About land valuations in Queensland Guide

• Our methods for calculating land value

  Mass appraisal method

  We value land using a mass appraisal approach which assesses values for many properties at a common date to ensure values are fair and consistent. To achieve this, we monitor the property market, and record and analyse property sales.

  Our valuers may contact the buyer or seller to determine if a sale was genuine, or to get a better understanding of the circumstances of a sale.

  We prefer to use sales of vacant or lightly improved properties to assess land values. If there are improvements on the land (e.g., a house, fences, other structures), our valuers don’t include those in their assessment.

  Specific methodologies

  We value land using one of two methodologies:

  • unimproved value methodology for land that’s zoned as rural land
  • site value methodology for all other land, including rural-residential land and land that’s not zoned under a planning scheme.

  Find out more about how we value rural and non-rural land.

  Example

  Our valuers are reviewing land values for Brisbane City Council. To value the properties on a particular street, they’ll look at sales records for vacant or lightly improved properties of similar size in comparable areas, with similar elevation, aspect, flood risk, access to services, proximity to infrastructure and urban centres (as well as many other factors).

  Several of the houses on the street have recently been renovated. However, our valuers don’t take this into account—as they are only valuing the land.

  Units and duplexes (land valuations for a body corporate)

  We don’t value units or duplexes separately. Instead, we value the land as a whole as if it were owned by a single owner and issue a valuation to the body corporate.

  What we consider when valuing land

  Our experienced team of valuers will:

  • research the property market and sales trends for different land categories
  • consider the land’s present use and zoning related to relevant planning schemes
  • account for the land’s physical attributes, for example:
    • shape, size, topography, elevation, views
    • erosion, flooding and damage
    • weeds, pests, carrying capacity and country classification
    • access to water and services, as well as access to the land itself
    • any mining operations present
  • allow for potential or actual constraints to how the land is used due to:
    • development or town planning restrictions
    • encumbrances including easements, covenants or caveats
    • presence of transmission lines, sewerage or stormwater drains, or inspection caps
    • heritage status
    • contaminated land status
    • vegetation protection orders or other legislation
  • inspect vacant properties that have recently been sold to verify the condition of the property
  • interview buyers and sellers to make sure they’re aware of any circumstances surrounding the sale.

  Our valuers don’t account for any existing lease agreements, development approvals or infrastructure credits when valuing land. Sales between family members aren’t assessed as part of the data that influences land values.

  All valuations go through a quality assurance and review process to make sure they’re accurate in accordance with the Land Valuation Act 2010.

  Example

  A few years ago, Abby bought her house in Rockhampton on a 2 hectare block for $270,000. She knows that her house has increased in value and is worth a lot more today. She’s done some work on her garden, planting fruit trees and landscaping the front yard. She’s also had the house restumped to make it structurally sound.

  This year, she received her land valuation and noticed that her land value had increased from $135,000 to $170,000.

  The value of Abby’s land isn’t based on any individual improvement she’s made to her home. Instead, it has been affected by rising residential land prices in her area.

  Combining and separating lots

  The Valuer-General may declare part of a lot as a separate parcel of land. In this case, a separate valuation will be issued for that part of the land.

  Under certain circumstances, parcels of land must be amalgamated. This is possible when the land:

  • has the same owner
  • shares a common boundary (unless all the lots are used for farming)
  • is used for the same purpose
  • is in the same local government area
  • has only 1 dwelling on the lots.

  In these cases, you’ll receive 1 single valuation and 1 local government rates notice.

  Contact your local business centre if you think your land parcels meet the requirements to be amalgamated.

  Technical valuation guidelines

  To make sure we’re transparent about how land is valued, we’ve developed technical valuation guidelines so professionals can keep pace with changes in the property market, and understand the link between legislation and practical application.

