Rates calculations and valuations

The Capital Improved Value (basically the market value of land and improvement), of your property is multiplied by the rate in the dollar set by Council.

  • From 1 July 2020 to 30 June 2021 the General rate in the dollar is 0.002670
  • the Commercial and Industrial rate in the dollar is 0.003091
  • the Farm Land rate in the dollar is 0.002270
  • the Vacant Land rate in the dollar is 0.005539. This applies to 
    • General Residential Zone 1
    • Neighbourhood Residential Zone 1
    • Activity Centre Zones 1 and 2
    • Low Density Residential Zone (LDRZ) to which the Development Planning Overlay 4 (DPO4) applies

A House Construction Rebate applies to properties liable for the Vacant Residential Land Rate. See Supplementary valuations below for details  

The standard Waste Management Charge is $419.56

Go to the State Government website to Calculate your fire levy

Payment calculation example

Capital Improved Value (CIV) X Rate in $ = Amount
+ Waste Management Charge
+ Fire Services Property Levy
= Total amount of rates payable

Farm classification

In accordance with Section 2(1) of the Valuation of Land Act 1960, a farm classification applies to a property that is more than two (2) hectares, and is being used as a business with significant and substantial commercial purpose or character which seeks to make a profit on a continuous or repetitive basis that is used primarily for

  • grazing (including agistment)
  • pig farming
  • fish farming
  • bee-keeping
  • horticulture
  • dairying
  • poultry farming
  • tree farming
  • viticulture
  • crop growing (of any kind)

If you believe you meet this criteria then please contact Rates and Valuation's for an application form 


The Local Government Act and the Valuation of Land Act require Council to revalue all properties within Nillumbik. The Valuations shown on your rates notice are based on the value of your property as at 1 January 2020. These values will remain in force until 30 June 2021.

The following table outlines the valuations and rates by ward.

Ward 2020 property valuations Rates generated
 Blue Lake  3,351,464,600 9,159,777 
 Bunjil  2,700,399,300 7,177,623 
 Edendale  2,908,880,200 7,876,724 
 Ellis  2,678,441,000 7,575,228 
 Sugarloaf  2,998,400,700 7,991,686 
 Swipers Gully  3,182,991,600 8,572,666 
 Wingrove  3,386,655,400 9,294,407 
 Total  21,207,232,800 57,648,111 

The undertaking of Land valuations (for Rates, Fire Services Levy and Land Tax purposes) in Victoria is now the responsibility of the Valuer-General Victoria and will be conducted on an annual basis rather than every second year.

Centralising the valuation function with the Valuer-General and undertaking annual valuations will provide improved equity and transparency in the distribution of rates, being based on more up to date (annual rather than biennial) valuations.

For more information regarding the new Centralised Annual Valuations please read the Annual Property Valuations flyer below.

Annual Property Valuations(PDF, 702KB)

Assessed valuations

Nillumbik Shire Council calculates rates on the Capital Improved Value (CIV) for each property. The valuation is shown on the Rate Notice. Capital Improved Value (CIV) is the estimated market value of the property including land and all improvements.

There are three valuations shown on your rate notice, these are:

  • Site Value (SV) - Is the value of the unimproved land
  • Capital Improved Value (CIV) - Is the total unencumbered value of the property including land (added value of all buildings and including land)
  • Net Annual Value (NAV) – is a minimum of 5% of the CIV. For commercial assessments the adjusted annual rent  

Valuation objections

The Valuation of Land Act 1960 (Sections 16,17 & 18) provides that any person who wishes to object against a valuation must lodge the objection with Council within two months from the date of issue of annual or subsequent supplementary rate notices. Any such objection must use the prescribed objection form. Copies are available from Council’s Rates Department during normal business hours.

Ratepayers are encouraged to always discuss valuation issues with Council prior to lodging an objection by calling 9433 3285. The initial informal discussion may be beneficial to clarify specific issues.

Once a formal objection has been lodged with Council there are specific statutory processes that need to be addressed for the purpose of concluding and resolving the dispute.

The objector will be required to produce relevant market evidence to support their claim of an amended council valuation

Regardless of any objection to the valuation, rates must be paid as assessed by the due date, otherwise interest may be charged.

Supplementary valuations

A supplementary valuation may be made when the value of the property has been materially altered since the return of the existing valuation, for example the erection of a new dwelling on previously vacant land, additions to an existing house or fire damage to a dwelling. Supplementary valuations bring the value of the affected property into line with the general valuation of other properties within the municipality. Values are assessed at the date of the general valuation currently in use. A supplementary rates notice may be sent at any time throughout the year

There is a House Construction Rebate for properties liable for the Vacant Residential Land Rate. That means that 50 percent of the previous 12 month’s rates paid for that property will be credited back to the rate account upon a certificate of occupancy being issued to Council and processed in a Supplementary Valuation.

Other Uses

State Revenue Office uses the Council's Site Valuation indicated on this notice for the purpose of assessing land tax under the Land Tax Act 1958

What is an AVPCC? 

Council’s contract valuers have assigned an Australian Valuation Property Classification Code (AVPCC) to your property, according to the use of your land. As determined under the provisions of the Fire Services Levy Property Act 2012, the AVPCC is used to derive your property’s land use classification. The AVPCC and land use description assigned to your property are displayed on your rate notice, just below the property details. 

See the current list of AVPCC’s below