companies
- Professional appraisers with valid SEP certification
What does this mean for you?
An appraisal prepared by someone who does not meet these requirements It is not valid before the SAT, banks, notaries or courts, even though the document looks professional.
✓ Machinery and Equipment · SEP Certificate 6249160
✓ Business in Operation · SEP Certificate 6820894
✓ Mexico City Treasury · Registry V-0842-382
✓ INDAABIN · Expert No. 0089
Accepted by SHCP, SAT, IMSS, INDAABIN, PEMEX and SHF.
What aspects does the expert consider in your property?
The value of a property is not arbitrary. These are the factors we analyze on every inspection visit.
Physical characteristics of the property
- Age of the property
- m² of construction
- Total land area
- Quality and type of finishes
- State of conservation
- Electrical installation
- Hydraulic installation
- Gas installation
Location factors
- Type of land use
- Street lighting
- Drinking water
- Access to electricity
- Access to public transport
- Area security level
- Urban growth of the area
- Nearby amenities: shops, schools, parks
What is the process of a real estate appraisal?
No surprises, no fine print. Click on each step to see the details.
Application and quote
Contact us by phone, WhatsApp, or email. In less than 4 business hours, you'll receive a fixed price in writing and guaranteed delivery times. No hidden costs.
Document review
We receive your deed, property tax bill, and plans. If you're missing any documents, we'll help you obtain them. We verify that the property legally matches the information provided.
Physical inspection of the property
Our expert appraiser visits the property, takes measurements, photographs, and verifies its condition, installations, finishes, and surroundings. We'll coordinate a time that suits you.
Comparative market analysis
We compare your property against recent sales and rentals of similar properties in the same neighborhood and equivalent areas. We use our own and official databases.
Calculation of the value
We apply physical, comparative, and income capitalization approaches, depending on the type of appraisal. The final value is reconciled technically and documented step by step.
Delivery of the report
You receive the document signed by the appraiser, with current professional license and registration, ready to present to a bank, notary, court, or other authority. Available in both digital and physical formats.
How is a real estate appraisal done?
There are three internationally recognized approaches. At Anepsa, we triangulate them to obtain the most accurate and defensible value.
physical or direct approach
It is based on calculating the cost of building materials and installations for the property. It analyzes what it would cost to build or renovate the property under current market conditions.
Comparative market approach
It considers the value of similar properties in the same or equivalent areas. Recent sales of properties with similar characteristics are compared.
Income capitalization approach
Analyze the property's value based on the rental income it will generate. Compare it to similar rental properties in the area.
Regulations governing real estate appraisals in Mexico
In Mexico, there is no single mandatory standard for all appraisals. The applicable regulations depend on the purpose of the appraisal and the authority involved.
Private commercial appraisal
Basic methodological framework published in the Official Gazette of the Federation on April 19, 2016. Applies to the purchase, sale, investment and guarantees of any type of real estate.
Home mortgage loan
The Federal Mortgage Society establishes the methodology for properties subject to guaranteed loans: INFONAVIT, FOVISSSTE and private banks.
National assets and the public sector
Regulations governing operations with federal agencies, expropriations, leases, concessions, and the sale of federal real estate.
Federal tax effects
It regulates appraisals for tax purposes before the SAT (Mexican Tax Administration Service). The reports are valid for one year and must be prepared by authorized appraisers.
Advertising and sales to the consumer
It regulates commercial information and home purchase agreements. It requires that the cost of the appraisal be reported transparently.
Applicable standard according to the purpose of the appraisal
| Purpose of the appraisal | Applicable rule/institution |
|---|---|
| Private sale · investment · private guarantee | NMX-R-081-SCFI-2015 |
| Mortgage loan (INFONAVIT, FOVISSSTE, bank) | SHF Rules |
| Tax effects · deed registration · ISAI · property tax | RCFF Art. 3 + local legislation |
| National assets · public entities · expropriations | INDAABIN |
| Bank guarantee · financial regulation | CNBV + Single Circular + SHF |
| Trial · inheritance · divorce · litigation | Procedural code + authorized expert |
| Cadastre · Property tax · Local taxes | State and municipal legislation |
| Advertising · Home sales · Contracts | NOM-247-SE-2021 |
| Insurance · Replacement value · Sum insured | NMX-R-081 + AMIS criteria |
| REITs · Investment funds · Corporate reports | CNBV + financial regulation |
Note: Each opinion from Anepsa expressly indicates the rule that governs it and the purpose for which it was prepared, because each one responds to a different authority.
