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Property Valuations

The State Government requires Councils to revalue all properties on 1 January of every year. The Valuation of Land Act 1960 and the Local Government Act 1989 provide the legislative framework under which the revaluation must be conducted.

These property valuations are undertaken annually by the Valuer-General Victoria (previously every two years by Council). This was first reflected on your 2019-2020 rates notice which was based on values as at 1 January 2019.

Councils do not get more or less money due to property prices increasing or decreasing. The revaluation simply re-apportions the amount that each ratepayer contributes.

The State Government appoints a "Valuer-General" whose role it is to assist Councils and to oversee and supervise the revaluation process. The Valuer-General has established performance and outcomes criteria to assist in achieving quality valuations and consistency in approach throughout the State.

The last revaluation was completed as at 1 January 2020 (the relevant date) and became effective for rating purposes on 1 July 2020. These are the values that appear on your rates and valuation notice for the 2020/2021 financial year.

There are three valuations shown on your notice, these are:

Site Value (SV)

The market value of the land only.

Capital Improved Value (CIV)

The total market value of the land, buildings and other improvements.

Net Annual Value (NAV)

The current value of a property’s net annual rental (gross rental minus all outgoings such as land tax, building insurance and maintenance costs but excluding Council rates). For residential properties, it is a mandatory 5% of all CIV and a minimum of 5% for all other properties.

Supplementary Valuations

A Supplementary Valuation may be carried out because properties change for a variety of reasons. It is important that their valuations be updated to reflect such things as subdivisions, buildings constructed, changed or demolished, rezoning, occupancies or new leases.

The Valuation of Land Act 1960 provides for a wide range of reasons for undertaking a supplementary valuation.

When determining the supplementary value, the Valuer must look at the property today and determine what its value would have been as at the relevant date (i.e. 1 January 2020). Therefore, the supplementary value will reflect the property’s value as at 1 January 2020, which may not necessarily reflect the market value today.

Valuation Objections

An owner and or occupier may object to the valuations shown on the annual rates and valuation notice. The objection must be lodged within two months from the date of issue of the rates and valuation notice.

Before lodging an objection, we encourage you to take the opportunity to discuss your concerns with a Valuer, as this assists the process and on many occasion answers the concerns you may have without the need to go to objection.

Please email and a Valuer will contact you to discuss your concerns. Alternatively, you may call Council on 9298 8000 and request a Valuer return your call.

The grounds for objection are:

  • that the value assigned is too high or too low;
  • that the interests held by various persons in the land have not been correctly apportioned;
  • that the apportionment of the valuation is not correct;
  • that lands that should have been included in one valuation have been valued separately;
  • that lands that should have been valued separately have been included in one valuation;
  • that the person named in the notice of valuation, assessment notice or other document is not liable to be so named;
  • that the area, dimensions or description of the land are not correctly stated in the notice or other document.

If you object to the valuation/s, then the objection must be in writing, providing the basis of the objection and including any evidence that supports your grounds for objection.

Property valuations are based on the sale prices and rental returns of similar properties. To successfully argue that a valuation is too high, you will need to demonstrate by sales and rents of comparable properties, that the valuation should be lower.

If you wish to object to the valuation shown on your rates notice, you can submit an objection online.

Submit objection online

Or download and lodge the objection form at the bottom of this page and return via email to

Objection Process

Council will send you an acknowledgement of receipt of your objection. A Valuer from the Valuer-General's Office will then contact you to discuss your concerns and organise a time by agreement to inspect your property. The Valuer will look at factors including sales of surrounding properties, property data and property condition. The Valuer will then review the revaluation and it may be altered up or down or be left at the original valuation.

You will be advised of the outcome in writing within two months of Council receiving the objection. Council will advise you in writing of any adjustment. A copy of the adjustment must then be provided to the Valuer-General who will either confirm or disallow the recommended adjustment. The Valuer-General has two months to advise all parties of the decision.

If the objector is not satisfied with the decision of the Valuer-General, or the two month period for the Valuer-General has expired, then the objector may refer the matter to the Victorian Civil Appeals Tribunal, or to treat the objection as an appeal that would then be heard by the Supreme Court.

For more information

Further information on the valuation process is available through the Victorian State Government at

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