Appealing a decision on a land valuation objection

You can object to the Valuer-General’s valuation of your land.

If you’re not satisfied with their decision on your objection, you can appeal to the Land Court of Queensland.

Here’s what you need to know:

Before you appeal

You must first lodge an objection with the Valuer-General.

You can only appeal after receiving the objection decision notice.

Filing your appeal

Complete and file a Form 03 – Notice of Appeal against the Valuer-General’s decision on objection (PDF, 773.9 KB) in the Land Court.

You may file your appeal by email following the instructions in Practice Note 1 of 2022 -  Electronic filing of LVA appeals (PDF, 207.4 KB)

Your appeal must be filed within 60 days of the date listed on your objection decision notice.

If you file your appeal outside of the appeal period, the court will require you to provide a reasonable excuse as to why the appeal was filed late. The court will hear from the parties on this issue to find if it has jurisdiction to hear and determine the appeal.

What to include in your appeal

In your appeal include:

  • your grounds of appeal (why you believe the valuation is wrong)
  • your contended valuation amount
  • any claim for a site improvement deduction, if applicable
  • any site-specific characteristics or constraints
  • any comparable sales

Site improvement deductions

Land is valued based on its unimproved value—as if no improvements like clearing, levelling, or drainage had been made.

If you’ve made such improvements, you can claim a deduction for their cost.

This ensures the valuation reflects the land’s unimproved value, not the value added by your work.

Appeal process

For valuations of $5 million or less

  1. Preliminary conference (PC): The parties must attend this conference and try to resolve or narrow the issues in dispute. The court will select the convenor for the PC. Usually, it will be the Judicial Registrar but may be a Member of the Court. If the parties reach settlement at the PC, the PC Convenor can issue consent orders to finalise the appeal.
  2. No resolution at the PC: The PC Convenor may grant a two-week period for the parties to continue to negotiate the dispute. The appeal can be listed for another PC if the parties make a request.
    If there is still no resolution, the appeal will proceed to hearing and determination. The PC Convenor will direct standard directions to be issued to commence the process.
  3. The hearing process: Standard directions are issued in accordance with Practice Direction 4 of 2024. The parties take necessary steps to prepare for hearing. Reviews are scheduled so the parties can provide updates to the court.
  4. Appeal hearing: Both parties present their evidence and arguments, such as valuation reports.
  5. Judgment: The court makes its decision.

For valuations of more than $5 million

Where the valuation appealed against is more than $5 million the court will not offer a PC, unless there are exceptional circumstances. The registry will issue the Standard directions for the appeal to proceed to hearing.

  1. Review: The case is reviewed to ensure it’s ready for the appeal hearing.
  2. Appeal hearing: Both parties present their evidence and arguments, such as valuation reports.
  3. Judgment: The court makes its decision.

Proving your case

You must provide evidence to support your appeal.

Expert evidence (e.g. from a valuer) is optional but can strengthen your case.

The court will consider evidence from both you and the Valuer-General.

Costs

Each party usually pays their own costs, regardless of the outcome.

Costs may be ordered in special cases, such as frivolous appeals or procedural breaches.

More information

For more information about the process for appeals under the Land Valuation Act 2010, please read Practice Direction 4 of 2024 (PDF, 230.6 KB).

For further information about the general procedures of Land Valuation appeals, please visit the Procedural Assistance Service page.