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Revaluation 2021

Every three years, we value all properties in the city for rating purposes. Our independent valuers, Opteon, analyse the city’s property market through sales, resource and building consent information to determine the values as at 1 July 2021.

New valuation notices were sent to property owners in February 2022.

The new valuations are used to calculate rates from 1 July 2022. A change in your property's value doesn't mean that your rates will increase or decrease by the amount of the change - they help us work out everyone's share of rates.

2021 revaluation results

The average citywide increase in capital value for residential properties between 2018 and 2021 is 50%. This reflects the buoyancy of Tauranga’s property market over the past three years.

The average increase for all rateable properties (including residential, lifestyle, horticulture, commercial and industrial) clocked in at 49%. Lifestyle blocks gained 51%, commercial properties 33% and industrial properties 70%.

Note that increases vary across suburbs and property price ranges, and there is some variation (sometimes a lot) within each area with pockets of properties behaving differently to the rest.

The interactive map below shows the average increases by suburb since the 2018 revaluation. Click on a suburb to view some commentary on trends in the area, and click on the image in the pop-up to launch our interactive sales and valuation map with information on individual properties.

You’ll find the average residential property values ($) and capital value changes (%) by suburb in table format, in the drop-down below the map.

Suburb valuation averages

Average residential property value increase interactive map

Location Average capital value change (%) Average new capital value ($)
Arataki/Royal Palm 54% $1,240,000
Bellevue/Brookfield 49% $870,000
Bethlehem 45% $1,115,000
Early Papamoa 55% $1,162,000
Gate Pa/Greerton 46% $708,000
Greerton/Parkvale 45% $745,000
Hairini/Poike 52% $792,000
Judea 49% $811,000
Matapihi/Maungatawa 57% $862,000
Matua 49% $1,286,000
Maungatapu 42% $945,000
Mount Maunganui Central 52% $1,800,000
Mount Maunganui North 52% $1,800,000
Mount Maunganui/Bayfair 53% $1,245,000
Ohauiti 48% $1,025,000
Otumoetai 44% $1,125,000
Papamoa Beach/Wairakei 57% $1,044,000
Papamoa East/Golden Sands 57% $1,110,000
Papamoa Hills 49% $1,245,000
Pyes Pa/Oropi 48% $1,051,000
Tauranga Central 46% $1,150,000
Tauranga South 50% $798,000
The Lakes 57% $1,190,000
Welcome Bay 44% $833,000

What will this mean for my rates?

A 50% valuation increase doesn’t mean 50% rates increase. Usually, only properties that have valuation increases that exceed the average increase for all rateable properties (estimated at 49%) will pay a higher proportion of rates from 1 July 2022.

We won’t know for sure until we know what the rating requirement for next year is. The total budget that council needs each year is set through their annual plan processes. This total is then divided across all ratepayers using a combination of factors including the rating value of your property. Other factors that help determine how much you pay in rates include the amount of money required to run the city, and how much income council receives from other sources.

The draft Annual Plan is now open for consultation until 26 April 2022 and will be adopted by 30 June. You’ll find information about the draft budget at the link below. This includes an online calculator which will give you an estimate of your rates for next year, based on your new rating valuation and the draft budget for 2022/23.

Annual Plan 2022/23 and rates calculator

What if I don’t agree with my new valuation?

The objections period for the citywide revaluation is now closed. Opteon will respond to all objections by 1 July 2022. They will review objections area by area – they will not be able to give priority to any particular objection.

If you didn’t get your objection in on time, there are other options to request a review of your valuation, if you feel your new valuation doesn’t reflect the value of your property at 1 July 2021. 

Request a review of your property's valuation

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 July 2021. Council valuations do not reflect your property’s market value and should not be used for insurance or mortgage purposes.


Last Reviewed: 28/03/2022

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