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What is a valuation?

In simple terms, a valuation is an assessment of the amount a property would sell for on a set date.

Council revalues all properties in the Shire every two years in accordance with Valuation Best Practice Principles determined by the State Valuer General.

Valuations that will appear on your rate notice are based on levels of value as of 1 January 2016.

How a valuation is determined

Values are determined by qualified valuers who gather and analyse a range of property information. To work out how much a property is worth, the council valuer starts by analysing the latest property sales and rental data to build a profile of value levels for different areas and types of properties. This information is then applied to individual properties throughout the municipality. Land size and location, house value, plus the added value of a garage, garden, driveway and other improvements are also taken into consideration.

Valuations | How they affect your rates

The capital improved value is used as the basis of rating for the new financial year, which commenced on 1 July 2016 A revaluation of properties does not mean extra rate revenue for Council. As part of its budget process, Council determines the amount of total revenue it requires to raise from rates. Property valuations are used as the basis for levying rates and therefore each property’s contribution to Council’s overall rate revenue is determined by its valuation. Rises in CPI, council spending on infrastructure and the cost of delivering services to residents are all factors considered when determining how much rate revenue needs to be collected. The Victorian State Government has also introduced a rate capping process which sets the maximum annual increase in rates. Council’s who wish to raise rates higher than “the cap” must follow a formal approval process.

Rates are redistributed according to shifts in property values that have occurred in different parts of the municipality. Some ratepayers may experience a change in their rates, depending on the type of property they own and where it is located. Changes in property values will vary across the municipality, and these will be reflected in each property’s rate bill.

The use of valuations for land tax

The State Revenue Office uses site valuations for the purpose of assessing land tax under the Land Tax Act 2005. The site value of land returned at Council's 2016 general valuation, which will appear on Council rate notices for 2016/2017 and 2017/2018, will be used for land tax in 2017 and 2018. Further information on the use of valuations for land tax can be found on the State Revenue Office website

What can I do? Objecting to a valuation

Any person aggrieved by the valuation of their property is entitled to lodge an objection within two months of issuing of the rates and valuation notice. For further information or objection forms, please contact Council’s Rates Department or go online to

Rates Department | Customer Service
111 Brown Street
Hamilton Vic 3300
Phone (03) 5573 0444

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