About 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.

A quality assurance and review process ensures land valuations are accurate before they are issued.

Statutory land values: the real value of your land

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

Show transcript

Each year, the Valuer-General reviews land values in selected local government areas around the state. These land values are just one of the many factors used to calculate local government rates, as well as state land tax and state land rental for leasehold land.

Queensland’s annual land valuations also provide valuable information about the property market, and allow you to monitor the movement in the value of your land. Our valuers research the property market, examine trends and sales information, inspect recently sold vacant or lightly improved properties, and consider the land’s present use and zoning, physical features and other land-use constraints.

The way we calculate land value depends on how the land is zoned. For most land zoned as rural, we determine the unimproved value. Unimproved value is the value of the land without any improvements, such as houses, fences, clearing, levelling or earthworks. It’s the value of the land in an unimproved state.

For non-rural land, including rural-residential and some rural land, we determine the site value. Site value is different to unimproved value, as it takes into account the value of improvements that prepare the land for development, such as filling, clearing and drainage works.

The value of structural improvements, such as houses, buildings and fences, are not considered when valuing the land.

Remember, it’s a valuation of the land only—not the value of your house or other structural improvements. Rather than waiting for your land valuation notice to arrive in the mail. Go online to Find your land valuation.

You can also sign up to receive it by email. It’s quick and easy—visit our website and sign up today.

Watch

2:11

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).

Valuation methodology

Land is valued using either the unimproved value or site value methodology. The methodology used depends on how the land is zoned under the Queensland planning provisions or the equivalent local 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 2 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.

Amalgamating 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 for the purposes of valuations, submit an enquiry to your nearest business centre.

Technical valuation guidelines

We have developed the following technical valuation guidelines in consultation with stakeholders from public and private sectors. These guidelines outline the approach taken for the valuation of particular property matters and ensure transparency in the statutory valuation framework. The guidelines help professionals to keep pace with changes in the property market and are an important link between legislation and practical application.

• Definitions of lot and parcel for statutory valuation (PDF, 273.7 KB)
• Agreement for lease in statutory land valuation (PDF, 205.7 KB)
• Statutory valuation of contaminated land (PDF, 210.7 KB)
• Statutory valuation of heritage properties (PDF, 313 KB)
• Statutory valuation of volumetric lots (PDF, 282.1 KB)

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 from yours
7. What to do if you disagree with your valuation
8. Impact of adverse natural events on valuations
9. Privacy and use of information

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