If you’ve received a land value assessment that feels inflated, you may be paying more land tax and council rates than you should. Many property owners across NSW are surprised when their NSW land value doesn’t reflect market reality.
We help clients lodge a land value objection and challenge unfair valuations. Our team provides clear, practical advice in plain English and builds a strong case so your property is valued fairly and you don’t pay more than necessary.
The NSW Valuer General determines the value of every parcel of land across the state each year.
This land value is used by local councils to calculate rates and by Revenue NSW to assess land tax.
Importantly, the law requires the value to reflect the land as if it were vacant, without improvements like houses or buildings, and at its “highest and best permitted use” under zoning rules.
In practice, this means your property is compared to the sale prices of similar land in your area.
If the assessment is too high, your council rates and land tax can increase significantly, which is why understanding and, if necessary, challenging your NSW land value is so important.
If you disagree with your assessment, you have a legal right to lodge a land value objection.
Timing is critical: you must object within 60 days of receiving your Notice of Valuation or land tax assessment notice.
Acting quickly gives you the best chance to correct an unfair assessment before it impacts your bills.
If you miss the deadline, you usually can’t object until the next valuation cycle, which means you may be stuck paying inflated amounts for another year.
For many property owners, the savings from a successful objection far outweigh the effort involved in challenging the valuation.
The Valuer General uses a market-based approach. Recent sales of similar properties in your area are the primary evidence. These sales are analysed and then adjusted to reflect your property’s unique characteristics, including:
Zoning and planning controls – what can legally be built on the land;
Block size and shape – smaller sites often have a higher value per square metre;
Frontage and access – wide street frontage or dual access can increase value;
Topography and views – sloping land may reduce value, while water or city views often increase it; and
Development potential – whether the land could be subdivided or redeveloped.
Because the assessment is complex, it’s not unusual for the Valuer General to issue valuations that don’t fairly reflect the true market.
If your property is compared against mismatched sales, your NSW land value may be overstated, giving you grounds for objection.
A successful objection results in your land value being reduced to a fairer figure that better reflects the market.
This lower valuation is then used to recalculate your council rates and land tax.
The financial benefits can be substantial, especially for higher-value properties or those in areas where land tax thresholds are exceeded.
Beyond the savings, a successful challenge also gives peace of mind — knowing that your NSW land value has been independently reviewed and adjusted to a fair level. It ensures you’re not overpaying due to errors or unfair comparisons.
While you can file an objection yourself, the process is highly technical. The Valuer General may argue that certain features of your property justify a higher valuation, even if the sales evidence seems to support your case.
As experienced land value lawyers, we strengthen your objection by:
Reviewing the sales evidence relied upon by the Valuer General;
Identifying more accurate comparable sales that better reflect your land;
Preparing detailed submissions that explain why the issued valuation is excessive; and
Ensuring the objection complies with the Valuation of Land Act 1916 (NSW) and associated guidelines.
Having legal representation increases your chances of success and gives you confidence that your case is presented as strongly as possible.
Challenging your land value protects your financial position and ensures fairness. With the right legal advice, you can avoid paying more than your fair share.
A successful objection can directly reduce your land tax and council rates, often saving you thousands of dollars each year. These savings can compound over time, giving you long-term financial relief.
We make sure your property is assessed against sales that are genuinely comparable, not mismatched or inflated examples. This ensures your land value reflects market reality, not guesswork.
We prepare detailed objections supported by valuation data, zoning rules, and carefully selected sales evidence. Our submissions anticipate the Valuer General’s likely counterarguments, giving your case the strongest chance of success.
By letting us manage the process, you can focus on your property and finances knowing your objection is in expert hands. We give you confidence that your rights are protected and your land value is being properly reviewed.
Our role is to give you confidence that your land is fairly valued and to ensure your objection is in the strongest position possible.
We bring valuation knowledge and legal expertise together to help you succeed.
We understand the Valuation of Land Act and know how to prepare objections that withstand review. Our guidance gives you confidence at every stage.
We’ve helped clients reduce inflated NSW land values, cutting thousands from their land tax and council rates through strong, evidence-backed objections.
We look at your property’s zoning, size, and features to build a tailored objection strategy, ensuring your case reflects its unique characteristics.
We provide upfront advice and practical solutions, helping you manage costs while pursuing a fair outcome. By resolving issues early, we minimise disputes and keep the process efficient.
