Objecting to a property valuation
You must lodge your objection with the Office of the Valuer-General within 60 days of receiving your first rates notice for the financial year from your local council, SA Water or Revenue SA.
If you disagree with the statutory valuation of your property you must submit a written objection.
You can lodge an objection if you consider:
- the property value is too high
- the property value is too low.
There is no fee for lodging an objection.
How to lodge an objection
Objecting to the amount payable
If you want to object to the amount payable, you should contact the relevant rating authority - the local council, SA Water or Revenue SA.
Objecting to the property value
You must confirm what you are objecting to - site value, capital value or both valuations. If you wish to object to both site and capital value or lodge an objection for multiple properties, you will need to lodge a separate form for each value and property.
Capital values are used to determine:
- most council rates
- Emergency Services Levy
- water and sewerage rates.
Site values are used for:
- some regional council rates
- land tax.
1. Complete the form
You can start an online submission and save it for completing later. Saved applications are kept for 14 days and then deleted.
The Office of the Valuer-General will notify you of their decision in writing. If you're not happy with the outcome you can ask for a review.
1. Download and complete the relevant form
- Residential objection form
- Commercial and industrial objection form
- Horticultural objection form
- Agricultural and pastoral objection form
Send the form and supporting documents to:
Office of the Valuer-General
GPO Box 1354
Adelaide SA 5001
Fax: 8115 5709
The Office of the Valuer-General will notify you of its decision in writing. If you're dissatisfied with the outcome you can request a review.
How to request a review
If you're not satisfied with the objection decision by the Office of the Valuer-General there are two ways to ask for the decision to be reviewed:
- apply for an independent review by a valuer appointed to a panel by the Governor under the Valuation of Land Act 1971
- ask the South Australian Civil and Administrative Tribunal (SACAT) to review the decision.
Things you need to know
- Both review options can lead to the property value being reduced, increased or staying the same.
- If the independent review determines that the value should be decreased by an amount greater than 10% of the Valuer-General's original value, the application fee will be refunded.
- Starting with an independent review gives you a further option of approaching SACAT if you're still unhappy with the outcome. However, you can go straight to SACAT if you prefer.
- The Valuer-General also has the right to ask SACAT to review the outcome of an independent review.
- SACAT's decision is final - there is no further review process.
Review by an independent valuer
You must lodge your application for a review within 21 days of receiving notice of the Valuer-General's decision.
A separate application and fee are required for each review. If the independent review determines that the value should be decreased by an amount greater than 10% of the Valuer-General's original value, then the application fee will be refunded.
How to apply
Complete an independent review application form and send, with the relevant fee to:
Valuation Review Panel
GPO Box 1354
Adelaide SA 5001
The application form and further information are available from the Office of the Valuer-General:
The Office of the Valuer-General will notify you of the decision in writing - the property value may be reduced, increased or stay the same.
If the independent review valuer determines that the value should be altered by an amount greater than 10% of the Valuer-General's value, the Valuer-General is bound by this decision and the value will be adopted.
If the independent review determines that the value should be decreased by an amount greater than 10% of the Valuer-General's original value, then the application fee will be refunded.
If you're not happy with the decision, you can ask SACAT to do a further review. The Valuer-General may also seek a further review by SACAT.
Independent review panel
Review by SACAT
You must lodge an application within 21 days of receiving the notice you would like SACAT to review:
- notice of the outcome of your original objection to the Valuer-General's valuation
- the decision notice from an independent valuation review.
How to apply
The value of your property may be reduced, increased or confirmed (maintained). SACAT's decision is final - there is no further review process.
The fees for lodging a review application.
2020/2021 financial year
- $114.00 for land used by the applicant solely as their principal place of residence
- $284.00 for any other land
The fees for a review application can also be found on your objection outcome correspondence.
The fees can be paid by:
- cash, cheque, money order or credit card if lodging the application over the Land Services counter
- cheque or money order if lodging the application by mail
- credit card payments can be made by phoning 1300 653 346.
If the review valuer determines that the value should be decreased by an amount greater than 10% of the Valuer-General's value, then that value will be adopted and the application fee refunded.
On this site
- Property valuations
- South Australian Property and Planning Atlas (SAPPA), formerly known as Property Location Browser
- Valuation of Land Act 1971
- Valuation of Land Regulations 2020
- South Australian Civil and Administrative Tribunal Act 2013