The Valuer General of NSW is an independent statutory officer that sets and oversees the valuation of land in NSW. Valuation NSW manages and supports this valuation system.
Together, we work to provide fair and accurate land values in NSW.
You may be able to lodge an objection with us under land valuation legislation
Read through this page before submitting an objection through the online objection portal. Take note of any details and questions relevant to your situation. If you need further advice, contact us.
Who can object?
You can lodge an objection to a valuation with NSW Valuer General if you’re a:
- Landholder who received a Notice of Valuation, or
- Landholder who received a land tax assessment, or
- Person authorised to do so on the eligible landholder’s behalf.
In rare cases, you might be able to lodge an objection if the listed person on the Notice of Valuation does not own, lease, or occupy the land. To confirm you eligibility, call us on 1800 110 038.
Essentials to know before you get started
Before lodging an objection, you need to be aware that:
- You must lodge it within the required timeframe (see deadline below).
- This objection process is for people objecting to the stated land value only. Land value is the market value of the land only, without buildings or structures.
- If your land or property is jointly owned or leased let the other landholders know you're lodging an objection.
- If you're lodging an objection to more than one valuation, or more than one property you must lodge a separate objection for each land value or property.
- Objections made by a group petition are not accepted.
Reasons to lodge an objection
You may lodge an objection with NSW Valuer General if:
- you believe your land value has been incorrectly assessed, or
- you believe that the information shown on your Notice of Valuation or land tax assessment contains factual errors.
You may object if you believe that:
- Your land value is too high or too low.
- The area, dimensions, or description of the land are incorrect.
- The valuations are incorrectly apportioned.
- We should have valued the land separately.
- We should have valued lands that were split as one valuation.
- The person on the Notice of Valuation does not own, lease, or occupy the land (in this case, consider calling us first on 1800 110 038).
What is the deadline?
- You have 60 days to lodge an objection.
- The deadline is either:
- The objection closing date printed on your Notice of Valuation.
- 60 days from the issue date on your land tax assessment.
Late objections
We only accept late objections in very limited circumstances. See the Out-of-date objections Policy. If you lodge an objection after the 60-day period, you must tell us why your objection is late and provide evidence to support your objection. The Valuer General is not bound to accept an out-of-date objection.
How to complete the objection
Have you reviewed the background information above? Follow these steps to complete and submit your objection.
1
Review the essentials
- Register online to receive an information kit via email, which includes:
- an information brochure
- Your guide to the Valuer General’s review process
- a benchmark component report showing sales used during valuation
- a valuation sales report with sample sales from your area.
To do this you will need to register for an activation key You will receive this via email.
If you don’t have internet access, call us on 1800 110 038 to discuss your options. We may be able to send you the relevant form and information kit.
2
Collect supporting evidence
You'll need to provide evidence to back up your objection. Consult Your guide to the Valuer General’s review process to help you do this.
Without supporting evidence, your objection may be disallowed.
If you believe your land value is incorrect:
- State what you think the land value should be.
- Include three sales that support your contended land value.
- Specify the address, sales dates, and why these sales are comparable to your property.
- Focus on evidence relevant to the valuing year that demonstrate that your suggested land value is correct.
When you submit your objection below, you'll need to attach all your evidence. There’s no opportunity to provide more later.
3
Get your activation key and property number ready
You must lodge your objection online by using the objection portal.
To use the form you’ll need to:
- register for an activation key that will be emailed to you
- get your property number ready (your property number is on your Notice of Valuation, or you can find it through online searches).
4
Complete the form on the objection portal
To fill the online form on the objection portal
- Enter your activation key and property number, and select the valuing year from the drop-down list on the online form.
- Provide detailed reasons and supporting documentation for your objection, as recommended in the previous steps.
- Upload any supporting documents that substantiate your objection. Remember this is your only chance to submit evidence. You can't provide us with any evidence after submitting the objection.
- Use the Objection checklist (below) to make sure you've included everything.
Objection checklist
Before submitting anything, please check your form to make sure you haven’t missed:
- Completed a separate objection form for each property.
- Completed a separate objection form for each land value you are objecting to.
- Uploaded any extra supporting information with your objection.
- If your objection is outside the 60-day timeframe you have provided detailed reasons why its late.
- Completed the declaration form to confirm you are the owner or their authorised agent.
- Informed all other landholders that you are lodging an objection.
- After submission, keep the emailed copy along with any photos and reports for your records.
If you have any queries about the process or your objection, please contact us
Confirm your lodgement to submit your objection
5
We'll notify you when we've received it
When we receive your objection we will write to you to let you know we have received your objection. If we need more information, we will let you know in a separate letter.
You can contact us if you have any questions or concerns during the review process by calling 1800 110 038 or via our online enquiry form.
How we review the valuation
A different valuer will review the evidence and data
If you have asked us to review your land value, a valuer who did not make the original valuation will do the review.
During this process, they will:
- assess the supporting evidence you provide
- compare your land value to sale prices of similar properties to see if it is in line with market evidence.
They may also contact you to discuss your objection.
This comparison will include sales that are available during the review, which may mean they were not available when we originally valued your land.
Did you ask us to review your property information?
If you ask us to review your property information, we will review it and make changes as needed. We may contact you to discuss this.
If we change your property information, we will also check if this affects your land value. If it does, we will prepare a new valuation.
We'll give you a copy of the valuer’s objection report and preliminary recommendation
We'll provide you a copy of the valuer's objection report and preliminary recommendationt so you have time to respond (see next step - you have 21 days to respond).
We may review further for quality assurance
The majority of reviews are undertaken by contract valuers on our behalf.
For quality assurance, we may review valuation reports prior to writing to you with the contract valuer's recommendation.
The valuation report is reviewed to ensure fairness and compliance with the Valuation of Land Act 1916, case law and Valuer General policy.
Reviews for quality assurance will always be undertaken by a valuer who did not make the original valuation.
You have 21 days if you'd like to respond
Once you receive the report you have 21 days to provide a response if:
- there are any matters raised in your objection submission that haven’t been addressed, or
- if there is a substantive error of fact.
We will consider the information you provide before we finalise your objection.
If we don’t hear from you by the due date, we will make our final decision on the valuer’s preliminary report.
We'll notify you of the decision and outcome
We aim to write to you within 90 days to give you the outcome of your objection.
This is the objection determination letter.
We'll tell your council and Revenue NSW if we change your land value. They will adjust your rates and taxes if they need to.
What if you're still not satisfied?
Have you submitted an objection to a land valuation and received your outcome from the Valuer General?
If you're still not satisfied with the outcome of your objection, you can appeal to the Land and Environment Court of NSW.
See http://www.lec.justice.nsw.gov.au for more information.
You can also contact the court at:
GPO Box 3565, Sydney NSW 2001
Level 4, Windeyer Chambers
225 Macquarie Street
Sydney NSW 2000
You must lodge your appeal within 60 days of the date we issue your objection determination letter.
You can serve copies of class 3 applications on the Valuer General at:
valuation.court@dpie.nsw.gov.au
Valuation NSW
PO Box 745
Bathurst NSW 2795
9:00am – 5:00pm Monday to Friday