Land Value Objections

If your NSW land value assessment seems inflated, you could be paying excessive land tax or council rates. Many property owners discover that their assessed land value doesn’t reflect current market conditions or comparable sales.

Our experienced team of land value objection lawyers prepares and lodges objections, negotiates with the Valuer General and Revenue NSW and builds strong valuation evidence to support your case. We provide clear, practical advice so your property is assessed fairly and you don’t pay more than required.

What is land value?

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.

When can I object to my land value?

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.

How is land value calculated?

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.

What happens if my objection is successful?

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.

Do I need a lawyer to lodge a land value objection?

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.

Defending Property, Securing Fairness

An inflated NSW land value can put pressure on your finances. We act quickly to analyse sales evidence, prepare your case, and challenge the valuation to secure fairness.

Further Tax Solutions

Why seek advice on your land value?

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.

Lower Taxes

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.

Fair Land Valuation

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.

Strong Representation

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.

Peace of Mind

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.

We’re here to protect your property value

Our role is to give you confidence that your land is fairly valued and to ensure your objection is in the strongest position possible.

Why choose us for your land value objection?

We bring valuation knowledge and legal expertise together to help you succeed.

Expert Advice

We understand the Valuation of Land Act and know how to prepare objections that withstand review. Our guidance gives you confidence at every stage.

Proven Results

We’ve helped clients reduce inflated NSW land values, cutting thousands from their land tax and council rates through strong, evidence-backed objections.

Personalised Service

We look at your property’s zoning, size, and features to build a tailored objection strategy, ensuring your case reflects its unique characteristics.

Cost Effective Approach

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.

Client Testimonials

I contacted Axe Legal after receiving a valuation that was far higher than nearby comparable sales. Boris identified several mismatched properties and lodged an objection that reduced my land value by over 15%. I now pay much less in both land tax and council rates.

The Valuer General had compared my sloping block with flat sites that simply didn’t make sense. Stefan prepared a detailed objection with correct sales data and zoning references and the valuation was revised down substantially. Axe Legal’s professionalism and precision were second to none.

When our commercial property was rezoned, the land value jumped dramatically overnight. Boris explained how zoning affected the assessment and built a case showing the change overstated the true market value. The objection succeeded and our rates were reduced accordingly.

I’d never lodged a land value objection before and had no idea where to start. Stefan took care of everything from reviewing sales evidence to preparing submissions. The valuation was reduced and the savings were significant. I wouldn’t hesitate to recommend Axe Legal.

Our family trust received multiple inflated valuations across different properties. Boris prepared the evidence and negotiated with the Valuer General’s office. The revised valuations saved us thousands each year. The team’s efficiency and expertise were outstanding.

After years of overpaying, I decided to challenge my NSW land value for the first time. Stefan walked me through every step, kept communication clear and achieved a much fairer valuation. What I appreciated most was how transparent and approachable the entire process was with Axe Legal.