Property valuations

Why properties are valued

Your rates are calculated based on the value of your property. Property valuations allow Council to determine the rates and charges on individual properties.

It also gives property owners an opportunity to keep in touch with the current market value of their property.

Redevelopment, subdivisions and new homes and buildings increase the number of rateable properties in the municipality. With more rateable properties, the costs of services is shared by more properties paying rates.

How often are properties valued

State legislation requires all properties within Victoria to be revalued on an annual basis.

The average increase in property value across Moreland in 2018 is around 25 per cent. 

The 2018 revaluation bases property values as at 1 January 2018.

How properties are valued

Qualified valuers analyse all sales that occur between revaluations to determine levels of value. This is then applied to each individual property in Moreland.

The valuation of a property is based on:

  • its 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, its size, age, condition and style and construction type, and
  • the highest and best use of the site.

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 ie. 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. By law, the Net Annual Value must be at least 5 per cent of the Capital Improved Value.

Each property is allocated an Australian Valuation Property Classification Code (AVPCC). This code is married up with a land use classification which is used for Fire Levy calculation purposes. Properties with multiple uses are allocated the predominant/primary land use.

How are my rates calculated?

Moreland City Council uses Capital Improved Value (CIV) as its valuation base to calculate rates.

To work out your rates, we firstly need to add the total value of all properties in Moreland.

We then work out the balance of the total cost to provide all your services.

In 2018, the cost is $134,685,415. We divide this cost by the total value of properties, giving us the ‘rate in the dollar’.

This means that for every dollar of value of your property, you pay 0.0022004 cents in rates.

So, if your house has a capital improved value of $580,000, this year you will pay $1,276.23 in rates, excluding additional charges or arrears:

Capital improved value = $580,000 
Residential rate in the dollar = 0.0022004
580,000 x 0.0022004 = $1,276.23

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, or
  • portions are sold off.

Council conducts 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 form.

Objecting to a valuation

You can object to the valuation of a property within two months of the date of issue which is on your rates and valuation notice. This is outlined in the Valuation of Land Act 1960. The objection period for annual valuations is now closed.

When you object, the property valuation is reviewed and a decision made by Councils appointed Valuers.

Lodging an objection or appeal against a valuation assessment does not prevent rates from being paid. Any instalment that falls due must still be paid by the due date.

We are happy to discuss any concerns or queries you have about your property valuation.

Land Tax Objection

When you receive a Land Tax bill from the State Revenue Office (SRO) and wish to object to the Site Value (SV) please contact SRO directly on 13 21 61 or visit the State Revenue Office website to lodge an online Land Valuation Objection.

Appealing the rates charged

Under the Local Government Act 1989, a ratepayer has the right of appeal to the County Court if they are aggrieved by the rate, only 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.