Council has access to multiple sources of information that help determine the value of your property. For instance, the valuers analyse:

  • recent property sales

  • local rental market

  • building and planning permits

  • other public sources

Valuations also take into account the different characteristics of each property and area, and the valuers may even request to enter your property to help make a true and correct valuation. The inspection is arranged in advance with the owner/occupier of the property.

If you have any questions please contact Council by phoning 9688 0200 or email

Valuation of your property

The Valuer-General is the sole authority on land valuations that take place annually. Council has no jurisdiction over valuing residential properties for rates purposes.

The Local Government Act and the Valuation of Land Act require all properties in Victoria to be revalued each year. The valuation on your rates notice is based on the value of the property as at 1 January 2020. This is to ensure there is consistency across the City of Maribyrnong.

It is important to note that property revaluations do not increase the amount of rate revenue raised by Council - it only redistributes who pays the rates.

The Victorian Government has imposed a 2.5% rate cap, however Maribyrnong City Council will not apply this rate in 2020/21. Property owners may see increases but this will be contributable to new valuations or rate distribution shifts.

Why your valuation has increased

There are various reasons as to why your property valuation has changed. Changes may be in response to:

  • higher sales figures in the area which increases the value of your property
  • improvements to the area such as local developments
  • changes to planning zones, and
  • consolidation of land and increased dwellings affect property values.

A review of your valuation is available on request.

Council officers can help to clarify the reasons for changes in the valuation of your property. Please do not hesitate to contact us by phoning 9688 0200 or email


Supplementary valuations

In certain circumstances, supplementary valuations may be performed between general valuations. They are required when properties have:

  • physically changed (e.g. altered, erected or demolished)
  • amalgamated, subdivided, portions sold off, rezoned or are affected by road construction.


Objecting to a valuation

If you disagree with the value of your property, as listed on your rate notice, you can lodge an objection. This is outlined in Sections 16, 17 and 18 of the Valuation of Land Act 1960.

The objection process is managed by the office of the Valuer-General through their contracted Valuers.

Objections should be made in writing to Council in the prescribed form within two months of the issue date of your original rates notice.

The objection will then be sent to the Valuer-General’s contract Valuer for review and assessment.

You are encouraged to contact Council prior to lodging an objection by phoning 9688 0200. An initial informal discussion may help to clarify any specific issues you may have.

If you are not satisfied with the decision, you may appeal to the Victorian Civil and Administrative Tribunal (VCAT) or to the Supreme Court.

Even if you have lodged an objection, you must continue paying your rates and charges until your objection is resolved to avoid interest charges.

Who does the valuations?

Only qualified valuers, professionals holding recognised tertiary qualifications and with the required practical experience, perform municipal valuations. The valuers are employed by the Valuer-General.

The valuers operate under the highest standards of professionalism and ethics. All valuers must declare their impartiality before undertaking valuations. They also undertake to perform all valuations to the best of their ability and judgement.


What else valuations are used for

Your property valuations are also used by:


What is an Australian Valuation Property Classification Code (AVPCC)

The Australian Valuation Property Clarification Code (AVPCC) is a property identifier. It is assigned to your property by the valuers as per the Fire Service Property Levy Act 2012 showing your land use classification and is now indicated on your rate notice.

For more information view the AVPCC codes and descriptions at the bottom of this page.

My AVPCC code doesn’t match my property and does this effect my valuation?

The AVPCC has no effect on the valuation of your property, it is used to identify the property’s classification (residential / commercial etc.) which is applied to calculate the Fire Service Property Levy that you contribute in accordance to the Fire Services Property Levy Act 2012.  

Legislation requires this code to be printed on your rates notice.