The Valuer General of NSW is an independent statutory officer that sets and oversees the valuation of land in NSW. Value NSW manages and supports this valuation system.
Together, we work to provide fair and accurate land values in NSW.
You may be able to lodge an objection with us under land valuation legislation.
Read through this page before submitting an objection through the NSW Valuation and Objection Portal. Take note of any details and questions relevant to your situation. If you need further advice, contact us.
Who can object?
You can lodge an objection to a valuation with NSW Valuer General if you’re a:
- landholder who received a notice of valuation, or
- landholder who received a land tax assessment notice, or
- person authorised to do so on the eligible landholder’s behalf.
In rare cases, you might be able to lodge an objection if the listed person on the notice of valuation does not own, lease, or occupy the land. To confirm your eligibility, call us on 1800 110 038.
Essentials to know before you start
Before lodging an objection, you need to be aware that:
- you'll need to create an account on the NSW Valuation and Objection Portal
- you must lodge your objection within the required timeframe (see the deadline below)
- this process is for objections to the stated land value only. Land value refers to the market value of the land only, excluding any buildings or structures
- if your land or property is jointly owned or leased, make sure to inform the other landholders that you're lodging an objection
- if you're objecting to more than one valuation or property, you need to submit a separate objection for each land value or property
- group petitions are not accepted for objections
- if the Valuer General finds evidence that your land value is too low, your land value may be updated through a separate review process. This means it may increase.
Reasons to lodge an objection
You may lodge an objection with the NSW Valuer General if:
- you believe your land value has been incorrectly assessed, or
- you believe that the information shown on your notice of valuation or land tax assessment contains factual errors.
You may object if you believe that:
- your land value is too high or too low
- the area, dimensions, or description of the land are incorrect
- the valuations are incorrectly apportioned
- we should have valued the land separately
- we should have valued lands that were split as one valuation
- the person on the notice of valuation does not own, lease, or occupy the land (in this case, consider calling us first on 1800 110 038).
What is the deadline?
You have 60 days to lodge an objection.
The deadline is either:
- the objection closing date printed on your notice of valuation
- 60 days from the issue date on your land tax assessment notice.
Late objections
We only accept late objections in very limited circumstances. See the Out-of-date objections policy. If you lodge an objection after the 60-day period, you must tell us why your objection is late and provide evidence to support your objection. The Valuer General is not bound to accept an out-of-date objection.
How to complete the objection
Have you reviewed the background information above? Follow these steps to complete and submit your objection.
You can also view the land valuation objection process map - a simple visual guide that shows how we assess your objection and what happens at each stage. It’s designed to help you follow the process with confidence and understand what to expect.
Create or log in to your NSW Valuation and Objection Portal account
Objections must be submitted through the NSW Valuation and Objection Portal. Visit the portal page to log in, create an account, or find everything you need to manage your account.
Review the essentials
- Log in to the NSW Valuation and Objection Portal to request an information kit via email. The kit contains everything you need to support your objection, including:
- an information brochure
- a guide to the Valuer General’s review process
- a benchmark component report showing sales data used in your land valuation
- a valuation sales report with sample sales from your area.
If you don’t have internet access or need help, call us on 1800 110 038 to discuss your options.
Collect supporting evidence
You'll need to provide evidence to support your objection. Consult Your guide to the Valuer General’s review process to help you do this.
Without supporting evidence, your objection may be disallowed.
If you believe your land value is incorrect:
- state what you think the land value should be
- include 3 sales that support your contended land value
- specify the address, sales dates, and why these sales are comparable to your property
- focus on evidence relevant to the valuing year that demonstrate that your suggested land value is correct.
When you submit your objection below, you'll need to attach all your evidence. There’s no opportunity to provide more later.
Complete the objection form on the NSW Valuation and Objection Portal
Follow these steps to submit your objection through the NSW Valuation and Objection Portal:
- Enter your property number, property address or title reference, and land value.
- Provide detailed reasons for your objection and include any supporting documentation, as outlined in the previous steps.
- Upload any supporting documents that support your objection. Please note, this is your only opportunity to submit evidence. Once you’ve submitted your objection, you cannot provide any additional evidence.
- Use the checklist below to ensure you've included everything required before submitting your form.
Objection checklist
Before submitting your objection, make sure you've done the following:
- completed a separate objection form for each property
- completed a separate objection form for each land value you are objecting to
- uploaded any additional supporting information with your objection
- if your objection is outside the 60-day timeframe, provide detailed reasons for the delay
- informed all other landholders that you are lodging an objection
- checked that you've included all the necessary information before submitting.
If you’ve lodged an objection through the portal, you can view all related correspondence in your account.
If you have any questions or need assistance with the process, you can contact us on 1800 110 038 Monday to Friday between 9am and 5pm, or submit an enquiry through the portal.
We'll notify you we've received your objection
Once we’ve received your objection, we’ll send you a confirmation email. You’ll also receive a notification in your portal inbox. If we need more information, we’ll get in touch with you by email.
If you have any questions or concerns during the review process, you can contact us on 1800 110 038 Monday to Friday between 9am and 5pm, or submit an enquiry through the portal.
How we review the valuation
A different valuer will review the evidence and data
If you have asked us to review your land value, a valuer who did not make the original valuation will do the review.
During this process, they will:
- assess the supporting evidence you provide
- compare your land value to sale prices of similar properties to see if it is in line with market evidence.
They may also contact you to discuss your objection.
This comparison will include sales that are available during the review, which may mean they were not available when we originally valued your land.
Did you ask us to review your property information?
If you ask us to review your property information, we will review it and make changes as needed. We may contact you to discuss this.
If we change your property information, we will also check if this affects your land value. If it does, we will prepare a new valuation.
We'll give you a copy of the valuer’s objection report and preliminary recommendation
We'll provide you a copy of the valuer's objection report and preliminary recommendation so you have time to respond (see next step - you have 14 days to respond).
We may review further for quality assurance
Objection valuations are undertaken by valuers who did not make the original valuation, including contract valuers.
We may undertake quality assurance of these reports prior to writing to you - ensuring fairness and compliance with the Valuation of Land Act 1916, case law and Valuer General policy.
Reviews for quality assurance will always be undertaken by a valuer who did not make the original or objection valuation.
You have 14 days if you'd like to respond
Once you receive the report you have 14 days to provide a response if:
- there are any matters raised in your objection submission that haven’t been addressed, or
- if there is a substantive error of fact.
We will consider the information you provide before we finalise your objection.
If we don’t hear from you by the due date, we will make our final decision on the valuer’s preliminary recommendation.
We'll notify you of the decision and outcome
We aim to write to you within 90 days to give you the outcome of your objection.
This is the objection determination letter.
We'll tell your council and Revenue NSW if we change your land value. They will adjust your rates and taxes if they need to.
What if you're still not satisfied?
Have you submitted an objection to a land valuation and received your outcome from the Valuer General?
If you're still not satisfied with the outcome of your objection, you can appeal to the Land and Environment Court of NSW.
See www.lec.justice.nsw.gov.au for more information.
You can also contact the court at:
You must lodge your appeal within 60 days of the date we issue your objection determination letter.
You can serve copies of class 3 applications on the Valuer General at:
valuation.court@dpie.nsw.gov.au
Value NSW - Department of Planning, Housing and Infrastructure
PO Box 745
Bathurst NSW 2795