Property valuations

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 Opteon, an independent valuation company. 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 work out everyone's fair share of rates. A change in a property's value doesn't mean that the rates will increase or decrease by the amount of the change.

New property valuations as at 1 July 2024 are now available. We use these new valuations to calculate each property’s share of rates for the next three years, starting 1 July 2025.

You can find a property’s new rating values by searching the rates database, or by using the property revaluations map to compare the 2021 and 2024 rating valuations.

Search the rates database

Search the property revaluations map

Lodging a valuation objection

When you receive a valuation notice, if you don’t agree with the value of your property, you can object to it in writing. Our preferred method is online as this makes it easier and more efficient.

An objection must be lodged by the day indicated on the valuation notice. This is normally 30 working days for general revaluation and 20 working days for other valuation changes.

Find out more and lodge an objection:

Lodge a property valuation objection

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 that 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.

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 calculated to the date of the last general revaluation to ensure uniformity between properties. For example, if you build a new house in 2025, the rating valuation date will be 1 July 2024 (the date of the last general revaluation).

Revaluation trends by suburb 2024

Land values (LV)

The following table displays the residential land values, by suburb, for the 2024 revaluations.

Locality	Average 2021 LV	Average 2024 LV	% Change LV
CBD	$227,435	$235,527	4%
East Te Kamo	$276,846	$285,816	3%
Hikurangi	$218,468	$218,446	0%
Kauri, Otakairangi	$264,745	$286,700	8%
Kensington, Regent	$310,991	$312,195	0%
Mairtown	$360,760	$362,733	1%
Mangapai, Springfield, Waiotira, Waikiekie	$272,500	$296,759	9%
Marsden Pt, One Tree Pt, Ruakākā, Takahiwai	$480,565	$464,077	-3%
Maunu	$290,773	$300,937	3%
Morningside	$211,604	$232,359	10%
Oakleigh, Maungakaramea, Otaika	$376,461	$399,093	6%
Oakleigh, Maungakaramea, Otaika, Portland	$249,444	$275,198	10%
Onerahi	$322,799	$328,836	2%
Otangarei	$156,079	$162,638	4%
Pipīwai, Purua, Ruatangata West, Matarau, Three Mile	$401,089	$407,864	2%
Portland	$220,313	$273,672	24%
Raumanga	$191,445	$192,203	0%
Raumanga South	$171,419	$177,335	3%
Regent	$340,750	$329,780	-3%
Regent, Whareora	$307,403	$309,391	1%
Riverside	$312,323	$313,511	0%
Sherwood Rise East	$321,095	$332,697	4%
Sherwood Rise West	$281,002	$284,591	1%
Tikipunga North, Totara Park	$286,956	$292,175	2%
Tikipunga South	$248,797	$260,890	5%
Titoki, Parakao, Opouteke, Nukutawhiti	$163,196	$154,824	-5%
Waipū, Braigh, Langs Beach, Brynderwyn	$731,413	$811,076	11%
West Te Kamo	$337,917	$348,868	3%
Whakapara, Helena Bay, Whananaki North	$606,046	$617,496	2%
Whananaki Sth, Tūtūkākā, Ngunguru, Glenbervie	$613,240	$665,658	9%
Whareora, Pātaua, Whangārei Heads, Tamaterau	$621,148	$606,256	-2%
Whau Valley, South Te Kamo	$351,831	$370,000	5%
Woodhill, Horahora	$260,475	$267,290	3%

Capital values (CV)

The following table displays the residential capital values, by suburb, for the 2024 revaluations.

Locality	Average 2021 CV	Average 2024 CV	% Change CV
CBD	$558,590	$526,107	-6%
East Te Kamo	$621,324	$586,998	-6%
Hikurangi	$507,265	$486,422	-4%
Kauri, Otakairangi	$673,750	$660,659	-2%
Kensington, Regent	$615,153	$594,042	-3%
Mairtown	$697,172	$658,250	-6%
Mangapai, Springfield, Waiotira, Waikiekie	$585,463	$564,167	-4%
Marsden Pt, One Tree Pt, Ruakākā, Takahiwai	$962,362	$953,964	-1%
Maunu	$680,725	$653,991	-4%
Morningside	$543,856	$504,477	-7%
Oakleigh, Maungakaramea, Otaika	$919,613	$909,965	-1%
Oakleigh, Maungakaramea, Otaika, Portland	$623,175	$597,083	-4%
Onerahi	$665,182	$636,413	-4%
Otangarei	$375,703	$367,839	-2%
Pipīwai, Purua, Ruatangata West, Matarau, Three Mile	$1,001,654	$1,001,477	0%
Portland	$712,813	$661,563	-7%
Raumanga	$510,266	$489,561	-4%
Raumanga South	$495,352	$461,564	-7%
Regent	$650,780	$621,660	-4%
Regent, Whareora	$673,807	$640,540	-5%
Riverside	$701,903	$672,210	-4%
Sherwood Rise East	$685,532	$648,711	-5%
Sherwood Rise West	$609,222	$569,910	-6%
Tikipunga North, Totara Park	$695,315	$658,218	-5%
Tikipunga South	$593,770	$549,989	-7%
Titoki, Parakao, Opouteke, Nukutawhiti	$432,157	$433,824	0%
Waipū, Braigh, Langs Beach, Brynderwyn	$1,314,043	$1,427,197	9%
West Te Kamo	$756,735	$705,054	-7%
Whakapara, Helena Bay, Whananaki North	$1,043,245	$1,056,878	1%
Whananaki Sth, Tūtūkākā, Ngunguru, Glenbervie	$1,101,673	$1,141,774	4%
Whareora, Pātaua, Whangārei Heads, Tamaterau	$1,031,583	$1,051,897	2%
Whau Valley, South Te Kamo	$726,080	$679,483	-6%
Woodhill, Horahora	$548,463	$527,210	-4%

Does an increase in a property's valuation mean the rates will rise?

An increase in a property's valuation does not mean that rates will increase or decrease by the amount of this change, as property valuations 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, such as roads, parks and sports fields.

We currently use land value to calculate the share of our District’s general rates that should be charged to each property.

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

For example, if residential property values increased on average by 1 per cent, a property that decreased in value by 10 per cent would be rated less. Conversely, a residential property that increased in value by 20 per cent would be rated more.