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Valuations

Council Rates

As part of the annual budget process, Council decides on the total Rates revenue it will need to deliver its works and services to its ratepayers and citizens.

As a ratepayer, your contribution to Council’s Rates revenue is a combination of two variables:

  • The valuation of your property (determined by the Valuer-General Victoria)
  • The rate in the dollar (determined by Council)

Valuations in Victoria

The Valuer-General Victoria is responsible for annual valuations of all property in Victoria for council rates, land tax and the fire services property levy.

The types of valuations used in Victoria are the Site Value (the value of the land only), the Capital Improved Value (the value of the land and all the improvements such as buildings) and the Net Annual Value.

Council uses the Capital Improved Value (CIV) for rating purposes. The CIV reflects the fair market value at 1 January each year.

Valuations on the Notice

The Valuer-General Victoria determines the valuation of all rateable properties as part of the annual general valuation. Each year, properties are revalued with a valuation date of 1 January. (The valuations shown on your Valuations & Rates Notice will be the valuation as at 1 January of the year of the Notice).

When the Valuer-General Victoria has completed the general valuation, it is provided to Council to calculate the Rates on each property.

Council does so by multiplying the CIV of the property by the rate in the dollar.

From year-to-year, your Rates will change because of changes to the CIV of your property and changes to the rate in the dollar.

Differential Rates

Council applies a different rate in the dollar (called Differential Rates) to separate classes of property. These property classes include residential use, farming use, commercial use, industrial use and vacant land use. Council sets the Differential Rates each year as part of its Budget process.

How valuations are made

Valuations are made by certified practising Valuers on behalf of the Valuer-General Victoria. Valuers must be qualified and have relevant experience.

The valuation principles and methodologies to be followed by Valuers are described in the Valuation Best Practice Specifications Guidelines.

They are available to download from the Valuer-General Victoria.

To make a valuation, Valuers collect and analyse data such as:

  • Property sale prices and rentals
  • Inspection records
  • Property title and land-use records
  • Planning permit/building permit records
  • Planning (zones and overlay) information

The information enables a level of value to be established and applied to each property within a group of properties that have similar characteristics.

Objecting to a Rating Valuation

If you disagree with the value of your property as shown on your Valuation & Rates Notice, then you may wish to submit an objection.

How to submit an objection

There are two options for submitting an objection, you may use the objection portal, or you may use an objection form. The two options are shown below. In both cases, your objection must:

  • be in writing
  • submitted within 2 months of the date of issue of the Notice
  • explain why you are objecting

Further information is available from the Valuer-General Victoria

Objections Portal

Your objection may be submitted electronically using the Objections Portal

Objection forms

Your objection may be submitted by completing an objection form and posting it to the postal address shown below or delivering it to one of the Council offices.

Downloadable objection forms

Objection form residential

Objection form rural

Objection form commercial/industrial

More Information

For more information, please speak to a Council staff member by contacting the Finance Department on 5348 2306.