Every three years, Council is legally required to reassess the value of every property in Tauranga City for rating purposes.
To do this, we engage independent rating valuation specialist Opteon to conduct a city wide revaluation.
The new valuations were approved by the Office of the Valuer General on Wednesday, 27 March 2024.
2023 revaluation results
Read the 2023 city-wide revaluation newsletter below.
Citywide revaluation newsletter (1.47mb pdf)
The Tauranga residential property market experienced an average decrease of 8% in values between 2021 and 2023 following unprecedented growth seen during the 2021 city-wide revaluation.
The Tauranga market is always moving and continues to experience similar trends to that of the wider New Zealand housing market. Increasing interest rates, rising inflationary pressures and confirmation of a recession have dented market confidence.
The commercial and industrial property market has generally held its value, while lifestyle blocks have fallen slightly.
You can view property sales in your neighbourhood, that independent valuers Opteon used to calculate your revaluation, on our interactive maps.
Interactive map
Click on a suburb in our interactive map for information on specific areas. Or for more detail, click ‘Launch the Sales and Valuation app’ in the left hand column to search for a property address.
| Location |
Average capital value change (%) |
Average new capital value ($) |
| Arataki/Royal Palm |
-12.17% |
$1,100,000 |
| Bellevue/Brookfield |
-8.88% |
$790,000 |
| Bethlehem |
-1.48% |
$1,075,000 |
| Early Papamoa |
-9.94% |
$1,041,000 |
| Gate Pa/Greerton |
-5.85% |
$662,000 |
| Greerton/Parkvale |
-5.64% |
$701,000 |
| Hairini/Poike |
-5.58% |
$741,000 |
| Judea |
-8.63% |
$728,000 |
| Matapihi/Maungatawa |
-4.46% |
$868,000 |
| Matua |
-9.77% |
$1,172,000 |
| Maungatapu |
-5.08% |
$890,000 |
| Mount Maunganui Central |
-9.29% |
$1,767,000 |
| Mount Maunganui North |
-8.95% |
$1,983,000 |
| Mount Maunganui/Bayfair |
-11.81% |
$1,140,000 |
| Ohauiti |
-4.57% |
$982,000 |
| Otumoetai |
-12.26% |
$965,000 |
| Papamoa East |
-8.64% |
$1,042,000 |
| Papamoa |
-11.02% |
$919,000 |
| Papamoa Hills |
-9.09% |
$1,004,000 |
| Pyes Pa/Oropi |
-6.13% |
$996,000 |
| Tauranga Central |
-9.28% |
$994,000 |
| Tauranga South |
-6.77% |
$731,000 |
| The Lakes |
-11.84% |
$1,025,000 |
| Welcome Bay |
-4.39% |
$799,000 |
| City-wide |
-8.3% |
$1,008,000 |
| Lifestyle |
-0.50% |
$1,792,000 |
| Commercial |
7.31% |
$4,775,000 |
| Industrial |
12.62% |
$3,200,000 |
What is valued?
- Capital Value (CV): what we estimate what a property might have sold for on 1 May 2023 (excluding chattels). A property’s CV helps us work out the amount of rates you pay. It does not provide a value for the property to be used for the purposes of buying or selling. In different markets, properties can sell significantly above or below CV depending on the demand.
- Land Value (LV): the value of the land on its own
- Improvement Value (IV): the difference between the land value and the capital value.
Why is “improvement value” different to actual improvements?
The improvement value in a nominal value which is the difference between the capital value and underlying land value.
Your new improvement value is for rating purposes only. It does not reflect how much your improvements are worth or their replacement value and should not be used for assessing how much you should insure your property for.
Over time, the value of the “improvements” that have been made to a vacant site becomes a mathematical number which is dictated by the movements of vacant land sales and improved land sales in the same neighbourhood.
To work out improvement value, valuers look at the sales of vacant land in your area to create the land value calculation that is then audited by Land Information New Zealand (LINZ). Where there are low volumes of land sales, valuers use sales data of land with older improvements that have later been demolished and redeveloped.
Valuers analyse the likely sale price from the thousands of property sales each year, focusing mainly on the sales leading up to the revaluation base date.
The 2023 revaluation showed that improved property sales varied by location, and across the market range. On 1 May 2023, the top and bottom ends of the market generally held their value while the middle of the property market saw the biggest decrease. This moved the improvement value up or down depending on how the capital value and land value changed for each property.
What will this mean for my rates?
A 8% valuation decrease doesn’t mean 8% rates decrease, just like last the last revaluation 50% valuation increase did not mean 50% rates increase. Usually, only properties that have valuation decreases less than the average decrease, will pay a higher proportion of rates from 1 July 2024.
The impact on rates depends on how much budget the council needs each year to run the city, which is set through the Long-Term Plan, or Annual Plan processes. This total is divided across all ratepayers using a combination of factors including the rateables value of your property. Other factors that help determine how much you pay in rates include how much income council receives from other sources.
You’ll find information about the budgets for any given year on our Annual plans and Long-term plans pages.
Annual plans Long-term Plans
When will I receive my new rating valuation?
By now you should have received your new valuation. 2023 revaluation notices were distributed from Wednesday, 3 April 2024. You can choose to receive your valuation notices via post or email. Generally, email will arrive faster than post. Sign up to get your valuation notice by email.
What if I don’t agree with my new valuation?
Objections to Revaluations are now closed.
How does the revaluation process work?
Every three years, Council is legally required to reassess the value of every property in Tauranga City for rating purposes.
To do this, we engage independent rating valuation specialist Opteon to conduct a city wide revaluation. Opteon analyse recent property sales data, resource and consent data, sample inspections and local property market advise to establish an updated picture of values across our city.
Property revaluations give us your property’s likely selling price if had sold on 1 May 2023. It has taken a bit longer than expected to be able to confirm the outcome of the revaluation, which was approved by the Office of the Valuer General on Wednesday, 27 March 2024.
We use your new valuation to calculate your fair share of rates for the next three years, starting 1 July 2024.
Property valuations help us work out everyone's fair share of rates. A change in your property's value doesn't mean that the amount of rates you pay will increase or decrease by the amount of the change.
Revaluations do not reflect market value
Revaluations are only used to work out rates. Property valuations should reflect the likely selling price of the property, without chattels, if it sold on 1 May 2023. Council valuations do not reflect your property’s market value and should not be used for insurance or mortgage purposes.