Rating valuations

Overview

A valuation is an assessment of the market value of a property, at a specific date and in accordance with the Valuation of Lands Act 1960 legislation and the Valuation Best Practice Specifications.

The following information provides an understanding of what rating valuations represent, at what point in time they are determined by the Valuer, how the valuations are calculated and their purpose for rating within Local Government.

Valuation FAQs

When was my property valued?

Valuations are completed annually by an independent third party, the Valuer-General Victoria.

Current property valuations (CIV of each property), were determined on 1 January 2022.

Why doesn’t my valuation reflect the current market value?

It is important to understand that ‘Statutory Valuations’ are not the same as ‘Market Valuations’, which are done at the date of a valuation report or instruction. They also differ from ‘Mortgage Valuations’ (done for financial loaning and lending purposes) and ‘Appraisals’ (which are a Real Estate Agent’s opinion of value as a property's potential selling price, not a certified valuation by analysis).

Rating valuations are conducted annually by the Valuer-General Victoria on 1 January each year in accordance with the Local Government Act 2020. They do not do reflect market conditions after that date, so it’s important to be aware that the valuations do not move or roll with the current market conditions today.

Valuations determine the share of the overall council budget each property contributes via rates and differ from a bank or market valuation.

What can I do if I do not agree with the value on my rate notice?

Option 1: lodge a valuation enquiry 

We can assist with queries on property valuations by referring you to our external valuer.

See valuations enquiries for more information.

Lodge a valuation enquiry

Option 2: lodge a valuation objection

If you want to contest the rating valuations,you can use the below link to lodge an objection. See valuation objections for more information.

Lodge a valuation objection

What are Rating Valuations and what do they represent?

Rating Valuations, otherwise known as 'Statutory Valuations', reflect a "fair market value" established at 1 January every year (for example, 1 January 2021, 1 January 2022 and so on).

This “fair market value” reflects the value of the property, including all land and buildings at the valuation date (referred to as the 'Capital Improved Value').

Council use the Capital Improved Value (CIV) of a property as the basis for rating. See further information on Rates.

Per the Valuation of Land Act 1960, the definition of Capital Improved Value is;

Capital Improved Value means the sum which land, if it were held for an estate in fee simple unencumbered by any lease, mortgage or other charge, might be expected to realise at the time of valuation if offered for sale on any reasonable terms and conditions which a genuine seller might in ordinary circumstances be expected to require.

Accurate valuations of properties are a critical means of ensuring that property owners pay a fair share of rates.

The current Rating Valuations reflect the value established on 1 January 2022 (this date is also known as the valuation date or relevant date).

When does Kingston complete rating revaluations?

All Victorian Local Governments now undertake general valuations of all property every year. This is otherwise known as a revaluation.

The current levels of value reflect the 2022 Revaluation.

How long are the valuations effectively used for rating purposes?

The current rating valuations are in place for Council's rating purposes from 1 July 2021 to 30 June 2022.

When are the valuations determined?

The valuations have been determined at 1 January 2022, otherwise known as the level of value date or relevant date

Do the rating valuations represent fair market value in the open market today?

The Australia and New Zealand Valuation and Property Standards used by the Australian Property Institute (API), consider the definition of 'Market Value' as;

“The estimated amount for which an asset should exchange on the date of valuation between a willing buyer and a willing seller in an arms’ length transaction after proper marketing wherein the parties had each acted knowledgably, prudently and without compulsion”

The rating valuations are not reflective of market conditions post 1st January of every year nor do they reflect today's current market conditions.

Due to market movement from the valuation date, market conditions can vastly change. The valuations are established at a set date in time as directed by legislation, so it’s important to be aware that the valuations do not move or roll with the current market conditions today.

It is important to understand that 'Statutory Valuations' are not the same as a 'Market Valuations' (done at the date of the valuation report or instruction), 'Mortgage Valuations' (done for financial loaning and lending purposes) or 'Appraisals' (a Real Estate Agents opinion of value, which is not a qualified or certified valuation by analysis).

How are the valuations determined?

All valuations are undertaken on a $/m2 basis, by the Contract Valuer with the analysis of sales (received by Council) and market evidence (external to Council) considered throughout each year leading into a revaluation.

The valuations are based on sales analysis (properties which have sold), market movements and recent sales trends leading to the valuation date. Properties sold, comparable in nature to others for size of land, age, the condition and style of buildings are analysed to assist the Valuer in applying levels of value across categories of property.

It is important to understand Statutory Valuations are not undertaken by application of CPI or percentages across the market. Average property sales statistics or increases, fixed averages or medians are not applied to the valuations.

All statutory valuations are determined in line with legislation including the Valuation of Land Act 1960Local Government Act 2020 and Valuation Best Practice Specification Guidelines.

