Property valuations

Property valuations

Find out more about property valuations and how to make an objection to your valuation.

Property revaluations are carried out every three years to reflect changing market values. This is a legal process that is independently audited by the Office of the Valuer General.

Valuations are conducted by an independent valuation company, Opteon.

Opteon uses recent property sales data, resource and building consent data and sample inspections to produce updated market values.

Property revaluations don’t affect the amount of money we collect in rates – they help us make sure everyone pays a fair share.

New property valuations as at 1 July 2021 are now available. You can find them by searching the rates database.

Search the rates database 

Your rating valuation

A property value is made up of three components:

Capital Value

This is what your property might have sold for at the date of valuation. It does not include chattels, stock, plant, crops, machinery or trees.

Residential properties include GST, other property types do not.

Land Value 

This is the most likely selling price of the bare land at the date of valuation.

The Land Value includes any development work which may have been carried out, such as draining, excavation, retaining walls, levelling, clearing of vegetation, or protection from flooding.

Value of improvements

This is the difference between the capital value and the land value. It reflects the value of the property's buildings and other structures.

Lodging an objection

When you receive a valuation notice, if you don’t agree with the value of your property, you can object to it.

An objection can only be lodged prior to the objection due date on your notice.

All properties that have an objection lodged against the values are inspected as it is a legal requirement.

A valuer may contact you if the inspection and consequent review cannot be conducted from the outside of the property. The outcome of the consideration of your objection will be advised to you in writing.

To lodge an objection to your new valuation, please complete all sections of the objection form and lodge with us by the due date on the valuation notice. 

Download and complete the printable form then send it to us by post or email.

Objection to Rating Valuation(PDF, 104KB)

By post:

Whangarei District Council
Private Bag 9023
Whangārei 0148

By email:

mailroom@wdc.govt.nz

How often are valuations carried out?

A general revaluation of all the properties within a District usually takes place every three years.

Valuation notices are also issued between revaluations when changes are made to properties, for example, if land is subdivided, or a building is built or demolished.

If a valuation is issued between general valuations, the values are backdated to the date of the last general revaluation to ensure uniformity between properties.

For example, if you built a new house in 2022, the rating valuation date will be 1 July 2021 (the date of the last general revaluation).

Revaluation trends by suburb 2021

Land values (LV)

The following table displays the residential land values, by suburb, for the 2021 revaluations.

Locality Average 2018 LV Average 2021 LV % Change LV
CBD $135,235 $ 243,535 80%
East Kamo $180,600 $ 278,701 54%
Hikurangi $144,284 $ 218,904 52%
Kauri, Otakairangi $173,114 $ 255,745 48%
Kensington, Regent $ 196,936 $ 344,103 75%
Mairtown $ 274,246 $ 463,024 69%
Mangapai, Springfield, Waiotira, Waikiekie $ 172,216 $ 275,673 60%
Marsden Pt, One Tree Pt, Ruakaka, Takahiwai $ 341,964 $ 487,632 43%
Maunu $ 186,182 $ 304,907 64%
Maunu, Maungatapere $ 291,756 $ 394,770 35%
Morningside $ 117,855 $ 217,635 85%
Oakleigh, Maungakaramea, Otaika, Portland $ 155,234 $ 250,788 62%
Onerahi $ 243,304 $ 335,150 38%
Otangarei $ 91,380 $ 165,110 81%
Pipiwai, Purua, Ruatangata West, Matarau, Three Mile $ 285,093 $ 395,732 39%
Portland $ 199,400 $ 219,500 10%
Raumanga $ 123,372 $ 203,413 65%
Regent $ 255,468 $ 423,328 66%
Regent, Whareora $ 194,761 $ 336,135 73%
Riverside $ 229,818 $ 319,979 39%
Sherwood Rise East $ 240,306 $ 332,236 38%
Sherwood Rise West $ 209,362 $ 291,140 39%
Tikipunga North, Totara Park $ 184,519 $ 289,875 57%
Tikipunga South $ 150,897 $ 256,339 70%
Titoki, Parakao, Opouteke, Nukutawhiti $ 106,420 $ 158,804 49%
Waipu, Braigh, Langs Beach, Brynderwyn $ 541,442 $ 755,560 40%
West Kamo $ 238,964 $ 355,099 49%
Whakapara, Helena Bay, Whananaki North $ 448,436 $ 616,096 37%
Whananaki Sth, Tutukaka, Ngunguru, Glenbervie $ 495,786 $ 646,318 30%
Whangarei South $ 102,157 $ 186,753 83%
Whareora, Pataua, Whangarei Heads, Tamaterau $ 436,905 $ 628,471 44%
Whau Valley, South Kamo $ 236,404 $ 365,843 55%
Woodhill, Horahora $ 206,386 $ 297,375 44%

