About statutory land valuations in Queensland

What is considered when valuing land?

When determining statutory land values, our valuers:

  • research the property market
  • examine trends and sales information for each land use category (e.g. residential, commercial, industrial and rural)
  • inspect vacant or lightly improved properties that have recently been sold
  • interview vendors and purchasers of property, where appropriate
  • consider the land’s present use and zoning under the relevant planning scheme
  • take into account physical attributes and constraints on use of the land.

Statutory land values: the real value of your land

Watch the video below to learn more about the land valuation process.

Duration 2:11

Valuation methodology

The valuation methodology used to value land is determined by how the land is zoned under the Queensland planning provisions or the equivalent local government planning scheme.

  • Land that is zoned rural under the relevant planning scheme is valued using the unimproved value methodology.
  • All other land, including land zoned rural-residential, is valued using the site value methodology.

Properties with multiple zoning

If a property is covered by two or more zonings under a town or state plan, the predominant zoning on the property determines the valuation methodology. For example, if more than half the area of land is zoned rural, then the land will be designated as rural land and valued using unimproved value.

Separate valuation for part of a parcel of land

In certain circumstances, the Valuer-General may declare a part of a lot as a separate parcel of land. In these cases, a separate valuation will be issued for the part of land separated. To find out more, read the Guidelines for making separation declarations (PDF, 462KB).

Amalgamation of lots

In certain circumstances, parcels of land can be amalgamated. This is possible when the land:

  • has identical ownership
  • shares a common boundary (this is not necessary for farming land providing all land is used for a single business of farming)
  • is used for the same purpose
  • is in the same local government area
  • has only 1 dwelling on the parcels

When parcels of land are amalgamated into 1 valuation, the landowner will receive only 1 local government rates notice.

To amalgamate parcels of land, submit a request to your nearest business centre.

Physical attributes

Where applicable, valuers consider physical attributes such as:

  • shape, size, topography, views, aspect and elevation
  • light, air, noise and vibration
  • erosion, flooding and permanent damage from adverse natural events
  • limitations due to waterways or environmental corridors
  • weeds, pests, carrying capacity and country classification
  • accessibility to the land
  • access to water and to essential or desirable services
  • mining operations.

Constraints on use

Some examples of constraints on the use of land that are considered in the valuation are:

  • height or development restrictions under local government or state planning schemes
  • encumbrances (e.g. registered easement, covenant or caveat)
  • location of transmission lines
  • listing on a heritage register or contaminated land register
  • town planning restrictions
  • vegetation protection orders
  • remnant vegetation and associated legislation
  • location of sewerage or stormwater mains and/or inspection caps
  • reduced carrying capacity (for rural land).

In this guide:

  1. What is considered when valuing land?
  2. How rural land is valued: unimproved value
  3. How non-rural land is valued: site value
  4. Understanding your valuation notice
  5. How land valuations are used
  6. Why your neighbour's valuation may be different to yours
  7. What to do if you disagree with your valuation
  8. Impact of floods and adverse events on valuations
  9. Privacy and use of information

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