What is the importance of the rate notice issue date to me?

As advised on the back of the Rates and Valuations Notice, Ratepayers have a two month period from the Notice Issue Date in which to object to the valuation prescribed from the rating authority.

Valuation enquiries

We can assist with queries on property valuations by referring you to our external valuer.

You can lodge your enquiry:

  • by completing the valuation enquiry form online.
  • in writing on PO Box 1000, Mentone 3194 or
  • visit our Customer Care counter at 1230 Nepean Highway, Cheltenham during business hours 8:30am - 5:00pm Monday to Friday (excluding public holidays) to submit your written enquiry in person.

Please ensure that you provide as much detail as you can in order to assist our Contract Valuers in advising you if you need to lodge a formal objection with the Valuer General Victoria (VGV) via the objection portal.

Upon receipt of your enquiry, Council will forward it to the Valuers who are contracted by the Valuer General of Victoria for Kingston.

Please note: Valuation enquires must be initiated within two months from the issue date of the rates notices to be considered by Valuer.

Valuation enquires can take up to one month to be processed from the date they’re received by the Valuer.

Valuation enquiries can’t be taken over the phone or in person and must be in writing

Lodge a valuation enquiry

Valuation objections

The Valuer-General is the responsible valuation authority for most municipalities within Victoria. If you disagree with the value of your property listed on your Council rate notice you can lodge an objection.

An objection must be in writing and directed to the relevant rating authority within two months of the issued date of rates notice. It should state the value of your property, the grounds on which you are objecting and any reasoning as to why you disagree with the valuation.

If you do not believe that registering your enquiry will assist you, you may wish to lodge of a formal objection to the Valuer General of Victoria. Objections to a valuation shown on your council valuation and rate notice can be lodged electronically with the objections portal.

Read more about your options at the Lands Victoria Objection to a rating valuation page. Objections can also be directly submitted to the Valuer General of Victoria via the Valuation Objection Portal.

Before proceeding with the online objection, please ensure you have your rates notice and any supporting documentation available for input into the portal.

Please note: Valuation objections must be initiated within two months from the issue date of the rates notices to be considered by the Valuer.

In the event that you want to object a valuation after initially sending a query, you can do so as long as the original query was made within the two months from the issue date of the rates notices.

Valuation objections can’t be taken over the phone or in person and must be made online using the link below.

A Valuation objection can take several months to be completed, the external Valuer will keep you informed of the progress of your objection.

Object to a rating valuation

Supplementary valuations

Supplementary valuations happen when a change to the property affect the value.

Some circumstances that may trigger a supplementary valuation are:

  • objection to a previous valuation
  • demolition of a building(s) on the land
  • construction of a new building(s) on the land
  • extension to or renovation of existing building(s)
  • subdivision or consolidation of the land
  • correction of arithmetical errors when the valuation was initially calculated
  • other improvements to the land such as out buildings, swimming pools etc
  • alterations to the zoning of the land
  • change in the land’s usage or occupancy
  • realignment of the properties boundary
  • property becomes rateable.

The property will be inspected along with all relevant planning and building permits to determine the new value, with the new valuation reflecting the value of your property.

Council rates are then calculated on the Capital Improved Value of your property.

A supplementary notice reflects the valuation changes and replaces any previous rate notice for that financial year.

After a supplementary valuation, the owner/ratepayer will be issued with a Supplementary Rate and Valuation Notice, this notice shows the new/adjusted valuations for the property.

The Supplementary Rate and Valuation Notice will also include any adjustments to the rates and charges affected by the supplementary valuation.

Supplementary valuations FAQs

When is a supplementary valuation effective for rating purposes?

The rating effective date of the valuation is deemed to be after the works have officially completed. Certificates (such as final inspection, occupancy permits or demolition permits) are issued by the relevant building or land surveyors, these are lodged with Council as the authority of the works undertaken.

The information is then referred through Council to the Valuers who will inspect the properties and make change to a valuation where necessary or if required.

Further information may be obtained from Councils Rates Department on 1300 653 356

Why have I received a supplementary rates notice?

The new Rates notice, and valuation has occurred because Council has been notified that there has been a change to your property.

In certain circumstances under the Valuation of Land Act 1960 valuations may be performed between general valuations. These are known as supplementary valuations. They are required when properties are:

  • Physically changed - for example, when buildings are altered, erected or demolished; OR
  • Amalgamated, subdivided, portions sold off, rezoned or are affected by road construction.

Values are assessed at the prescribed date of the general valuation currently in use.

Supplementary valuations are made when required, usually on a regular basis, such as quarterly or monthly. Council will send out a Supplementary Valuation Notice through the Rates Department, which will state the revised valuations and subsequent rate adjustments.

