Property valuation

Capital value (the value of land, buildings and other improvements) is used to calculate your rates. 

The Office of the Valuer-General (state government) determines the capital value of your property. The value of your property is not determined by council.

Objections to your property value

If you believe that your property value is incorrect you may object within 60 days of receiving your first rates notice.

Objections must be forwarded to the Office of the Valuer-General:

Post: GPO Box 1354, Adelaide SA 5001
Phone: 1300 653 346

Visit the valuer general's web page on How to Object

Who sets property valuations in South Australia?

Each year, the Valuer-General of South Australia decides the value of every property in the state.

Councils are not responsible for property valuation.

How does the Valuer-General decide on property values?

The Valuer-General considers any changes or improvements made to each property, how the property market is performing and any zoning changes that might have occurred.

How does the Valuer-General’s decision on property valuation affect council rates?

Council starts by deciding how much money is required to deliver the services and infrastructure needed across the City of Onkaparinga in the coming year.

Council then sets general rates and a fixed charge.

Let’s start with general rates.

All councils use property valuations to calculate each property owner’s contribution to general rates each year.

To do this (in simple terms), we calculate a ‘rate in the dollar’.

To decide on the rate in the dollar, we divide the required rate revenue in our draft budget by the total value of all properties in the entire council area. A different rate in the dollar is set depending on the type of land use (e.g. residential, industrial, commercial or primary production).

The ‘rate in the dollar’ for your type of land use is then multiplied by the value of your property to establish the amount you pay toward general rates.

Council then needs to apply a fixed charge that is the same for every ratepayer. In 2022-23 the fixed charge is proposed to be $730.

The fixed charge ensures that all property owners contribute an equal base amount to the cost of council activities and maintaining the services and infrastructure required across the entire council area.

Also included in your council rates bill is the South Australian Government’s Regional Landscapes Levy. Fees for this levy go directly to the state government, not the council.

The general rate, fixed charge, and landscape levy (plus CWMS charges for properties without mains sewer access) are then added together to determine your total council rates each year.

Who should I contact if I have questions about the valuation on my property?

Council does not set property values so any questions should be directed to Land Services SA who operate on behalf of the Office of the Valuer-General.

You can contact Land Services SA on 1300 653 346 or