  • Definitions of lot and parcel for statutory valuation (PDF, 400.4 KB) (PDF, 400.4 KB)
  • Agreement for lease in statutory land valuation (PDF, 262.9 KB) (PDF, 262.9 KB)
  • Statutory valuation of contaminated land (PDF, 405.3 KB) (PDF, 405.3 KB)
  • Statutory valuation of heritage properties (PDF, 387.9 KB) (PDF, 387.9 KB)
  • Statutory valuation of volumetric lots (PDF, 282.1 KB) (PDF, 282.1 KB)

  I don’t agree with my valuation

  If you don’t think your valuation is right and have evidence, you can make an objection within 60 days of your notice’s issue date.

  If we valued your land as non-rural when you think it should be rural land, you can make a rural land application.

  If natural events have caused your land to be permanently damaged, and you meet the requirements under the Land Valuation Act 2010 you can apply for a change in land valuation within 6 months of the damage occurring.

  Show transcript

  Each year, the Valuer-General reviews land values in selected local government areas around the state. These land values are just one of the many factors used to calculate local government rates, as well as state land tax and state land rental for leasehold land.

  Queensland’s annual land valuations also provide valuable information about the property market, and allow you to monitor the movement in the value of your land. Our valuers research the property market, examine trends and sales information, inspect recently sold vacant or lightly improved properties, and consider the land’s present use and zoning, physical features and other land-use constraints.

  The way we calculate land value depends on how the land is zoned. For most land zoned as rural, we determine the unimproved value. Unimproved value is the value of the land without any improvements, such as houses, fences, clearing, levelling or earthworks. It’s the value of the land in an unimproved state.

  
  For non-rural land, including rural-residential and some rural land, we determine the site value. Site value is different to unimproved value, as it takes into account the value of improvements that prepare the land for development, such as filling, clearing and drainage works.

  The value of structural improvements, such as houses, buildings and fences, are not considered when valuing the land.

  Remember, it’s a valuation of the land only—not the value of your house or other structural improvements. Rather than waiting for your land valuation notice to arrive in the mail. Go online to Find your land valuation.

  You can also sign up to receive it by email. It’s quick and easy—visit our website and sign up today.

  Watch

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• Valuing rural vs non-rural land

  Land is valued land depending on whether the land is zoned as:

  • rural land, undisturbed and in its natural condition – this is valued using unimproved value
  • non-rural land (urban land, rural-residential land, land that’s not zoned) – this is valued using site value.

  Eligibility for rural land

  An owner of land may apply for the land to be declared rural for statutory land valuation purposes if both these criteria are met:

  • at least 95 per cent of land in the state is used for the same purposes as other land zoned rural
  • the land’s zoning as non-rural makes a material difference of at least 30 per cent to the statutory valuation of the land, if it were valued as rural.

  Unimproved land (including farmland)

  All rural land is valued as unimproved land. This land is valued as if it’s in its natural, undisturbed state, without any structural or land improvements. The valuation considers surrounding infrastructure and the value of similar rural sales and their respective potential.

  Farming land may be eligible for a concessional valuation if it meets the eligibility criteria. A concessional valuation reflects the value of the land based on its farming production.

  Non-rural land (including residential, commercial and industrial land)

  We use site value to determine the value of urban land (including rural residential land).

  Our valuers prefer to use vacant land sales to determine site value, if possible. If there are improvements on the land (a house, fences, other structures), our valuers don’t include those in their assessment of the property value.

  Undertaking site improvements

  If you make improvements to your land, you may be able to deduct the added value of certain improvements from your valuation. This may decrease your rates or land tax. If you’ve made and paid for any eligible site improvements within the past 12 years, you may be eligible for a deduction.

  Site improvements can include things like:

  • clearing vegetation and removing stones from the land
  • improving soil fertility or structure
  • managing or remediating contamination (if the land was contaminated land as defined under the Environmental Protection Act 1994)
  • filling, grading or levelling the land to restore or rehabilitate
  • reclaiming land through draining, filling or installing retaining walls
  • underground drainage.

