Setting valuations

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

A rating valuation (or capital valuation) reflects the property's market value on the date of the valuation. It does not include chattels (e.g. carpets, drapes, light fittings), stock, crops, machinery or trees.

Valuations are made up of :

  1. Land value – the probable price that would be paid for the bare land. It includes work such as drainage, excavations, and retaining walls.
  2. Improvement value – this is simply the difference between the overall capital value and the vacant land value. It represents how much additional market value has been added by the improvements, but it does not indicate the actual cost or insurance value of the buildings or landscaping.

Our valuations are done for us by Quotable Value(external link), a specialist valuation firm which provides valuation services to most local councils across the country.

2019 rating valuations

We must update our rating valuations every three years – the current 2019 values will be used to calculate your rates from 1 July 2020 until 30 June 2023. Until then, your rates will be calculated based on the 2016 valuations.

The next revaluation will be in 2022. If you build a new house before then, its rating valuation will still be based on market prices as at 1 August 2019 to ensure that the rates system is fair (ie. so you do not pay extra just because of house price inflation since 1 August 2019).

Importantly, rating valuations do not affect how much we collect in rates  they only affect how much of our total rates income is paid for by each property.  For example, a large investor owning (say) 2% of the whole District should pay around 2% of our total rates;  if market values change over time so that the same investor now owns (say) 3% of the whole District, they should now pay around 3% of our total rates and everyone else should pay a bit less.

The total amount of rates income we need is set each year through our Annual Planning process, and is not related to any changes in market valuations.

2019 rating valuation map

This map shows the average change in Christchurch and Banks Peninsula property values from 2016 to 2019. All properties have been sorted into valuation roll areas to give an overall view of how things may have changed.

The average change for each area shown in this map relates to residential properties that pay the Council’s standard general rate. Red zone properties have not been used to calculate those averages.

Zoom in on the map and click on a rating unit to see its valuation information.

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While we do our best to ensure information is correct and regularly updated, errors in the data and its completeness may occur. If you find a problem email us on ratesinfo@ccc.govt.nz

Valuations and insurance

Rating values should not be used to calculate the replacement value for insurance purposes. An estimate of replacement value usually includes demolition and consent costs associated with rebuilding. Such costs are not included in a rating valuation.