Valuation: land notices and Commonwealth acquisitions

The Queensland government's land valuation pages describe a land valuation program. They name the local government areas taking part in the 2026 round of valuations. The pages set out what to do if a notice does not arrive or if a landowner disagrees with a valuation. They also explain the valuation process and its uses.

The pages refer to the Land Valuation Act 2010. They say information collected under that Act is used in particular ways, with measures to stop data being used inappropriately. They also mention objections, deductions and reviews, including the grounds for objection, review processes and appeals.

Landowners can receive valuation notices by email, and the pages say that, across Queensland, almost half of landowners already do so. The pages include a search tool for a property's statutory land valuation and other local data.

The lands acquisition framework guidance describes when a valuation may be required. Examples include agreeing what will be paid for an acquisition or disposal, valuing an asset that changes hands for no or nominal consideration, and supporting parts of compensation claims.

The guidance says valuation services are procured mainly to give the decision maker independent assurance that a Commonwealth acquisition or disposal gives value for money and is otherwise 'proper', meaning 'efficient, effective, economical and ethical'. The lands acquisition framework guidance says valuations form just one part of due diligence when property is acquired. Other checks can look at legal, environmental, heritage and native title matters, as well as contamination and constitutional questions.

For compulsory acquisitions under the Lands Acquisition Act 1989, the guidance says a valuation is needed to work out the market value of the interest. It describes 'market value' as what a seller who is willing but not anxious and a buyer who is willing but not anxious would have agreed at the time.

The lands acquisition framework guidance lists four broad types of valuations: desktop valuations, restricted assessment, physical inspection and full valuation. A desktop valuation uses records and documents, without a physical inspection of the asset. The guidance says it is generally most appropriate for residential properties where comparable properties are easy to identify.

A restricted assessment uses available documentation with limited physical inspection, such as looking only at the outside of the property. The guidance says it generally suits residential properties and is generally not suitable for commercial property valuations. A physical inspection involves looking at the asset and making limited enquiries. It typically goes into more detail than a restricted assessment, but not as much as a full valuation.

A full valuation involves a detailed physical inspection and all relevant enquiries. The guidance says a full valuation is generally the costliest option, but it is often the most suitable when comparable properties are few or the property has other unique features.

The guidance says the method chosen depends on several things, such as what information is available, how complex the land interest and transaction are, and what the valuation is for. It also says that, in broad terms, the most detailed valuation suited to the property type, the aim of the policy and other relevant matters should be sought.

When a valuer is engaged, the guidance says entities must aim for value for money under the CPRs. It says cost is not the only factor when value for money is assessed, and officials must weigh how the quality and rigour of a valuation can affect the sum paid or the compensation for an acquisition.

The guidance says a valuer needs the right qualifications and accreditations, and should not be linked to either party. It also says valuers must reveal any conflict of interest, whether it is actual, potential or perceived.