Why has the valuation changed on my property?

Certificates, such as final inspection, occupancy permits or completion of demolition certificate, are issued by the relevant building or land surveyors, these are lodged with Council as the authority of the works undertaken.

The information is then referred through Council to the Valuers who will inspect the properties and make a change to a valuation.

The change in valuation may be because of one of the following reasons:

  • Construction of a new dwelling(s) or building
  • Alteration / Renovation to existing dwelling or building
  • Demolition of existing dwelling or building
  • Consolidation of land
  • Subdivision / Rezoning of land or existing property
  • Reapportionment of land value
  • You submitted a formal objection to your valuation on your Annual Rates notice

Who is responsible for determining the new valuations?

The valuation is provided by the Valuer General and their Valuer as they are the Official Authority who provided Council with this information.

Council is not the Authorised Official Authority in respect to the valuations for properties within Victoria.

If you’d like to query your valuation, we recommend getting in touch with Council’s Contracted Valuer. You can lodge your enquiry by completing the Valuation Enquiry Form online.

What is the date set for the new supplementary valuation?

The effective date of the valuation is deemed to be after the works have officially completed. Certificates (e.g. final inspection, occupancy permits or demolition certificate) are issued by the relevant building or land surveyors and lodged with Council as confirmation of the works being undertaken.

Council will then refer the information to the Valuers who will inspect the properties and make change to a valuation where appropriate

Has the effective valuation been back dated?

No, the date is set by the Valuer General and their appointed Valuer.

The effective date of the valuation is deemed to be after the works have officially completed. Certificates (e.g. final inspection, occupancy permits or demolition permits) are issued by the relevant building or land surveyors, and lodged with Council as confirmation of the works being undertaken.

Can I enquire about my property and valuation?

Yes, you can lodge a Valuation enquiry with our contracted Valuer by completing the Valuation Enquiry Form online.

I have made payments on my rates on my Annual rates notice so what happens to those payments?

Additional payments towards your rates will remain in credit if the assessment is to remain. If a new assessment number(s) is/are created for a property, those credit funds will be apportioned over to your new assessment(s).

If you have an enquiry about the apportionment of your rates you can contact a Senior Rates officer by calling our Customer Care team on 1300 653 356, Monday to Friday, from 8.30am to 5pm (excluding Public Holidays). Alternatively, feel free to send us an email at info@kingston.vic.gov.au.

I have demolished my house. How soon can I get a reduction in my rates? How long does the process take?

The processing time is dependent on the time of year, as supplementary valuations are not processed between April to June of each year due to budget consultations taking place. This means all supplementary valuations during this time be held until the next rating period. For a standard supplementary valuations the processing time is approximately three months.

I have received my supplementary rates notice. Does this supersede my annual rates notice?

The Supplementary notice replaces the annual notice, and the balance on the Supplementary notice will now reflect the amount outstanding for the assessment. In the case of a subdivision, the original rates outstanding will be apportioned across the new assessments.

I built a new dwelling on my site and they are now sold. Why are the rates notices still in my name?

Supplementary notices are issued at the time of their revaluation and are addressed to the property owner that’s listed on Councils records at the time.

Should a property transaction take place during the supplementary notice process, the notice will not reflect the new owner. If a settlement and notice of acquisition has been processed before the supplementary process, the new purchaser will be reflected on the notice.

If you need any further assistance with valuations, please feel free to contact our Customer Care team on 1300 653 356, Monday to Friday from 8.30am to 5pm (excluding Public Holidays).

Differential rates

As part of Kingston’s rating and revenue strategy we use rating differentials to rate land with different rating characteristics.

Your rate is then charged based on the type of property you own. The rate level is determined so that all land users contribute equitably to the cost to carry out Council's necessary functions in the upkeep and servicing of that land type.

Our differential rate categories are:

Agricultural land

Agricultural Land is land that is used for farming, grazing, or cultivating purposes, with an area of two hectares or more, and is located outside the Urban Growth Boundary.

Extractive and landfill land

Extractive Land is land located outside the Urban Growth Boundary that:

  • is used for the extraction of natural resources
  • was previously used for the extraction of natural resources and is not filled
  • is used as an EPA licensed landfill
  • is used as a resource recovery centre, recycling depot or transfer station

General land

General Land including residential, commercial, industrial and open space uses, which is not classified agricultural, extractive or retirement village land. 

Retirement village land

Is defined by the Retirement Village Act and land that is used for the provision of retirement homes and villages.

Residential heritage land

Land contained in a heritage overlay of the Kingston Planning Scheme, identified as having heritage significance at a local or state level. See our Heritage and Planning page for more information.

For more details information on our differential rates please view our Rating and Revenue plan(PDF, 580KB) and our Annual Budget(PDF, 2MB)