Object to the site or capital improved valuation of your land
Site and capital improved valuations are determined by the Valuer-General Victoria or municipal councils. The State Revenue Office is not involved in determining these valuations.
These valuations are utilised by the State Revenue Office to calculate:
- land tax
- vacant residential land tax
- windfall gains tax
Your objection will be assessed by the relevant valuation authority. If you are objecting to valuations on your council rate notice, you need to object directly to your council.
Land tax and vacant residential land tax
Site and capital improved valuations are determined as part of the annual general valuation process by the Valuer-General Victoria or municipal councils. Once a general valuation is completed, we receive all valuations and use them to calculate land tax and vacant residential land tax.
You can object to the taxable value (site value) of land in your land tax assessment or the taxable value (capital improved value) of land in your vacant residential tax assessment within 2 months of the issue date on your assessment notice. The Commissioner of State Revenue has no discretion to accept late objections.
Windfall gains tax
The Valuer-General Victoria is responsible for determining the capital improved value of the land before and after a rezoning.
You can object to the valuations used in your windfall gains tax assessment within 2 months of the issue date on your assessment notice.
Only use the process outlined below if you are objecting to the valuations used on either a land tax assessment, a vacant residential land tax assessment or a windfall gains tax assessment because:
- the value is too high
- the value is too low
- 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 person named in the notice of valuation, assessment notice or other document is not liable to be so named
- the area, dimensions or description of the land are not correct.
Paying your land tax, vacant residential land tax or windfall gains tax pending the outcome
If your land tax or vacant residential land tax is due for payment in full or by instalments while you are waiting for a decision, you should pay it on time because if you don’t, interest will accrue daily on any outstanding amount and we may start debt recovery action.
If the site or capital improved value of the land is reduced, we will amend your tax assessment and refund any overpaid tax, including the appropriate interest amounts payable under the Taxation Administration Act 1997.
If your windfall gains tax is due for payment while you are waiting for a decision, you should either pay it or elect to defer the full liability by the due date on the assessment. If you don’t, interest will accrue daily on any outstanding amount, penalty tax may apply and you may not be able to subsequently defer the liability. We may also start debt recovery action.
If the capital improved value of the land is reduced, we will amend your tax assessment and refund any overpaid tax, including the appropriate interest amounts payable under the Taxation Administration Act 1997.
If you choose to defer a windfall gains tax liability and an objection is later successful and reduces the liability, the State Revenue Office will contact you to confirm if you wish to continue the deferral period or pay your adjusted liability.
If you choose to defer a windfall gains tax liability and an objection is later successful and extinguishes a liability, the deferral will automatically be cancelled as no liability now exists.
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Gather required information
To complete your 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.
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Complete objection online
To submit an objection:
- Enter your customer number and assessment number, and select whether you are objecting to 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 valuation authority can determine your objection.
You will receive an automated email response to confirm the submission of your objection. It will include an objection reference number and some additional information.
Next Steps
We forward your objection to the relevant valuation authority for review. They will contact you to discuss your objection.
Once they have received the objection from us, the valuation authority has 4 months to determine the objection and provide you with written a 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 on your land tax assessment once you receive a Confirmation Notice from the Valuer-General. From the time you lodge your objection, this process usually takes 6 months or more. As this process is completed externally, we are unable to provide updates.
Commissioner’s valuations
If the 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.
Last modified: 10 October 2024
News and updates
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20 November 2024
State Revenue Office 2023–24 Annual Review is now available
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30 September 2024
More property tax seminars added this October
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4 September 2024
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