Difference between rateable and market value

When it comes to researching and buying a house, it's important to understand the difference between rateable value (RV) - set by the council - and market value, which is what buyers (like you) are prepared to pay on the day.

Learn the difference between rateable value and market value in this article.

What is rateable value?

Rateable value (RV) is the ‘value’ of a property set by the local authority for the purpose of determining and allocating rates.

It is made up of three components:

  • Capital Value (CV) - based on recent comparable sales in the area
  • Land Value (LV) – based on recent sales of vacant sections in the area
  • Value of Improvements – the CV minus the LV

Auckland Council rates are based on capital value, so in the Auckland region, your Rateable Value (RV) is the same as your Capital Value (CV).

The RV (or CV) is the value of a property at one given date, based on properties that have sold around the time of that one given date. It used to be referred to as a government valuation (GV).

The next property revaluations will be carried out in 2024 with valuation notices to be sent to property owners towards the end of the year. The new property values will be used to assess rates from July 2025. More information can be found on the Council's website.


What are the 'value of improvements' they refer to?

Improvements refer to anything that is on or for the benefit of the land.

This will typically include the home that sits on the land, the landscaping, driveway, etc, or if it's a section, any work completed, such as services installed, landscaping or driveway access.


How does the council decide on the probable price of a home?

To calculate the rateable value, the Council undertakes a mass appraisal valuation exercise comparing recent sales in an area to the property being valued. 

The Council holds information for each property such as property type, location and land size, zoning, floor area, views, consented work (such as renovations), and many other factors.


So is this the 'value' of a home...or not?

The council are very clear that the revaluation process is not done to provide values for property owners - for marketing, sales or any other purposes. It is done primarily for rating purposes and the Council is required to do this by law.

And because not all factors are considered - for example, work carried out that didn't require consent, redecoration, chattels and appliances - the rateable value is not the best way to calculate what a home will sell for in the open market.

That's where market value comes in

Market value is the probable price a home would sell for at any given date.

It can be affected by market factors at the time, including things like:

  • Supply and demand - the number of homes available vs the number of buyers looking
  • Interest rates
  • The existing and potential use of the land
  • The economy - including local, national and international factors.

When trying to work out the value of a home, you’ll also want to take into consideration emotional factors that impact buyers, like visual appeal, neighbourhood vibe, and access to schools.


Research your market value

How can I work out the market value of a home I'm interested in?

There's no exact recipe, but if you do your research, you'll have a much better understanding of the likely price range homes are selling for in the areas you're keen on. Here are a couple of tips:

Talk to a real estate salesperson - and become an expert on your chosen area/s

Real estate salespeople know how much homes are selling for in your desired area/s at any given time. They know what your competition looks like, and they have access to market data, including comparable sales. 

They can also provide you with information on the buying process, including how to bid at auction. Talking to a salesperson is a great place to start if need help understanding and estimating market value.

Find a Barfoot & Thompson salesperson in your area

Get a private valuation by an independent registered valuer

Registered property valuers are impartial and independent property professionals who are qualified and trained to assess the market value of your property.

They should have in-depth knowledge of the real estate market, particularly recent sales in your area and an understanding of building methods, architecture and style. They’ll also be familiar with district plans, the RMA and government legislation.

In some circumstances, an independent registered valuation will be required by your bank as part of your mortgage approval.

Need more help?

If you’d like to know more about market value, talk to a Barfoot & Thompson salesperson today.

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