Property valuation

Each year property revaluations are conducted, by the Valuer-General Victoria, across the City.

All properties within the City have been revalued as at 1 January 2021.

Revaluations are conducted by the Valuer-General Victoria and not by the City.  Properties can change value over time - this means that values applying to your property, whether residential or commercial, could be higher or lower.

We use the valuation (Capital Improved Value) of your property to determine how much your rates will be each year.

These Valuations are for rating and land tax purposes only and should not be used for any other reason.

Revaluation changes

Depending on real estate market trends, properties in some parts of the City increase in value at a greater rate than others.

The 2021 revaluation has shown that residential properties in the City have increased in value by an average 8.8 percent, compared to the previous 2020 revaluation.

Valuing you property

Valuations are carried out by Professional Valuers on behalf of the Valuer-General Victoria. Properties are assessed according to the Valuer-General Victoria's Victoria Best Practice Guidelines.

Valuation Best Practice provides a uniform approach to collecting property information, which we use to undertake valuations.

Visit the property and land tiles area of the Department of Environment, Land, Water and Planning for more information.

The effective date for all valuations across Victoria is 1 January 2021. This valuation will be used by the City from 1 July 2021 until 30 June 2022.


Professional valuers, from the Opteon Property Group, have completed both the current 2021, the 2020 level valuations and the 2019 level valuation. 

The valuations were conducted by the Valuers, contracted by the Valuer-General Victoria, the 2021 level values are in use for the 2021-2022 rating period. 

Valuation terminology

We list three different valuations on your rate notice:

  1. Site Value (SV) - land only value
  2. Capital Improved Value (CIV) - land value plus all property improvements such as house, fencing, landscaping, garages etc
  3. Net Annual Value (NAV) - a percentage of value of the CIV

We use the CIV in a formula to calculate your rates.

Valuations and your rates

It is very important to note that an increase in your property's value does not automatically result in an increase in rates.

Property valuations are only one of a number of factors used to determine rating levels. Other key factors include rises in the CPI, what we spend on infrastructure and the cost of delivering services to residents.

Individual ratepayers are likely to experience a change in their rates with both increases and decreases expected, depending on the type and location of properties.

Where property values have increased across the City, your rate bill will not necessarily change.

Properties with lower than average increases could expect to see a decrease in rates and those with higher than average increases are likely to see their rates bill rise.


Like all other municipalities across Victoria, the Valuer-General Victoria conducts rating valuations every year in line with State Government legislation, and in accordance with the Valuer-General Victoria's 'Best Practice' guidelines. The current values are as at 1 January 2021 and have been used for the 2021-2022  rating calculations.

The next revaluation is currently being conducted by the Opteon Property Group, on behalf of the Valuer-General Victoria.  This new revaluation, for the 2022 level, is due to take effect from 1 July 2022.

Please be aware that we cannot provide details of how your individual property value may be affected by the statewide revaluation until rate notices are issued in August/September.  Around this time, we will endeavor to provide you with information regarding the revaluation process through media advice.

This advice will be closer to the time of the valuation being utilised on your 2020-2021 rates notice.  The Valuation is based on a 1 January 2021 level of valuation.

Valuation dates

The valuation for all properties is utilised from 1 July 2021 with the valuation being set as at 1 January 2021 being in line with State legislation (Valuation of Land Act 1960).

This means that your property has been valued as near to market value, had it sold on 1 January 2021, as can be determined.  We have used this valuation to calculate your rates from 1 July 2021.

The next revaluation occurs on 1 July 2022 and is currently being undertaken.

Supplementary valuations

A supplementary valuation may be conducted, at any time during the rating period, when a property’s characteristics change. They are required when properties are:

  • physically changed - for example, when buildings are altered, erected or demolished;
  • amalgamated, subdivided, portions sold off, rezoned or are affected by road construction;
  • Property data correction, being the property information held needing correction to reflect the physical improvements located on the property.

Supplementary valuations bring the value of the affected property into line with the general valuation of the other properties within the municipality.

Values are assessed at the same date of the general valuation currently in use, that is 01 January 2021.

We organise regular supplementary valuations when required through the Valuer-General Victoria, normally on a monthly basis with accounts being issued, where applicable.

Valuation objections

Once you receive your rate notice in August/September and do not agree with your property valuation, you can contact us to discuss your concerns with our staff.

If after discussions you are still not in agreement with the valuation of you property, you can formally object online

An objection form is also available so that you can formally object in writing.  Legislation only allows formal lodgment of an objection within 2 months from the date of your rates notice.

Page last updated: Thursday, 26 August 2021