NSW Land Valuation Revaluation 2025–26: What New Values Mean for Rates
New or recent NSW land values can flow through to council rates and land tax. Learn how the revaluation cycle works, what to check, and when the 60-day objection window applies.
When the NSW Valuer General issues updated land values for your area, those values can reflect a sharp market catch-up from previous years. Here is how updated valuations can affect your rates.
What Drove the Value Changes?
Market Catch-up
The revaluation captures several years of property market growth in a single jump.
Infrastructure
New metro lines and road projects have reshaped demand across Greater Sydney.
Zoning Changes
Increases in density and development potential directly impact underlying land value.
The Lag: When Rates Increase
Councils do not use new land values immediately. There is a lag between when you receive your notice and when your rates are recalculated.
- Notice issue date:New land valuation notices are issued for the relevant valuation cycle.
- Later rates cycle:Councils may then use updated values when calculating later rates bills.
*Important: The 60-day objection window runs from the date on your notice, not when your rates bill arrives.
Is a 40% value jump a 40% rate jump?
Not necessarily. Councils often adjust the rate in the dollar when values jump across the whole area. What matters is how your land value changed relative to other properties in your council area.
If your value increased by 60% while your neighbours' increased by 20%, you will likely shoulder a larger share of the rates burden.
What owners can do
Evidence-Based Case
Check if your value matches recent sales of similar vacant blocks in your street from late 2024–early 2025.
Object Formally
Lodge an objection via the official portal within the 60-day window. Use our research tool to build your case.
FAQ
Why did my value increase so much?
The 2025 revaluation captures market growth over several years. COVID market shifts and infrastructure projects also impact demand.
Can I object to my council rates bill?
No. You can only object to the land valuation notice from the Valuer General. The council bill is the consequence of that valuation.
What if I missed the 60-day window?
You generally cannot object until the next notice is issued, but you can start gathering evidence now for the next cycle.
Disclaimer: This article provides general information about NSW land valuation cycles. RatesAppeal is a research tool, not a professional valuation service. Always consult qualified professionals for property valuations or legal advice.
Related Reading
How to Find Comparable Sales
Find and select the best comparable sales to support your objection
Property Comparison Analysis
Learn how to compare properties and pick the best comparables
Property Research Tool Guide
Step-by-step walkthrough of the RatesAppeal research tool