Understanding Your Auckland Council Property Valuation (CV/RV)
How Auckland Council determines rateable values, how to object, and why CV should not be used as a sale price guide.
Every Auckland property has a council valuation (CV), also known as the rateable value (RV). While many homeowners reference this number, it's important to understand what it actually represents and its limitations.
How Council Valuations Are Set
Auckland Council engages Quotable Value (QV) to assess all properties in the region every three years. Valuers consider land size, location, dwelling size and quality, and comparable sales data from around the valuation date. Importantly, individual property inspections are not typically conducted.
What Your CV Includes
Your council valuation comprises three figures: the Capital Value (total property value), the Land Value (value of the land alone), and the Improvement Value (value of buildings and improvements). These are used to calculate your rates, with the Auckland Council applying a rate per dollar of capital value.
Why Your CV Might Be Wrong
Council valuations are mass assessments based on data from a specific point in time. They don't account for renovations completed since the valuation date, market movements since that date, or unique features of your property that a physical inspection would reveal.
Can You Challenge Your CV?
Yes, you can object to your council valuation within a specific timeframe after new valuations are issued. You'll need evidence supporting your claim, such as recent comparable sales data.
What to Use Instead
For understanding your property's true market worth, always use a current market appraisal rather than your CV. Get yours free at OnlineAppraisal.co.nz.