Statutory valuations
See how land is valued for rating and other statutory purposes in the Northern Territory (NT), what the values mean, when they change and how to object.
This information summarises statutory provisions and administrative practices as a user guide. It does not replace the Valuation of Land Act 1963 or legal advice.
Where there is any inconsistency, the Act and Regulations prevail.
Read the relevant NT Act and Regulations:
About the Valuer-General
The Valuer‑General is an independent statutory officer under the Valuation of Land Act 1963 responsible for determining statutory land values used by local government and other authorities.
The office safeguards fairness and consistency through transparent methods, quality assurance and rights of objection and review.
What we value
In the NT, the Valuer-General values the unimproved capital value (UCV).
The UCV is the vacant land value of a property.
The Valuation of Land Act 1963, Section 9 defines the UCV as whichever is greater of:
- the capital sum which the fee simple of the land might be expected to realize if offered for sale on such reasonable terms and conditions as a seller in good faith would require, assuming that any improvements, other than site improvements, on or pertaining to the land had not been made, or
- the sum which would be obtained by deducting the value of any improvements, other than site improvements on or appertaining to the land, from the improved capital value of the land.
Strata
Strata includes units, apartments and townhouses. Special provisions apply to these properties.
Read these provisions in Section 8C of the Valuation of Land Act 1963.
Heritage land
If a property is or contains a heritage place, the valuation may disregard potential uses inconsistent with preserving heritage significance.
Land tax
There is no land tax in the NT.
Notice of valuation
Every three years, property owners in the NT receive a notice of valuation for their property from the Valuer-General.
This notice states the UCV of the property as determined by the Valuer-General.
What the valuation is used for
The Valuer-General provides the UCV valuation information to the local government or rating authority.
Local governments and rating authorities use your UCV valuation to calculate your rates and charges.
Each government or rating authority decides how these rates and charges are applied to land in their area. The Valuer-General is not involved in this process.
Buying or selling property
The Valuer-General's valuation maybe different from the property valuation you may get if you want to buy or sell property as this will include structural improvements.
If you want a valuation to buy or sell your property, you should contact a certified practising valuer.
Valuation cycle and effective dates
Within the general valuation cycle, a Territory-wide valuation of UCV is made for all rateable land at least every three years.
The general valuations are dated 1 July of the year the work is carried out. This is the effective date.
If land is subdivided, boundaries or permitted use change, a further valuation is made as soon as practicable and a new notice is sent to the landowner.
Planned revaluations
The following planned revaluation programs are scheduled over the next three years.
- 2025 - Katherine Town Council, Coomalie Community Government Council and Wagait Shire Council areas will be valued as at 1 July 2025.
- 2026 - City of Darwin, City of Palmerston, Darwin Waterfront Precinct and the Northern Territory Rates Act areas will be valued as at 1 July 2026.
- 2027 - Alice Springs Town Council, Litchfield Council, and the nine Local Government regional council areas including Tennant Creek, and all pastoral properties will be valued as at 1 July 2027.
How values are determined
The Valuer-General looks at the property market, recording and analysing sales in the relevant local area to determine how much the land alone would be worth.
The UCV considers similar sales in the market, trends, supply and demand and the land's current use and zoning.
Get your notice by email
To get your next notice by email instead of mail, go to the valuations online portal.
You will need your notice of valuation and a current email address to register.
If you need a copy of your notice of valuation, request one by contacting the Valuation Services unit.
Update contact information on notice
If any contact information on the notice of valuation is incorrect, you can update your information through the valuations online portal.
If any other information is incorrect, contact the Valuation Services unit.
You must provide:
- your valuation reference number - this is at the top of the notice of valuation
- the description of the land and the valuing year - also on the notice of valuation
- the information you think is incorrect
- the correct information.
Objecting to a valuation
If you disagree with a notice of valuation, you may object in writing within 30 days from the date of posting shown on your notice.
Before lodging, you are encouraged to contact the Valuer-General to discuss your concerns. If the matter can't be resolved, the Valuer-General will send you an objection form on your request.
How to object
To object, fill in the objection to valuation form DOCX (259.1 KB).
You must submit the completed form to the Valuer-General by the last 'date to object' printed on your notice.
If you want to object to more than one UCV valuation, you must complete and submit a separate form for each property.
The Valuer-General will consider the objection in accordance with the Valuation of Land Act 1963 and let you know the decision.
Request a review of the decision
If you disagree with the decision, you can appeal to Northern Territory Civil and Administrative Tribunal (NTCAT) within 30 days of the Valuer-General's decision.
How to request
Step 1. Fill in the initiation application form on NTCAT website.
Step 2. Prepare any further documents or details to support your request for a review.
Step 3. Email the completed forms and documents to NTCAT via AGD.ntcat@nt.gov.au.
Step 4. Pay the application fee. See the NTCAT fees.
Step 5. Prepare for your proceeding. Read more about the process and procedures on the NTCAT website.
Get previous UCVs
To get previous UCVs for your property, you can either visit the Valuation Services office or contact by email or phone.
Contact
For more information on property valuations, contact the Valuations Services unit by mail, email or phone.
Valuation Services
Department of Lands, Planning and Environment
18-20 Cavenagh Street, Darwin City
Valuation Services
GPO Box 1680
Darwin NT 0801
valuation.services@nt.gov.au
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