  Site value does not include:

  • structural improvements like buildings, houses, sheds, fencing, dams, landscaping
  • gardening or beautification through pruning or removing trees
  • excavations or pools, spas, ponds, underground car parks or building foundations
  • irrigation or conservation works
  • services like water and sewerage, and the associated pipes and excavation.

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• Your valuation notice

  There are 4 types of valuation notices:

  • Land valuation notices
  • Freehold land valuation notices
  • State land rental valuation notices
  • Maintenance valuation notices.

  When you’ll receive your notice

  Notices will arrive either:

  • by email on the day that valuations are released
  • by mail in the days following the release.

  Looking for previous notices?

  To request a copy of your previous land valuation notice, contact your local business centre. You will be asked to provide proof of ownership of the property at the time of the valuation.

  What’s included in the notice

  Your notice will include your new land value, and your current land value (the value given in the most recent valuation round).

  It will tell you whether your land has been valued using unimproved value or site value method, depending on whether your land is rural or non-rural.

  Notice types

  Email notices

  If you’ve chosen to have your land valuation delivered by email, you’ll receive your notice in an email from ValuerGeneralQueensland@valuations.nrmmrrd.qld.gov.au

  This is the official email address that will send your valuation, which will come as a PDF attachment.

  • See an example email land valuation notice (PDF, 133.7 KB) .

  Change your details to sign up for email valuation notices.

  Land valuation notices

  Your notice will include your new land value, and your current land value (the value given in the most recent valuation round).

  • See an example land valuation notice (PDF, 989.2 KB)

  Freehold land valuation notices

  You’ll receive this if you have both freehold and leasehold land, but the notice will only give you the value of your freehold land.

  • See an example freehold land valuation notice (PDF, 1.7 MB)

  State land rental valuation notices

  You’ll only receive this if you lease, licence or have a permit to occupy state land under the Land Act 1994. The valuation reflects the state of the land at the start of the lease.

  • See an example state land rental valuation notice (PDF, 1.6 MB)

  Maintenance valuation notices

  We may issue these notices at any time of year for land that wasn’t previously valued during the annual release, or if a land valuation needs to be changed (e.g., due to subdivision or rezoning, etc).

  Maintenance valuation notices will clearly state the date they’re effective from.

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• Impact on rates and land tax

  Will my rates go up?

  While your land valuation can affect your rates, it is just one of many factors that are considered when local councils frame their annual budgets and determine rates.

  Rates can change even when your land value hasn’t.

  For more information about council rates, visit the Department of Local Government, Water and Volunteers website or contact your local council.

  State land tax

  Queensland Revenue Office uses land valuations to calculate state land tax. You may need to pay state land tax if the total value of your land holdings exceeds the threshold.

  Find out more about land tax, including thresholds and exemptions, via the Queensland Revenue Office.

  State land rental

  Land valuations are used to calculate state land rental for leasehold land.

  I don’t agree with my valuation

  If you don’t think your valuation is right and have evidence, you can make an objection within 60 days of your notice’s issue date.

  If we valued your land as non-rural when you think it should be rural land, you can make a rural land application.

  If natural events have caused your land to be permanently damaged, you can apply for a change in land valuation within 6 months of the damage occurring.

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• Impact of adverse natural events on valuations

  Flooding and adverse weather events

  If your property has been impacted by flooding or an adverse weather event for the first time, contact the Land Valuations call centre.

  Adverse weather events occur regularly and present challenges for landowners in many parts of Queensland. This information covers:

  • how events like floods and cyclones are considered when assessing your land valuation
  • what you can do if your land has been permanently damaged.

  What we consider

  Your land valuation reflects the impact of historic flooding and other adverse weather events, which may also be reflected in property market sale transactions. Your land valuation has a date of valuation of 1 October and reflects market evidence as at that date.

