Objecting to different property types

Strata properties

Valuers determine the land value for the whole site of a strata scheme. 

We give the strata representative a notice of valuation showing this land value at least every three years. We do not value individual units or give a notice to each unit owner. 

Instead, each unit’s land value is a portion of the whole strata scheme’s land value, based on the unit entitlement in the strata plan. 

Revenue NSW sends registered land tax clients an assessment notice, which shows the individual unit land value used to calculate your land tax based on the unit entitlement. 

You may find the land value for a strata scheme or an individual unit online.

Who may object to a strata scheme? 

Only the strata scheme representative may lodge an objection to the strata scheme land value on a notice of valuation. 

Individual unit owners cannot lodge an objection to the strata scheme land value on a notice of valuation. They should contact their strata representative if they are concerned. 

However, land tax liable unit owners may lodge an objection to the strata scheme land value if they receive a land tax assessment.

Rural properties

Rural land is land zoned for rural use or where rural activities are allowed. Landowners or rate paying lessees of rural land may object to a rural land value. 

To best support your objection, you should reference sales of similar properties from the benchmark component report, valuation sales report or other sales information. 

The sales should demonstrate that your suggested land value is correct. 

Consider the features of your land when comparing sales evidence to your property, such as:

• classification, like cropping, grazing, river flats and timbered hill country
• access and location
• highest permitted use
• soil type
• productivity and size
• value as a lifestyle block.

If the land area, dimensions or description are incorrect 

You may tell us if any of your property information is incorrect.

If the valuations are incorrectly apportioned

You may ask us to review how your land value is apportioned if you think it is incorrect.

If land is developed or used for both commercial and residential purposes, its apportioned value is the percentage of the commercial part’s rental value compared to the property’s total rental value. This is called Mixed Development Apportionment Factors (MDAF) or Mixed-Use Apportionment Factors (MUAF). 

If the site of a building is made up of more than one parcel of land, with different owners, subdivided horizontally, each parcel will have its land value apportioned. This applies a percentage to the site’s total land value to compare the relevant part of the building’s rental value to the building’s total rental value. 

If land is in two or more local government areas, its apportioned value is based on the proportion of the total property in each area.

If we should have valued land together or separately

Valuers value multiple parcels:

Valuers also value separate parcels of rural land together if the land is worked as one holding for agricultural or pastoral use.  

If concessions or allowances are incorrect or missing

Concessions and allowances are applicable to land value and not personal circumstances, such as pensioner concessions. 

Concessions include a heritage concession (if your property is on the State Heritage Register) and allowances include profitable expenditure and subdivision allowances.