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General Property Revaluations

A rating valuation is a three-yearly assessment of a property's value and is determined by house sale prices on a specific date. We use these valuations as a guide for setting your rates.

You should know

Our next property revaluations will be carried out in 2024. We expect valuation notices to be sent to property owners towards the end of the year.

We will use the new property values to assess your rates from 1 July 2025.


Why we revalue properties

Revaluations are required by law and we do them because we want to set property rates fairly.

As property values are always moving we need to update our rates distribution to maintain fairness.

The aim of the general property revaluation is not to provide values for property owners to use for marketing, sales or any other purposes.

How often we revalue properties

The law requires all councils to revalue properties within their boundaries every three years.

The last general revaluation took place in 2021 and the new values were applied to your rates from 1 July 2022. We will undertake the next general revaluation in 2024, with the new values applied from 1 July 2025.

How we calculate property values

We compare recent sales in the area with the property being valued.

Your rating value is prepared on behalf of Council by Opteon, an independent valuation service provider. Our valuers work with independent organisations to determine the values. The Valuer-General audits these values to ensure accuracy.

Factors we consider:

  • Property type.
  • Location.
  • Land size.
  • Zoning.
  • Floor area.
  • Consented work (renovations, new build, subdivisions etc.).
What a property value is made up of

Capital value (CV)

The most likely selling price at the date of valuation. It does not include chattels, stock, crops, machinery or trees. Residential values include GST, other property types do not.

The CV is also known as Government valuation (GV) or Rateable value (RV), and is the value of a property for rating purposes, not the current market value of your home. It should not be used for insurance purposes.

Land value (LV)

The most likely selling price of the bare land at the date of valuation. It includes any development work which may have been carried out, such as draining, excavation, filling, retaining walls, reclamation, grading, levelling, clearing of vegetation, fertility buildup, or protection from erosion or flooding.

Improvement value (IV)

This is the difference between the capital value and the land value. It reflects the value of the property's buildings and other structures.

The IV is not an assessment of the replacement cost and should not be used for insurance purposes.

Impact of a revaluation on property rates

An increase in your property value may not mean you pay more in rates. Any rates increase is determined by your property value increase compared with the average increase across the district.

Revaluation does not affect the amount of money we collect from rates - it helps us work out everyone’s share of rates. Council collects around $19 million of general rates based on the value of properties across the district – this is the only portion of your rates affected by the revaluations. Rate levies like the Uniform Annual General Charge and targeted rates for services like rubbish collection or water are not affected.

If your property has increased by more than the average, you may pay more than the average. If your property value has increased but less than the average, you will pay a lower share of the total general rates (this means that in some cases, even if your valuation has gone up, your rates could go down).

Changes to property between revaluations

Valuation notices are also issued between revaluations when changes are made to properties, for example, if land is subdivided, or a building is built or demolished. If this happens, the values are back-dated to the date of the last general revaluation. This ensures Council and ratepayers are comparing apples with apples.

If you disagree with the valuation

We encourage you to phone us on 0800 746 467 to discuss your concerns first.

You can object to your valuation by:

  • Going online at
  • EmailingThis email address is being protected from spambots. You need JavaScript enabled to view it..
  • Collecting an objection form from one of our offices.

Objections must be received by Council within 30 days of the date of the revaluation notice.

Lodging an objection

A valuer may contact you, and may arrange an appointment to re-inspect your property to verify and/or update the property record. We’ll inform you of the results in writing. If you’re still not satisfied, you can ask to have your objection heard by the Land Valuation Tribunal.

Privacy Act

The contents of your valuation notice are contained within the public register known as the District Valuation Roll, which is available for inspection by the public at Council Offices free of charge. The personal information MPDC holds relating to your ratepayer details is initially collected from the notice of sale information supplied by your conveyancing lawyer. You may have access to any information held about you and you may ask for any corrections to be made by emailing us at This email address is being protected from spambots. You need JavaScript enabled to view it. or going to the Customer Change of Details form


General property revaluation