Why and how we value land in NSW

Find out how we process land values, and why they're important in these information pages from Valuer General NSW.

decorative

Why we value land

Learn about how land values are used to determine land tax, council rates and more.

1:10

How does my land value affect my land tax?

Read transcript
Video transcript

How does my land value affect my land tax?

Every year, the Valuer General sends land values to Revenue NSW to help them calculate land tax.
The taxable value of land is determined on the average value of the land from the current year, and the previous two years, where applicable.
 
When a parcel of land is less than three years old, for example, through a subdivision, Revenue NSW only considers the years after it was created.
 
If you are liable for land tax, you will receive an Annual Assessment Notice from Revenue NSW which shows your land value and how much land tax you must pay.
Landowners can request an independent review of their land value by lodging an objection within 60 days from the date of issue of their notice.
 
For further information on land taxes, visit revenue.nsw.gov.au
For more information on land valuations visit valuergeneral.nsw.gov.au

Land values and land tax

1:12

How does my land value affect my council rates?

Read transcript
Video transcript

How does my land value affect my council rates?

The Valuer General provides land values to every council in NSW at least once every three years.
These values are used by each council to help them calculate council rates.
The Valuer General does not set rates for councils.
A council can choose the combination of rates, charges, fees, and pricing appropriate for their area and community.
 
Rates are generally calculated in two parts:
  1. A base charge, which is the same amount for every landowner in your local government area; 
  2. A variable charge known as Ad Valorem, which is your land value multiplied by a rate in the dollar set by councils.
If your land value increases, it doesn't necessarily mean your rates will rise.
Council rate increases are based on each council's rating structure and increase limits are set by the Independent Pricing and Regulatory Tribunal (IPART).
 
For further information on how your rates are set, contact your local council.

Land values and council rates

How we value land

Learn about the land valuation process and what it means for you and your land values.

1:14

How is my land value calculated?

Read transcript
Video transcript

How is my land value calculated?

Land value is the market value of your land only.
It does not include the value of buildings on your land or improvements made on the property.
To calculate land values, expert accredited property valuers look at recent property sales
and characteristics of the land such as:
  • its use, location, size,
  • shape, views, zoning and,
  • the surrounding neighbourhood.
Not every property is individually valued.
Most land values are made using a mass valuation system.
Whereby local properties that have similar features are grouped into what are known as components.
Land owners can request an independent review of their land value following the receipt of their notice of valuation by lodging an online objection within 60 days from the date of issue of their notice.
Further information on how to lodge an objection is included within the notice.
For more information, visit valuergeneral.nsw.gov.au

Related information

Valuer General

Land values in NSW

Services and tools for land valuation

Top of page