Notice of Valuation FAQs

I/we have just received a Notice of Valuation. Is this an account I have to pay?

No, this is a Notice of Valuation, advising you of the latest land value that will be used by your local council for rating purposes. The Notice of Valuation is issued free of charge.

Why did I/we receive a Notice of Valuation?

The Valuer General provides valuations, cyclically to the State's Local government authorities, on average every three (3) years. Property owners and lessees are issued with a Notice of Valuation informing them of the new property valuation. Notices of Valuation are issued each time a new valuation is made for local government rating purposes.

What information is supplied by the Valuer General on the Notice of Valuation?

The Notice of Valuation provides the following information on the front of the form:

Owners and posting address, the property address and property description details recorded on the Register of Land Values
The land valuation
The date of the valuation
The last day you can lodge an objection to the valuation
Contact details for valuation enquiries

and on the back of the form you will find:

General information about objections and inquiries
Information about the Office of State Revenue and land tax

What do I do when information on the Notice of Valuation is not correct?

You will need to contact Land Property Information on 1800 110038, or write to:

The Valuer General
Land and Property Management Authority
GPO Box 15
Sydney NSW 2001

You must :

state the Valuation District and Property Number shown on the top of Notice, the Description of Land and the Valuing Year (or you may return a copy of the front of the Notice);
state the information that you believe to be incorrect (eg ownership, addresses, etc); and
provide the correct information.

Why did my land value change?

In most instances it has been three (3) years since the property was last valued for local government rating purposes. New valuations are determined in accordance with the property market as existing at 1 July of the Valuing year and reflect changes in the property market since the previous valuation.

What effect will the new valuation have on my council rates?

It should not be assumed that the percentage by which the valuation has changed will be the same as the change in the property's rates. Contact your local council should you require information on council's rating policy.

How is my land valued?

In making a valuation, a qualified independant valuer considers a number of factors including:

surrounding developments
size and shape of the land
street frontage
recent local sales of land similar to yours
recent sales of improved property where necessary
nearby developments
views and outlook
public amenities
location of your land
planning and development controls and constraints on use, such as heritage restrictions.

To keep valuations consistent, properties are valued as at 1 July in the year the valuations are made.

What criteria was used to determine land value?

Sales of vacant and improved properties of a similar type and zoning are analysed with adjustments for location, shape, surrounding development, physical quality of the land, size, street frontage, views, water frontage, date of sale (in relation to the valuing year).

Was my land inspected as part of the valuation?

Inspections of various sites are undertaken as part of the sales analysis and valuation program.

My property is of heritage significance, was this considered when valuing the property?

Properties with a heritage significance are recognised under two (2) distinct acts for rating and taxing purposes.

Heritage properties are recognised under the Heritage Act 1977 by a listing on the State Heritage Register. A 'heritage value', determined under the provisions of sections 124 and 125 Heritage Act 1977, is used for council rating and land tax purposes. If your property is listed on State Heritage Register and a heritage value has been determined, it should be listed on your Notice of Valuation under Valuation Details.

If the Valuer General has determined that land is heritage restricted within a planning instrument such as a local or regional environmental plan, section 14G of the Valuation of Land Act 1916 applies. The NSW Heritage Office holds the State Heritage Inventory at www.heritage.nsw.gov.au that contains information on heritage restricted properties. Landowners may also apply to the Valuer General at GPO Box 15, Sydney 2001, to make a determination as to whether a particular parcel of land is heritage restricted.

Section 14G of the Valuation of Land Act 1916 provides that land, which is heritage restricted must be valued on the following assumptions:
(a) that the land may be used only for the purpose for which the land was used when the value was determined,
(b) all improvements on the land when the value is determined may be "continued and maintained" in order that the use may be continued, and
(c) that no other improvements, other than those existing at the date at which the value is determined may be made to or on that land.

If your property has been determined 'heritage restricted' it will be noted on the bottom of your Notice of Valuation.

If your Notice of Valuation does not show it is of heritage significance and you believe it is, you may lodge an objection to the land value or put the details in writing so that the particular heritage matters can be considered, alternatively you may wish to speak to a valuer by calling our toll free number 1800 110 038.

Have the various physical features of the land and its surrounding area been taken into account in my valuation?

Yes, valuations are determined by independant contract valuers expert in the local area.

What are the grounds for lodging an objection?

Grounds of objection can be found in section 34 of the Valuation of Land Act 1916. A brief summary follows:

that the values assigned are too high or too low;
that the area, dimensions or description of the land or stratum are not correctly stated;
that the interests held by various persons in the land or stratum have not been correctly apportioned;
that the apportionment of the valuations is not correct;
that lands or stratum which should be included in one valuation have been valued separately;
that lands or stratum which should be valued separately have been included in one valuation; and
that the person named in the notice is not the lessee or owner of the land or stratum.

When lodging an objection you must supply evidence to support your objection.

How long do I have to lodge an objection?

An objection must be lodged with the Valuer General, in not later than 60 days after the date of service of the Notice of Valuation. The objection time period is shown on the Notice as the last date to object. Objection forms are available on this website as well as LPMA offices and some local councils.

Should the question be raised of an objection outside the time limit, then this objection would be subject to the discretion of the Valuer General.

Does the Valuer General issue Notices of Valuation for annual land tax values?

No, the landowner of a land tax liable property is notified of the land tax land value on the Notice of Assessment for land tax issued by the Office of State Revenue.

Am I liable for land tax?

Contact the Office of State Revenue 1300 139 816 (within NSW) or T: 02 9685 2155 or http://www.osr.nsw.gov.au/