To achieve sustainable economic development, the valuation of real property is increasingly important in investment appraisal. The precision of valuation results and investment appraisal is subject to a variety of potential influences. In most situations, several stakeholders argue on the value of properties valued by banks. Hence, this study assessed factors that affect mortgage valuation; the satisfaction of customers with mortgage lending value, and the application of real property as loan collateral in Bahir Dar city. Samples of banks were selected to investigate the practice of property valuation in the study area. Both purposive and systematic random sampling techniques were employed to undertake this study. The survey data was analyzed using descriptive statistics. The finding of the study revealed that lack of a clear and consistent valuation manual, the use of obsolete market data, inadequate level of professional competence and experience, the valuation method used, educational background of the valuers, lacks of training, and error happened during the process of valuing and inspecting properties are the major problems that cause valuation variation and inaccuracy. Among the bank customers who obtained loans from the sample banks by using their property as loan collateral, the majority of the customers, or 62.71%, were dissatisfied with the valuation result provided by the banks for their property. To resolve client claims, a uniform standard of valuation method and practice is recommended