  Valuers monitor the impact of flooding and other adverse weather events on property sales. This information informs future land valuations. When assessing valuations, valuers consider a range of information including:

  • the damage caused to land and the possibility of remediation
  • property sales within flood-affected areas that have or may be subject to flooding events or other areas impacted by natural disasters
  • the use of the land
  • whether this type of natural event has occurred previously and is already reflected in the valuation
  • the level, extent and duration of flood inundation
  • the date when the damage or loss of value to the land occurred

  Not included

  As it's a valuation of your land only, any improvements (e.g. houses, buildings, fencing and personal property) are not considered when calculating land value.

  Historic flooding

  Any significant past flooding that’s affected your property has already been considered as part of your land valuation.

  Apply for a review

  To apply for a change as a result of adverse weather, write to the Valuer-General and include details to show the permanent damage caused to the land (e.g., photographs, maps or diagrams). The Valuer-General will then consider if the damage has changed the land's value.

  You can lodge your application:

  • by email to valuation.enquiries@nrmmrrd.qld.gov.au
  • by post or in person to your local business centre.

  Let us know of any disasters

  Complete the adverse event feedback form to let us know of any significant weather events that affected your land.

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• Adverse weather event feedback

  Adverse weather events occur regularly and present challenges for landowners in many parts of Queensland. You can use this form to provide information about the extent of the impact to your land where it has been permanently damaged from natural events such as urban flooding or storms.

  The data you provide may be used in conjunction with market analysis to determine valuations of land in Queensland. The information gathered will be used in line with the provisions of the Land Valuation Act 2010. Any information you submit will be added to your property record.

  Calculating land valuations after adverse events

  Your land valuation has a date of valuation of 1 October and reflects market evidence up to that date. Any market changes that happen after 1 October won't be considered until your property is revalued.

  Your land valuation reflects the impact of historic flooding and other adverse weather events. This impact may also be seen in property sales more broadly in your area.

  When assessing valuations, we consider a range of information, including:

  • damage caused to land and the possibility of remediation
  • cost to remediate damaged land
  • property sales within flood-affected areas that have, or may be subject to, flooding events or other areas impacted by natural disasters
  • use of the land
  • whether this type of natural event has occurred previously and has already been reflected in the valuation
  • the level, extent, and duration of flood inundation
  • the date when the damage or loss of value to the land occurred.

  Note: Improvements on your land (e.g. houses, buildings, fencing and personal property) are not considered when calculating land value.

  Important notice

  Completing this form is voluntary and you are under no obligation to provide any information to the State Valuation Service.

  Please do not include the personal information of third parties without their consent.

  This form is not:

  • an application for an assessment of permanent damage
  • an objection
  • a complaint.

  Read further information about these services.

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• Thank you

  Thank you for submitting your response. Your information has been forwarded to the State Valuation Service.

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• PLS plus ParseAddress

  {"result":[]}

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• Valuation API

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• LGA API

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• Past trends in land valuations

  Learn more about property value trends and movements in Queensland.

  Data sources

  • Explore historical trends from 2002 onwards in the Open Data Portal
  • View previous valuations overviews
  • Read past property market movement reports
  • Find out more about supply of residential land and development activity indicators via the Queensland Government Statistician’s Office.

  Changes over the past 5 years

  See the percentage change for each of Queensland’s local government areas over the past five years. These are the changes in land values in for a local government area since the previous valuation, displayed as an overall percentage change.

  If there is no value for a given year, it’s because that local government area wasn’t valued.