How much does a real estate appraisal cost?
Transparent pricing from the first contact. The final cost depends on the type of property, location, and urgency.
| Property type | Surface | Cost of Commercial Appraisal |
|---|---|---|
| House | 60 to 150 m² | $2,100 |
| House | 151 to 250 m² | $2,300 |
| House | 251 to 350 m² | $2,700 |
| House | 351 to 450 m² | $3,200 |
| House | 451 to 650 m² | $3,500 |
| House | 651 to 750 m² | $4,200 |
| House | 751 to 850 m² | $4,600 |
| Department | up to 50 m² | $2,100 |
| Department | 51 to 100 m² | $2,300 |
| Department | 101 to 150 m² | $2,600 |
| Department | 151 to 200 m² | $3,000 |
Reference rates in MXN before VAT. The final cost varies depending on location, property complexity, and delivery method (standard 5 days / express 48 hours). For land listings, please see our website. land appraisal And for apartments, our guide to appraisal of apartment.
Current Anepsa registrations and certifications
Each appraisal is signed by a certified appraiser with a valid professional license. These are the official records with the regulatory agencies in Mexico.
SEP — Real Estate
6673186
Professional license for real estate appraisals throughout the Republic.
SEP — Machinery and Equipment
6249160
Professional license for valuation of industrial fixed assets.
SEP — Business in Progress
6820894
Certificate for the valuation of companies and businesses in operation.
Mexico City Treasury
V-0842-382
Registration with the Treasury of Mexico City for tax and cadastral appraisals.
INDAABIN
Expert No. 0089
Registration with the Institute of Administration and Appraisal of National Assets for operations with federal agencies.
Appraisals accepted by: SHCP · SAT · IMSS · INDAABIN · PEMEX · SHF and the country's main banks.
Appraisals we have carried out
Recent appraisals from various states across the country. Each valuation is backed by triangulated methodology and the signature of a certified expert.
House
Tamuín, San Luis Potosí
Land
684.90 m²
Construction
85.50 m²
Market value estimation · Physical method
Determined value
$1,644,000 MN.
Single-family house
El Colli, Zapopan, Jalisco
Land
692.00 m²
Construction
587.50 m²
Buy · Sell
Determined value
$19,453,000 MN.
Hotel
Yautepec de Zaragoza, Morelos
Land
5,175.19 m²
Construction
1,071.90 m²
Internal decision-making
Determined value
$22,945,000 MN.
Why choose Anepsa?
Other firms give you a PDF. We give you a report that can withstand a bank audit, litigation, or a tax audit.
Institutional acceptance
Registered with INDAABIN, SAT, IMSS, INFONAVIT, FOVISSSTE and the main banks in the country.
Express delivery available
48-hour service for urgent cases. Without sacrificing methodology or legal support.
Real national coverage
4 company-owned branches and associated appraisers in all 32 states. No additional charges for travel.
Experts with valid license
Certified by SEP. Your appraisal is signed by the person who prepared it, not someone using a borrowed name.
Auditable methodology
Each figure is backed up with calculation memory, information source, and comparable references.
30+ years of experience
Supporting Mexican banks, federal agencies, companies, and families in their real estate decisions.
How do market conditions affect the value of your property?
The value of a property doesn't depend solely on its physical characteristics. These external factors also influence its current worth.
General economic situation
The state of the national and local economy influences the purchasing power of buyers. In a recession, prices tend to fall; in an economic boom, prices rise.
Mortgage interest rates
When interest rates rise, fewer people can access financing, which can freeze or reduce prices in the secondary market.
Real estate market trends
In areas with excess supply, prices fall; where demand exceeds supply, prices increase.
Legal and land use changes
New building or land use regulations can significantly increase or decrease the value of a property.
Social and demographic factors
Population growth or the arrival of new infrastructure makes an area more attractive and increases property values.
How long are real estate appraisals valid?
Generally 6 months, extendable up to 12 months provided that the property does not present significant physical modifications.
Questions we receive every day
Do you need a property appraisal?
Quote in less than 4 hours. Certified appraisers. Nationwide coverage.
