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Land valuations and rating categories

Land Valuations

Council uses the land value of properties throughout the Georges River Council area to calculate the rates for each property. Changes to land valuations may impact the rates you pay to Council each year.

What is land value?

  • Land value is the value of your land only. It does not include the value of your house, other buildings or improvements (Valuation of Land Act 1916).
  • Land valuations are used by Council to divide the total rates collected across each property. 
  • Every three years, the NSW Valuer-General issued land valuation notices to all property owners. Visit the Valuer-General website for more information: Valuer General of New South Wales
  • The land values based on 1 July 2022 will be used by Council to calculate rates for each property from 1 July 2023 to 30 June 2026.

How does land value affect rates?

  • Your rates are affected by how your land value has changed, and also how other properties' land values have changed in the Georges River Council area. Increases in land values do not necessarily lead to similar increases in rates - some people may pay more or less. In a revaluation year, properties whose land value increased more than the average, may have a higher increase in rates. However, properties whose land value increased less than the average may see a smaller increase or even a reduction in rates.
  • Council does not receive more rates when land values increase because the total rates collected is restricted by State Government through IPART (Independent Pricing and Regulatory Tribunal). So changes in the value of land only changes how the total rates collected is divided across all properties, affecting the rates amount for each property.
  • Land values have increased by 66% in total from 2019 to 2022 valuations, yet the total rates collected will only increase by 5.8% this year, as approved by IPART, to enable us to continue to deliver ongoing services for the community.

Rating Categories

To calculate your rates, Council must classify each land according to its primary use - either as Residential or Business category.

Visit our How Rates are Calculated and Spent page to view charges for each rating category.

Changes and review of category 

Change to your land category can occur in the following situations.

  • When Council reviews the rating category of your property at any time.
  • You must notify Council of changes within 30 days when usage has changed, subject to development consent (LG Act Section 525) - Submit below form.
  • You must submit objection to Council's categorisation within 30 days of Council's written letter advising of new property category (LG Act Section 524) - Submit below form.

Submit Application to Change Rating Category of Land

Note: Reviews can only be requested for change of rating category only. This does not apply to sub-categories.

To dispute the outcome of Council's review or date of effect - Within 30 days of Council's review, you may submit your appeal to the Land and Environment Court (LG Act Section 526).

Rating Business Sub-Categories

Properties in the Business category are further broken down into one of five business sub-categories to better reflect access to and demand for services and infrastructure. The sub-category of your business property is automatically determined by its location. The current business sub-categories were last updated on 1 July 2022. View the Business Sub-Category map here. See table below for more detailed maps.

Rating Category

Rating Sub-Category

Ordinary Residential

Ordinary Residential

Ordinary Business


Land Valuation - Frequently Asked Questions

  • What is the value of my land?

    The NSW Valuer General issues an updated valuation notice to property owners every three years. The latest notice was issued for the 1 July 2022 land valuations.

    If you have not received a Valuation Notice, contact the NSW Valuation Service on 1800 110 038. 

  • Why is the valuation increase for my suburb different than other suburbs?

    Land valuations are carried out every three years by the NSW Valuer-General. As land valuations are done as a snapshot on a certain date, suburbs can be at different points in the property market on that date, leading to differences in valuations, even for neighbouring suburbs.

    • A big increase in land valuation since the last valuation could indicate a lift in the property market in your suburb or that your property was at the low part of the market at the last valuation, and has now caught up with the market.
    • A small increase in land valuation could indicate a flat property market for your suburb or that your property was at the high part of the market at the last valuation, with only a small increase, as other suburbs catch up with the market.
  • What if I don't agree with the land valuation of my property?

    The NSW Valuer-General issues valuation notices to property owners, along with information about the valuation process and how to request review.

    Note that your rates must still be paid if you are lodging an objection. (section 36,Valuation of Land Act 1916). Council will automatically adjust your rates if required, once Valuer General NSW have completed their review and provided Council with amended land values. 

    If you don’t agree with the land value:

    • You have 60 days to object via the Valuer General website or by calling them to request an objection kit by post or email.  The Valuer General must advise you of their decision in writing.
    • If you still don’t agree with the Valuer General decision, you have limited time to appeal to the Land and Environment Court. The response sent by the Valuer General will explain the final date for an appeal.

    All enquiries should be directed to Valuer General NSW.

  • If my land valuation changes, will Council adjust my rates?

    Council will automatically adjust your rates once the NSW Valuer-General has completed their review and provided Council with amended land values.

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