Property valuations

Moreland City Council uses the Capital Improved Value (CIV) as its valuation base to calculate rates.

To work out your rates, we firstly need to add the total value of all properties in Merri-bek.

We then work out the balance of the total cost to provide all your services. In 2020, the cost is $145,375,625. We divide this cost by the total value of properties, giving us the ‘rate in the dollar’.

This means that for every dollar of value of your property, you pay 0.0024833 cents in rates.

So, if your house has a capital improved value of $580,000, this year you will pay $1,440.31 in rates, excluding additional charges or arrears:

Capital improved value = $580,000

Residential rate in the dollar = 0.0024833

580,000 x 0.0024833 = $1,440.31

Rates graphic

How do property valuations affect my rates?

By law, individual property values must be reviewed every year.

In a market where property values have increased, and your property has increased in value a greater percentage than others in the municipality, you pay a larger percentage of the combined general rates total. 

In a market where property values have decreased, and your property has decreased in value a lesser percentage than others in the municipality, you pay a larger percentage of the combined general rates total.

Why properties are valued

Council uses the valuation of your property to fairly determine your rates and charges.

Redevelopment, subdivisions and new homes and buildings increase the number of rateable properties in the municipality. With more rateable properties, the costs of services is shared by more properties paying rates however in a growing municipality, more services are also required.

How often are properties valued

State legislation requires all properties within Victoria to be revalued on an annual basis. The Level of Value date for the 2020/21 rating period is 1 January 2020. This means that the valuations on your rate notice are reflective of the market data from 1 January 2019 until 1 January 2020. This is to ensure consistency across the municipality. 

COVID-19 did not affect the 2020/21 Valuations. Any impact that COVID-19 may have on the market will be taken into account on the 2021-22 Valuations. You can find more information about this and a fact sheet at the Victorian State Government web page on objecting to a valuation.

How properties are valued

Qualified valuers analyse all sales that occur between revaluations to determine the new valuations. These are then applied to each individual property in Merri-bek.

The valuation of a property is based on:

  • its location
  • site details, such as land classification, zoning and land area
  • site influences, such as the shape of the site, topography, nearby uses, encumbrances, easements and multi frontages
  • the building, its size, age, condition and style and construction type, and
  • the highest and best use of the site.

The Capital Improved Value (CIV) is the land value plus buildings and other improvements such as dwellings, fencing, sheds, pools etc.

The Site Value is the unimproved value of the property, i.e. land only. This is used by the State Revenue Office to assess any land tax under the Land Tax Act 2005. For more information regarding land tax please visit State Revenue Office Victoria.

The Net Annual Value is an indication of a property's net annual rent. By law, the Net Annual Value must be at least 5 per cent of the Capital Improved Value.

Each property is allocated an Australian Valuation Property Classification Code (AVPCC). This code is married up with a land use classification which is used for Fire Levy calculation purposes. Properties with multiple uses are allocated the predominant/primary land use.

Supplementary valuations

In certain circumstances, property valuations must be undertaken between general valuations.

These are known as supplementary valuations and are required when properties are:

  • physically changed, for example, when buildings are altered, erected or demolished
  • amalgamated
  • subdivided
  • rezoned, or
  • portions are sold off.

Council conducts supplementary valuations every month.

If a supplementary valuation is carried out on your property and the property value changes, you will be issued a letter advising of the amended rates and valuations.

Lodge a supplementary valuation enquiry using our online form.

Objecting to a valuation

You can object to the valuation of a property within 2 months of the date of issue on your rates and valuation notice. This is outlined in the Valuation of Land Act 1960.
When you object, the property valuation is reviewed and a decision made by Valuer-General Victoria appointed Valuers.

Lodging an objection or appeal against a valuation assessment does not prevent rates from being paid. Any instalment that falls due must still be paid by the due date.

Learn how to lodge a valuation objection.

Land Tax Objection

Should you receive a Land Tax bill from the State Revenue Office (SRO) and wish to object to the Site Value (SV) please contact SRO directly on 13 21 61 or visit the State Revenue Office website to lodge an online Land Valuation Objection. You have 2 months from the issue date on your SRO notice to object to your Site Value.

Appealing the rates charged

Under the Local Government Act 1989, a ratepayer has the right of appeal to the County Court if they are aggrieved by the rate, only in the following circumstances:

  • The land in respect of which the rate was declared was not rateable land
  • The rate charge was calculated incorrectly, or
  • The person levied with the rate or charge was not liable to be rated.



Moreland City Council is committed to protecting your privacy in accordance with the Privacy and Data Protection Act 2014 (Vic) and the Health Records Act 2001 (Vic).

The personal information requested on these forms are being collected by Merri-bek City Council for property, rating and voting purposes and may also be used to update your personal information otherwise held by Council (for example, contact details including email address, phone number).

The personal information will be disclosed to authorised agencies for statutory and legislative requirements and may also be used by Council for related purposes.

It will not be disclosed to any other external party without your consent, unless required or authorised by law. If the personal information is not provided you may risk not receiving Council or other authority correspondence and/or important information. 

You can gain access to your personal information you have provided to Merri-bek City Council and if you wish to alter it,  please contact Council’s Privacy Officer via telephone on 9240 1111 or email at