Properties in the district are revalued every 3 years. The current valuations are based on the revaluation completed on 1 August 2023 and have been used for rating purposes since 1 July 2024.
The next district-wide rating revaluation will take place on 1 August 2026 with the updated valuations being used for rating purposes from 1 July 2027
About the valuation process
We provide our valuation service provider Lewis Wright with detailed property records. They use these records along with sales information and market analysis to determine valuations that reflect market value as at 1 August 2026.
Property records are kept up to date through building consents inspections, subdivisions and sales analysis.
Property owners can expect to receive their valuation notices between 14 - 16 December 2026 either by post or through eNotice.
If you're buying or selling a property, you should consider a market valuation from an independent valuer. Market valuations reflect current market conditions and include chattels, while rating valuations are based on property values at a specific point in time are used for rating purposes.
Key dates
- Revaluation date: 1 August 2026
- Valuation notices issued: 14 to 16 December 2026
- Objections close: 5 February 2027
- New valuations used for rates: From 1 July 2027 (2027/28 financial year)
Understanding rating valuations
An increase in property values across the district does not increase the total amount of rates collected by Council. This means an increase in your property's valuation does not automatically result in an equivalent increase in your rates.
For example, if your property's valuation increases by 25%, it doesn't mean your rates will also increase by 25%.
Property valuations are one factor used to calculate rates. They help determine how rates are distributed across properties in the district.
The total amount of rates Council needs to collect each year is set through the Annual Plan process. Income from other sources is also taken into account before rates are set.
The rates requirement is then allocated across all ratepayers using a combination of factors including the rating valuation of each property.
Rating values completed on 1 August 2026 will be used for the next 3 rating years, from 1 July 2027 to calculate rates for each rateable property.
These values are combined with the budgets set by Council each year, as well as the Revenue and Financing Policy, which outlines how Council activities are funded.
Our rating system is governed by the Rating Valuation Act 1998 and audited by the Office of the Valuer-General.
A rating valuation is used to help calculate rates and is based on a property's value as at the date of the revaluation.
Rating valuations are completed every 3 years using a methodology set out in legislation and are audited by the Office of the Valuer-General.
Rating valuations do not include household chattels such as furniture and appliances. They are based on factors such as a property's location, size, type and condition as well as the sale prices of similar properties.
A market valuation is completed by an independent valuer and reflects a property's current market value.
Market valuations may include chattels, depending on the terms of sale and are generally more suitable when buying or selling a property.
If you're planning to buy or sell a property, you may wish to obtain a market valuation from a registered valuer as rating valuations are not intended for buying or selling purposes.
Other aspects are also considered to value your property, but are not limited to:
- Location
- Size
- Condition
- Character
- Quality of the construction
- Views / outlook
- Access (drive on)
- Garaging / off street parking
- Other buildings or notable features
- Sun (aspect)
- Modernisation (kitchen and bathrooms)
- Number of bedrooms / bathrooms
- Privacy
- Access to local transport and amenities
- Street appeal
- Noise
Maori freehold land value is discounted before it gets used for rating purposes. See more information about Maori freehold land
There are 3 parts to valuing your property.
Capital Value (CV) this is what the property would likely have sold for at the date of the revaluation, excluding chattels, stock, annual crops, trees, plant, machinery or good will. The CV is also known as Rateable Value (RV).
Land Value (LV) is the most likely selling price of the bare land at the date of the revaluation.
Value of Improvements (IV) is the difference between the land value and the capital value. It's the added value given to the land by any buildings or other structures present on the property and any landscaping.
The Office of the Valuer General audits our revaluation process before owners are sent their valuation notice. This has to pass rigorous quality checks.