Understanding Land Valuations and Council Rates

Published on 29 July 2026

With the release of updated land valuations by the NSW Valuer General earlier this year, and recent Rates notices being issued by Council, we would like to remind property owners that while land valuations play a role in calculating council rates, they are only one part of the equation.

Every three years, the NSW Valuer General provides councils with updated land values for all rateable properties. These valuations reflect the value of the land only, not the value of buildings or other improvements, and are based on market conditions as at 1 July in the valuing year. The NSW Valuer General is an independent statutory authority responsible for assessing land values across the state and providing those values to councils for rating purposes.

Many residents assume that an increase in land value will automatically result in a significant increase in council rates. However, land valuations are only one factor used to calculate rates.

Council does not simply apply a percentage increase based on an individual property's land valuation. Rates are determined using a combination of factors, including the total amount of revenue Council is permitted to raise, the category of the property and the relative land value of each property compared with others across the local government area.

Land values are used to help distribute the total rates burden fairly across all properties. This means that while one property's land value may have increased, it does not automatically result in a proportional increase in rates. In some cases, changes in the relative value of surrounding properties may have little or no impact on an individual property's rates.

If property owners believe the land valuation shown on their Notice of Valuation is incorrect, they should contact the NSW Valuer General directly. Council cannot amend land valuations, review valuations or assist with objections.

Residents wishing to object to their land valuation must lodge their objection with the Valuer General and provide appropriate supporting evidence, such as comparable land sales from around the valuation date.

For more information about land valuations, including how values are determined and how to lodge an objection, residents should visit the NSW Valuer General website or contact Value NSW on 1800 110 038.

For questions related to your rates, residents are encouraged to contact Council on (02) 6895 1900.