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Understanding Rateable Value

We explain the difference between Rateable Value and Market Value
Updated 10 September 2023
If you own a home, you may hear two different values for your home – the rateable value and market value. They aren’t the same thing, and in fact, one can be as much as 50% higher or lower than the other. Rateable values change only every three years, with the next change occurring on July 1, 2026. 

Our guide covers:

What is Rateable Value?

So just what is your home’s rateable value? It’s the value your local council assigns to your property that determines your payable rates. The rateable value is determined by a computer analysis – not a human. The council inputs the property information and the computer program does the rest. It uses the following factors to determine your Rateable Value:
  1. Capital Value – The value based on the most recent home sales in the area
  2. Land Value – The value of the land the home is on based on recent land sales in the area
  3. Value of Improvements – This is simply the Capital Value minus the Land Value

The Capital Value considers the home’s value on a chosen date based on the value of homes that sold in the area closest to that date. The Council performs what they call a mass appraisal. In other words, they don’t come and visit each home, coming inside and evaluating the home’s features. Instead, they use the latest data for homes sold in the area and the existing data in their database regarding your home and derive the value with these figures. 

The improvements take into consideration work done on the land, such as driveway improvements, landscaping, or other exterior improvements that increase the land’s value. 

The rateable value includes an appraisal of all homes in the area that sold recently. The Council uses the information of each sold property and compares it to your property details, finding the homes that are most similar to your home when deriving its value. 

How is Rateable Value Different From Market Value?

Your rateable value is not how much you would get it you sold your home on that day. The market value is the price a prospective buyer would be willing to pay for your home. The market value takes into consideration many other factors, including:
  • The current state of the housing market – Are there many buyers or just a few?
  • The availability and use of the land – Are there other uses for the land?
  • The current state of the economy – Consider the local and national economy
  • Interest rates – Can buyers afford the current rates?

You can find out your home’s market value at any time. Unlike the rateable value that only changes every three years, the market value often changes as the market changes.

If it’s been a while since your latest RV, your market value is likely quite different from it. Keep in mind that RVs don’t consider your home’s condition or improvements which could significantly underestimate your home’s market value. If you sold your home for the RV, you could be underselling yourself. 

If you want to know your home’s current market value, you can do one of two things:
  1. Ask a real estate agent: Real estate agents that are familiar with the area, know the homes for sale and recently sold, and that have access to pertinent data can help you determine your home’s approximate market value
  2. Hire a property valuer: If you want an impartial and accurate market value for your home, hire a property valuer. They work strictly to determine the market value of homes in the area and should have a good understanding of the area’s recent sales, market conditions, and other factors that affect your home’s value. ​

Rateable Value and Market Value - Frequently Asked Questions

What is the difference between the rateable value and market value?

The rateable value is the Council appointed value that only changes every three years and affects your payable rates. The market value is the current value a potential buyer would pay to buy your home. This value can change often. 

Rateable value and market value aren’t the same. Your home’s rateable value may change in the second half of this year, and it will remain that value for the next three years. Your home’s market value, however, may change often based on many circumstances. Your Council rates bill is determined by your rateable value, which is usually what most homeowners worry about the most. As the rateable value increases, so does the rates bill.

How do you calculate the rateable value, and what does it mean?

The Council calculates your rateable value based on the most recent sales compared to the date of your valuation. They compare the data to your own home’s data, including the home size, layout, location, recent renovations, and views.

Does capital value include land value?

The capital value does include the land value; however, the land value considers only the value of the land without the presence of the home. 

What determines market value?

The market value is the prospective price buyers may pay for your home at any given time. The current economy, housing market (supply and demand), property’s use, land use, and interest rates all play a vital role in the home’s market value.

What makes property value increase?

Many factors could make a property value increase, some of which are in your control and some of which aren’t. For example, repairing or renovating a home may increase its value if you make the home more attractive or more useful.

Factors that you may not be able to control are interest rates and buyer interest. In a buyer’s market, values tend to decrease slightly because there are few buyers and many sellers. In a seller’s market, though, prices tend to increase because there are fewer sellers and more buyers, so the demand exceeds the supply.

New Zealand has recently experienced unprecedented property value increases, but these gains are no guarantee of future movements, and by 2023 there have been reported decreases in house prices.

How do you determine the fair market value of a property?

Your best bet to determine a home’s fair market value is to hire a professional. If you are going to sell your home soon, you may want to work with a licensed real estate agent. If you wish to know your home’s fair market value, hiring an independent property valuer will give you an unbiased opinion of your home’s market value.
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