Object to the site or capital improved valuation of your land

Land valuations

Site and capital improved valuations are determined by the Valuer-General Victoria each year. The State Revenue Office is not involved in determining valuations.

We use these valuations to calculate:

• land tax
• vacant residential land tax
• windfall gains tax.

If you object to a valuation on your assessment, it will be assessed by the Valuer-General Victoria. If you are objecting to a valuation on your council rates notice, you need to object to your council.

You can only object to a valuation on a land tax, vacant residential land tax or windfall gains tax assessment if:

• the value is incorrect
• the interests held in the land are not correctly apportioned
• the apportionment of the valuations is incorrect
• lands that should be included in one valuation have been valued separately
• lands that should be valued separately have been included in one valuation
• the area, dimensions or description of the land are not correct.

Land tax and vacant residential land tax

You can only object to the taxable value (site value) of land used on your land tax assessment or the taxable value (capital improved value) of land used on your vacant residential tax assessment within 2 months of receiving your assessment notice. 

The Commissioner of State Revenue has no discretion to accept late objections.

Windfall gains tax

You can object to valuations used in your windfall gains tax assessment within 2 months of the issue date of your assessment notice.

Paying your assessment while your objection is reviewed 

If your land tax or vacant residential land tax is due for payment in full or in instalments while you are waiting for a decision, you should pay it on time. 

For windfall gains tax, you should pay the assessment or elect to defer the full liability. 

If you don’t pay on time, interest will accrue daily on any outstanding amount and we may start debt recovery action. You may also not be able to subsequently defer your windfall gains tax liability.

If the valuation is reduced, we will amend your assessment and refund any overpaid tax, including the appropriate interest amounts payable under the Taxation Administration Act 1997.

If you defer a windfall gains tax liability and an objection is successful and reduces the liability, we will contact you to see if you wish to continue the deferral period or pay the adjusted liability.

If you defer a windfall gains tax liability and an objection is successful and removes the liability, the deferral will automatically be cancelled as no liability now exists.

Completing an objection

To complete an objection, you need:

• your land tax, vacant residential land tax or windfall gains tax assessment notice
• your council rate notice (if you have one)
• title details for the property
• details of any joint owners
• your reason for objecting
• details of the property.

To submit an objection online:

• enter your customer number and assessment number and select either land tax, vacant residential land tax or windfall gains tax
• complete the declaration
• confirm your name and contact details
• select which property’s value you are objecting to
• detail your objection
• review your objection and submit it.

Provide as much information as possible so that the Valuer-General can determine your objection.

You will receive an automated email response to confirm the submission of your objection. It will include information including an objection reference number.

Lodge an objection

Next steps

We forward your objection to the Valuer-General for review. They will contact you to discuss your objection.

Once they have received the objection, the Valuer-General has 4 months to provide you with written notice of their decision. 

If they issue a recommendation notice, the Valuer-General has 2 months to consider the amendment and confirm the adjustment. We can only amend the valuation once you receive a confirmation notice from the Valuer-General. 

It usually takes 6 months or more for a decision from the time an objection is submitted. As this process is completed externally, we are unable to provide updates.

Commissioner’s valuations

If a valuation is based on a Commissioner’s valuation, we will consult the Valuer-General Victoria before making a decision on your objection. Your objection will be determined under the Taxation Administration Act 1997 by the Commissioner and we will advise you in writing.