Real Estate Appraisals | Certified Experts
Certified appraisers. Over 30 years of experience supporting appraisals for 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
Learn what each one is for and who usually requests it.
| Type of appraisal | Why / who requests it | Key detail |
|---|---|---|
 Commercial | Purchase and sale, negotiation with advisor, accounting reflection, contribution to company | 5 business days / 48h express |
 deed | The notary public and the buyer request it | Deed, property tax, identification |
 tax guarantee | SAT, IMSS, INFONAVIT, state treasuries | Payment in kind / debt guarantee |
 FOVISSSTE / INFONAVIT | Traditional credit, Cofinavit, TuHogar, Infonavit support | Required to exercise the credit |
| insurance | Replacement value (RV/RV), not market value | NMX-R-081-SCFI-2015 |
 value opinion | Quick reference before selling or requesting credit | It is not a formal appraisal |
 Rents | Owners and tenants, contract renewal | Houses, shops, offices, warehouses |
 Transfer of ownership | Calculation of the municipal ISAI | Mexico City, State of Mexico, Jalisco, Nuevo León |
 Investment | Investor logic | Cap Rate, Cash on Cash, IRR |
 Judicial | Requested by judge | Civil, family, commercial, administrative |
 Historical / heritage | Properties listed by INAH/INBA | Mansions, estates, monuments |
 Damages | After a disaster | Claims against insurance companies |
 Expropriation | Public utility | Roads, CFE, PEMEX, urban projects |
 Environmental impact | Zoning, hydrometeorological risk | Proximity to protected natural areas, soil quality |
 Business restructuring | Mergers, acquisitions, due diligence | IFRS/NIF Valuation |
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?
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