Capital values (CV)

The following table displays the residential capital values, by suburb, for the 2021 revaluations.

Locality Average 2018 CV Average 2021 CV % Change CV
CBD $ 415,184 $ 585,256 41%
East Kamo $ 452,056 $ 623,343 38%
Hikurangi $ 350,217 $ 507,785 45%
Kauri, Otakairangi $ 433,989 $ 640,475 48%
Kensington, Regent $ 465,886 $ 647,110 39%
Mairtown $ 578,134 $ 843,676 46%
Mangapai, Springfield, Waiotira, Waikiekie $ 423,353 $ 593,462 40%
Marsden Pt, One Tree Pt, Ruakaka, Takahiwai $ 717,173 $ 961,337 34%
Maunu $ 534,655 $ 699,439 31%
Maunu, Maungatapere $ 716,736 $ 946,488 32%
Morningside $ 402,676 $ 554,528 38%
Oakleigh, Maungakaramea, Otaika, Portland $ 440,851 $ 623,500 41%
Onerahi $ 503,787 $ 684,707 36%
Otangarei $ 248,780 $ 395,279 59%
Pipiwai, Purua, Ruatangata West, Matarau, Three Mile $ 707,516 $ 975,738 38%
Portland $ 535,225 $ 699,000 31%
Raumanga $ 366,291 $ 530,619 45%
Regent $ 537,699 $ 741,391 38%
Regent, Whareora $ 504,553 $ 711,025 41%
Riverside $ 532,630 $ 714,993 34%
Sherwood Rise East $ 498,038 $ 706,694 42%
Sherwood Rise West $ 446,443 $ 629,770 41%
Tikipunga North, Totara Park $ 497,744 $ 690,153 39%
Tikipunga South $ 406,050 $ 604,473 49%
Titoki, Parakao, Opouteke, Nukutawhiti $ 289,120 $ 426,216 47%
Waipu, Braigh, Langs Beach, Brynderwyn $ 985,762 $ 1,331,261 35%
West Kamo $ 575,764 $ 782,134 36%
Whakapara, Helena Bay, Whananaki North $ 716,087 $ 1,048,709 46%
Whananaki Sth, Tutukaka, Ngunguru, Glenbervie $ 862,427 $ 1,136,783 32%
Whangarei South $ 363,663 $ 531,580 46%
Whareora, Pataua, Whangarei Heads, Tamaterau $ 737,340 $ 1,025,717 39%
Whau Valley, South Kamo $ 560,856 $ 762,569 36%
Woodhill, Horahora $ 427,255 $ 592,672 39%

Does an increase in my property valuation mean my rates will rise?

An increase in your property valuation does not mean that your rates will increase or decrease by the amount of this change, as they don’t affect the total amount of rates collected by us.

Instead, they help us work out everyone’s fair share of rates.

Each year we assess how much money is needed to provide services and build and maintain our District’s assets like roads, wastewater, parks and sports fields.

We use your land value to calculate the share of our District’s general rates that should be paid by each property owner.

Any rates increase is determined by your property value increase compared to the average increase across the Whangārei District.

For example, a 50% increase in your property value does NOT mean a 50% increase in your rates. If your property has increased by more than the average you will pay a slightly larger share of the total general rates. If your property has increased less than average you will pay a lower share of the total general rates.

How does the rating value relate to market value?

The rating valuations are based on market data at 1 July 2021 and should reflect a likely sale price, excluding chattels, at that date.

The capital value is the value of a property for rating purposes, not the current market value of your home.

To find out the current market value of your property for a mortgage application, selling or insurance purposes, you need to engage a registered valuer.