Property valuations

Your property is valued each year by the Victorian Government’s Valuer General. Your property value (CIV) is used to work out how much the rates of each property will be.

You can find out more about how property valuations affect your rates, and how rates are calculated, on our understand your rates page.

Why are properties valued?

We use the valuation of your property to fairly determine your rates and charges.

Redevelopment, subdivisions, and new homes and buildings increase the number of rateable properties in the municipality. With more rateable properties, the cost of services is shared by more properties, but in a growing municipality, more services are also required.

How often are properties valued?

By law, individual property valuations must be reviewed every year.

State legislation requires all properties within Victoria to be revalued on an annual basis. The Level of Value date for the 2023/24 rating period is 1 January 2023. This means that the valuations on your rate notice are reflective of the market data from 1 January 2022 until 1 January 2023.

Visit the State Government's valuation page for more information about valuations.

How are properties valued?

Qualified valuers analyse all sales that occur between revaluations to determine the new valuations. These are then applied to each individual property in Merri-bek.

The valuation of a property is based on:

• location
• site details (such as land classification, zoning, and land area)
• site influences (such as the shape of the site, topography, nearby uses, encumbrances, easements and multi frontages)
• the building/s on the site (such as size, age, condition, style, and construction type)
• the highest and best use of the site.

Three valuations are completed for each property:

• The Capital Improved Value (CIV) is the land value plus buildings and other improvements such as dwellings, fencing, sheds, pools etc.
• The Site Value is the unimproved value of the property (land only). This is used by the State Revenue Office to assess any land tax under the Land Tax Act 2005. For more information regarding land tax please visit State Revenue Office Victoria.
• The Net Annual Value is an indication of a property's net annual rent minus all legislated expenses to maintain that property(except council rates). By law, the Net Annual Value must be at least 5 per cent of the CIV.

Your rates are calculated based on your property's CIV.

Supplementary valuations

In certain circumstances, property valuations must be undertaken between general valuations. These are known as supplementary valuations and are required when properties are:

• physically changed (for example, when buildings are altered, erected or demolished)
• amalgamated
• subdivided
• rezoned
• portions are sold off.

We conduct supplementary valuations every month.

If a supplementary valuation is carried out on your property and the property value changes, you will be issued a letter advising of the amended rates and valuations.

Lodge a supplementary valuation enquiry using our online rates enquiry form.

Lodge a valuation objection

The objection period for the 2023-24 rating period is now closed.

The Valuer-General Victoria (VGV) is the sole valuation authority to conduct annual valuations of all land in Victoria for rating and taxation purposes. Council is no longer the valuation authority so whilst we facilitate the enquiry, the VGV and their contractors are now responsible for all valuations.

• How do I lodge an objection?

  You can lodge an objection at the state government's rating and valuations objection portal.

• How long do I have to lodge an objection?

  Valuation objections must be lodged within 2 months of the annual Valuation and Rates Notice being issued. This is outlined in the Valuation of Land Act 1960. Late objections will not be processed.

• When will I receive a notice of decision?

  Once the VGV receives your objection form, an acknowledgment email will be issued. A valuer will be in contact within 6 weeks from the date of issue on the acknowledgment letter to discuss your valuation objection. Under the Valuation of Land Act 1960, the Valuer General’s contract valuers will provide you with a reasonable opportunity to discuss the objection and provide a notice of decision within 4 months.

• Do I still have to pay my rates pending the outcome of my objection?

  Yes. All rates and charges that fall due must be paid by their respective due dates.

• What if I am not satisfied with the formal response?

  If a ratepayer is not satisfied with the decision of the valuer or the VGV they can appeal to the Victorian Civil and Administrative Tribunal (VCAT) for review.

• If my valuation is adjusted, will a new annual rates notice be issued?

  Yes. Once a ratepayer receives confirmation from the valuer of their new valuation, a new notice will be issued within 3 months.

  For rates enquiries please contact us on 9240 1111 or lodge an online enquiry (form at the bottom of the page).

Land Tax objections

Should you receive a Land Tax bill from the State Revenue Office and wish to object to the site value please contact the State Revenue Office directly on 13 21 61 or submit an objection online. You have 2 months from the issue date on your Land Tax notice to object to your Site Value.

Appealing the rates charged

Under the Local Government Act 1989, a ratepayer has the right to appeal their rates charge to the County Court in the following circumstances:

• The land in respect of which the rate was declared was not rateable land
• The rate charge was calculated incorrectly, or
• The person levied with the rate or charge was not liable to be rated.