Property valuations and objections

The Valuer General Victoria (VGV) revalues your property every year. The value of your property determines your rates. Changes to your rates are based on your property value relative to the value of other properties in your area.

When property values are revalued, Council does not collect more in rates overall. Instead, the total amount is redistributed among property owners based on the new valuations. If your property value increases more than others, your share of the rates may go up. If it increases less, your share may go down. The total amount collected by Council remains the same.

We use property prices from 1 January 2026 to calculate rates for the 2026/2027 financial year.

There are 3 different valuations on your rate notice:

Site value: The land's market value

Capital improved value (CIV): The total value of the land plus buildings and other improvements

Net annual value (NAV): The value of a property's annual rental minus expenses. Expenses include land tax, building insurance and maintenance but does not include council rates. The net annual value must be at least 5% of the capital improved value.

Valuation changes

The average CIV increased by 2.9% in the 2026 General Valuation. These valuations were first used on 1 July 2026.

**Rate valuation changes**
Type or class of land	2025/26	2026/27	Change
Type or class of land	$’000	$’000	$’000	%
Residential	52,070,680	53,555,825	1,485,145	2.9%
Commercial	2,495,425	2,570,255	74,830	3.0%
Industrial	1,364,013	1,394,538	30,525	2.2%
Farming	3,071,765	3,191,000	119,235	3.9%
Recreational / Cultural	47,450	48,750	1,300	2.7%
Vacant sub-standard land	14,705	12,486	(2,219)	(15.1%)
Total value of land	59,064,038	60,772,854	1,708,816	2.9%

Supplementary valuations

We will conduct a supplementary valuation if there is a change to your property which results in a change to its value. These changes include:

construction of new buildings
additions to buildings
improvements such as farm sheds, swimming pools etc
subdivision or consolidation of land
realignment of property boundaries
change in land use.

Supplementary valuations are prepared each month to ensure our data is up to date and you are paying accurate and fair rates. You will receive a supplementary rate and valuation notice if your property has undergone any of these changes.

What if I don't agree with my valuation?

The Valuation Authority for Yarra Ranges Council is the Valuer General of Victoria (VGV). All valuations are completed by the VGV appointed valuation contractor.

Valuations used on your 2026/2027 rates notice were calculated based on market levels on 1 January 2026. Any changes in market levels since date will not be considered when evaluating any objection.

Lodge a formal objection

You can lodge a formal objection with the Valuation Authority (Valuer General of Victoria) within two months of the issue date of your Annual Valuation and Rate notice.

The timeframe to object to valuations provided in your 2026/2027 Annual Valuation and Rate Notice closes on 30 September 2026.

Lodge a formal objection

When can I make an objection?

Your next opportunity to object will be:

when you receive your 2026/2027 Annual Valuation and Rate Notice, to be issued in July 2026 OR
if you receive a subsequent Supplementary Valuation and Rate Notice during the 2026/2027 financial year, you can lodge a formal objection with the Valuation Authority (Valuer General of Victoria) within two months of the issue date on the Supplementary Valuation and Rate Notice

To object to a Supplementary Valuation and Rate Notice you have received, please visit Victoria Government's Rating Valuation Objections Portal.

What grounds can use to make an objection?

You can object on the following grounds:

that the value assigned is too high or too low
that the interests held by various persons in the land have not been correctly apportioned
that the apportionment of the valuation is not correct
that lands that should have been included in one valuation have been valued separately
that lands that should have been valued separately have been included in one valuation
that the person named in the notice of valuation, assessment notice or other document is not liable to be so named
that the area, dimensions or description of the land including the Australian Valuation Property Classification Code (AVPCC) allocated to the land are not correctly stated in the notice of valuation, assessment notice or other document.

What happens to my objection?

Once you have submitted your valuation objection, the Valuer General will seek confirmation from Council that your objection was submitted within the required statutory time frame. At this point Council will email you an update on the status of your objection.

The Valuer General's office has 4 months from the time you have lodged your objection to provide you with a response.

A valuer may wish to discuss your objection with you to make a decision.

You can appeal to VCAT or the Supreme Court if you are unhappy with the decision. Visit the VCAT Website for more information about lodging an appeal.