New Land Valuations for Regional NSW

New land valuations for Regional NSW

Land values across Regional NSW have reached a record $342 billion, marking a 0.7% increase from $340 billion in 2024.

Property sales are the most important factor valuers consider when determining land values. The new land values were assessed based on an analysis of more than 21,000 property sales.

Sally Dale, Valuer General of NSW said: “Regional NSW has experienced a slight increase in land values but overall has not kept pace with whole-of-state movements which saw NSW experience an overall average 3.6% increase across all land categories to reach a record $3.09 trillion.”

Industrial land values

Regional industrial land values experienced the highest growth across all regional property categories, with a moderate 8.0% average increase broadly. This increase is being led by some very significant movements that have been observed across regional centres such as Bathurst (+56.1%) as well as more nuanced markets such as Gwydir which topped the Regional NSW movements increasing its industrial land values by 127.8%.

“The strong growth in Gwydir has been attributed to the strong increase in Warialda township values, comprising a very small market located on the northern fringe where we’ve observed new infrastructure enabling greater access to the industrial precinct,” Ms Dale said.

“We’re seeing the affordability of smaller towns with good industrial areas really leading the charge in 2025. With the relatively low entry point of land values being attractive, the support of ongoing infrastructure investment, and demand driven by emerging employment markets in renewable energy, mineral exploration and mining, and regional tourism, we’re not seeing that growth slow down in the immediate future.

“The very strong uplift in the Bathurst industrial market was influenced by strong demand and available supply. Recent land releases in the Kelso industrial estate were quickly taken up by the market and are being rapidly improved.”

Residential land values

Residential land values across regional NSW saw a 3.0% increase on average. Hay (+40.3%) experienced the strongest growth. Brewarrina (+33.8%), Tenterfield (+32.9%) and Gwydir (+22.7%) also saw very strong increases well above regional NSW medians and the statewide average of 4.2%.

“We’re seeing really strong increases in western NSW residential markets for the second year running with the suspected trend of people moving west continuing. With a median house price in Hay and Brewarrina as examples being just shy of $250,000 and $125,000 respectively at 1 July 2025, it's no surprise that land values have moved up to 40% as people chase greater affordability – including hobby farms,” Ms Dale said.

Commercial land values

Commercial land values across regional NSW also experienced a moderate increase of 5.7%. Cabonne recorded the strongest increase regionally at 24.2% driven by a low value base and affordability as well as being strategically located as a centralised service hub for agriculture communities. Cowra (21.0%), Singleton (20.2%), Muswellbrook (16.6%) and Bathurst (13.8%) also saw strong increases driven by increased demand from renewed mining activity, emerging employment markets in energy, and well-located areas near to regional centres.

“Commercial markets followed a similar trajectory to the industrial market, with both generally linked by large-scale investment and employment related factors such as renewable energy zones, mining exploration or growth opportunities, and investment in regional centres more broadly,” Ms Dale said.

Rural land values

Rural land values across the region experienced a slight decrease of 0.8%. Liverpool Plains recorded the highest percentage change with a 17.9% increase driven by continuing strong demand for good quality, fertile farming land – black soils - in well-regarded tightly held areas with limited supply. 

Snowy Monaro (-14.3%) and Greater Hume (-12.8%) experienced the biggest decreases in rural land values, attributed to cooling market conditions and a strong preference for rural lands in other areas of NSW.

The new land values will be used by Revenue NSW to calculate land tax for landowners who are liable. Registered land tax clients will receive their assessment notice from Revenue NSW starting January 2026 for the 2026 land tax year. For more information on land tax, thresholds and exemptions visit revenue.nsw.gov.au.

Local councils receive updated land values at least every 3 years and use them as one of a number of factors when setting rates. About two-third of councils will receive new values this year.  If a council is receiving new values in 2025, residents will be sent a notice of valuation between November 2025 and April 2026. The Valuer General does not set council rates.

Landholders have 60 days from the issue date printed on their notice to object to their land valuation if they believe it is incorrect and can provide recent sales evidence to support their claim.

The latest land values for all properties in New South Wales, along with trends, medians and typical land values for each local government area, are available on the NSW Valuer General’s website.

For more information on land values and the NSW valuation system, visit www.nsw.gov.au/valuergeneral.