Valuations

The Council rates are allocated to properties substantially on the basis of capital values.

Under both the Rating Valuations Act 1998 and the Local Government (Rating) Act 2002, the Christchurch City Council is required to value all properties for rating purposes.

The Council has engaged professional, independant valuers to determine capital values. This ensures an appropriate separation between value setting and rating policies. Our valuer is State Valuation Office (ph: 377 6431).

A rating valuation (also known as Capital Value) reflects the property's market value at the date of the valuation. Does not include chattels (e.g. carpets, drapes, light fittings), stock, crops, machinery or trees. This is then broken down to land and improvement value.

The value of the land is defined as the probable price that would be paid for the bare land. This includes any development work that may have been carried out (eg drainage, excavation, filling, retaining walls, clearing of vegetation).

The value of improvements is calculated by subtracting the land value from the capital value, and represents the extra value the buildings and other developments give to the land. For a residential property this figure would generally represent the value of the house, garage and any site development.

When the valuations are released, there is an opportunity to object to the valuation. This is for a set period of time, usually 6 weeks from the release of the valuation. If you require a valuation to be done earlier than this, then you would need to hire an independent valuer to do this. This valuation would not be added to our files and would not be used for rating purposes.

Changes to Valuations within the three year valuation period

The values for a property may be amended at any time as a result of significant change to the improvements, generally as a result of a building consent or as a result of subdivision.

Find a current valuation on a property.