Property valuations

Your property values are assessed using information such as:

• market sales and rents
• property type
• property features.

Valuers build a profile of value levels for different locations and property types, guided by market sales and rental evidence.

We also use building and planning permits and other public documents to gather information about each property within the municipality. If further information is needed, an information request or a property inspection may also be necessary.
 

Valuers are authorised to obtain additional information and will usually request this information by mail or email.

However, a valuer can enter a property at any reasonable time and may request any information that will help make a true and correct valuation. This may be done, for example, where an internal property inspection is needed to ensure an accurate valuation. Inspections are arranged with owners and occupiers. 

If you would like to dispute the Valuer-General Victoria's valuation of your property, an objection can be lodged directly via an online portal. Their appointed contractors will be in contact about the objection.

Submit an objection online:

• Rating valuation objections portalOpens in new tab

Or

Print and post / email an objection:

• Objection form residential (PDF 50 KB)
• Objection form commercial / industrial (PDF 55 KB)

Formal objections to the valuation of a rateable property should be forwarded to:

City of Melbourne
GPO Box 2158
Melbourne 3001.

Or email to:

valobject@melbourne.vic.gov.au

Once the Valuer General has received a formal objection, their appointed valuers will exchange property information.

If an adjustment to the valuation is warranted a Notice of Recommendation to adjust the valuation will be forwarded to the Valuer General for audit and certification. If no adjustment is warranted, a Notice of Disallowance will be issued and no adjustment will be made.

If you are dissatisfied with the determination you have a further right of appeal to the Victorian Civil Administrative Tribunal.

Please note:

• Objections received outside of two months of the issue date of the valuation and rate notice will not be considered.
• An objection does not constitute grounds for non-payment of rates and charges, as assessed on the valuation and rate notice. You are required to pay by the dates outlined on the notice, pending the outcome of any objection. 

Gross lettable area (GLA): Generally, the floor space contained within a tenancy at each floor level measured from the outside of main faces of external walls and, where applicable, the centre lines of internal inter-tenancy, partition and common area walls. Excluded features such as balconies and verandahs and, if there are two of more occupiers or tenants, exclude common use areas, service areas, and non-exclusive public spaces and thoroughfares. In the case of retail tenancy areas such as shops, measurements are often made from the internal finished surface of external building walls, service passage walls, etc.

Net lettable area (NLA): Excludes external walls, building cores and standard service areas such as toilets, access passageways, storerooms etc.

You can crosscheck our building area on City of Melbourne MapsOpens in new tab.

Refers to whether the owner contributed towards fitting out the premises and whether that fit out will remain in the premises when you vacate.

Refers to benefits offered by the landlord to encourage the tenant to enter or renew a lease agreement. These may include rent free periods or reduced rentals, fit out contributions or capital incentives.

Amount charged for insurance of the building and glazing.

Refers to the costs associated with the running of the physical building such as council rates, water rates, strata levies, insurances, Land Tax and management fees. Outgoings can be paid by the landlord and/or the tenant dependant on terms of the lease.

The right for a Lessee to extend the Lease for a pre-agreed term. For example: you may have a 5 year lease agreement with option to renew for 2 periods of 2 years. Your lease will be 5+2+2.

• Market: The rent increases or decreases according to the movements of the market at the time of review.
• CPI or Consumer Price Index: An increase based on measure of changes in the purchasing-power of a currency and the rate of inflation time within a Capital City.
• Fixed: An increase based in a percentage agreed at the time of signing the lease
• Predetermined: An amount in dollars agreed at the time of signing the lease

• Net rent - the tenant pays all outgoings
• Gross rent - the owner pays all outgoings
• Semi gross - tenant and owner share the outgoings
• Turnover rent - based on a percentage of sales
   

This clause restricts your rent from falling from the current payable rent. You could have a market rent review agreement with a Ratchet clause, if the market falls your rent will remain the same.

The length of time that you agreed to occupy the premises as stated in your lease.