  Local government area (LGA)	2026	2025	2024	2023	2022
  Total number of LGAs valued in year	15/62	14/62	20/62	24/62	30/62
  Balonne	-	-	-	89.6	-
  Banana	-	-	136.6	-	-
  Barcaldine	-	-	-	143.6	-
  Barcoo	-	-	246.3	-	-
  Blackall-Tambo	-	-	-	127.2	-
  Boulia	-	-	-	-	342.6
  Brisbane	-	17.4	-	11.9	17.5
  Bulloo	-	-	238.3	-	-
  Bundaberg	-	-	35.1	-	12.5
  Burdekin	26.3	-	-	10.6	-
  Burke	-	-	-	-	305.6
  Cairns	-	31	-	-	14.9
  Carpentaria	-	-	-	-	254.4
  Cassowary Coast	-	40.2	-	-	17.7
  Central Highlands	-	-	100.9	-	-
  Charters Towers	-	90.9	-	-	-
  Cloncurry	-	-	-	177.8	-
  Cook	-	-	34.8	-	-
  Croydon	-	-	-	-	209.3
  Diamantina	-	-	246.4	-	-
  Douglas	36	-	-	-	19.5
  Etheridge	79	-	-	-	180.6
  Flinders	-	-	-	153.3	-
  Fraser Coast	-	-	37.2	-	20
  Gladstone	25.9	-	-	40.1	-
  Gold Coast	23.4	-	25	-	36.8
  Goondiwindi	-	-	66.5	-	35.8
  Gympie	-	-	-	40.3	22
  Hinchinbrook	11	-	-	26.1	-
  Ipswich	50.7	-	-	33	23.1
  Isaac	-	-	63	-	-
  Livingstone	-	-	26.1	-	30.9
  Lockyer Valley	55.7	-	-	31	20.3
  Logan	-	18.7	-	18	19.8
  Longreach	-	-	137.2	-	-
  Mackay	-	-	-	16.1	-
  Maranoa	-	-	-	85	-
  Mareeba	43.3	-	-	-	31.7
  McKinlay	-	-	-	175.9	-
  Moreton Bay	-	-	36.3	-	21.9
  Mount Isa	-	-	-	32.7	-
  Murweh	-	238	-	-	-
  Noosa	36.7	-	-	62.3	36.5
  North Burnett	84.9	-	-	-	32.7
  Paroo	-	246.6	-	-	-
  Quilpie	-	236.1	-	-	-
  Redland	20.4	-	31.1	-	24.9
  Richmond	-	-	-	162.8	-
  Rockhampton	-	36.1	-	-	10.5
  Scenic Rim	-	22	-	28.7	24.9
  Somerset	-	-	54.2	-	21.4
  South Burnett	-	54.2	-	-	19.3
  Southern Downs	-	29.5	-	49.7	-
  Sunshine Coast	24.2	-	36.1	-	28.4
  Tablelands	24.4	-	-	36.2	-
  Toowoomba	-	31.1	-	-	12.6
  Torres	-	-	10.5	-	-
  Townsville	-	27.5	-	-	10
  Weipa	-	-	-	-5.5	-
  Western Downs	12.6	-	-	66	-
  Whitsunday	-	-	45.6	-	-
  Winton	-	-	115.7	-	-

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• Property sales and valuation products and services

  Property valuation and sales data

  The Valuer-General collects property information to undertake statutory land valuations in accordance with the Land Valuation Act 2010.

  A range of property data from the valuation roll is made available and can be purchased through our business centres (see our fee list below).

  Available products and prices

  Product	Description	Cost
  Abbreviated sale	Shows all sales history for a particular property in text format, including vendor and purchaser names	fee 2333 per property sale
  Full sale search	Shows all sales for a particular property, including vendor and purchaser names in text format	fee 2325 per property sale
  Copy of certificate of valuation		fee 2316
  Certified copy of an extract of an entry on the valuation roll		fee 2318

  Property valuation and sales maps

  You can purchase property valuation and sales maps from participating brokers who provide access to Queensland valuation and sales (QVAS) data. However, they may provide different pricing models.

About land valuations in Queensland, 11 Mar 2026, [https://www.qld.gov.au/environment/land/title/valuation/about]

This document is uncontrolled when printed. Before using the information in this document you should verify the current content on https://www.qld.gov.au/environment/land/title/valuation/about.