Grounds of objection
To comply with the requirements of the Land Valuation Act 2010, landowners who wish to object to their land valuation must:
- have acceptable grounds of objection
- supply information to support their grounds of objection.
If you choose to have another person manage your objection you can use this template letter (DOCX, 19.8KB) to assist you with preparing your letter of consent.
Acceptable grounds of objection
At least one of these grounds of objection must be provided along with supporting information:
- Sales evidence supports a different value. You must provide specific details of comparable property sales and explain how each sale property compares to the valuation of your land. You can comment on the attributes of the sale property as compared to those of your property.
- Physical characteristics or constraints on the use of the land support a different value. You must explain how the specific physical characteristics or constraints on the use of the land affect the value of your land.
- Other issues which may affect the valuation. You may provide any relevant information not covered in the previous grounds that you believe affects your land valuation.
- Deduction for site improvements (DSI). (For land valued using site value only.) An application for a DSI must include full details of the site works undertaken, including costs, who carried out the works and when they were paid for. Evidence of a receipt or invoice is also required.
Non-acceptable grounds of objection
Land valuations are based on actual property sales evidence. References to property asking prices, median house prices or previous land values are therefore not acceptable grounds of objection. Similarly, as land valuations do not take into account the personal circumstances of the landowner or the landowner’s liability for local government rates and/or state land tax, references to these will not be considered as acceptable grounds of objection.
The following are examples of unacceptable grounds:
- statements that are unsubstantiated, broad or generalised, e.g. The valuation is excessive, unreasonable, wrong or contrary to the law.
- comparisons with general market indicators, such as average or median house prices, e.g. The Valuer-General has been quoted as saying land values in my area have risen an average of 20%, but mine has increased by 50%.
- comparisons to previous land values, e.g. My land value has risen from $250,000 to $300,000 in 2 years. It shouldn’t have increased by this much.
- personal circumstances or liability for rates and taxes, e.g. We don’t use the land in question but still have to pay rates and we can’t afford them.
- comparisons with asking prices, e.g. How can my land be valued at $250,000 when I saw land advertised for sale for $200,000?
- Read about land valuations and the reasons why your valuation may be different to your neighbour's.
- Access the Land Valuation Act 2010.
- Check your notice to see which valuation methodology (either site value or unimproved value) was used to value your land. Then read the relevant guide: