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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.
Duration 2:11
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.
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.
