The 2025 Property Revaluation: What Every Christchurch Homeowner Needs to Know

Property & Revaluation | By Harpreet Singh | 26 February 2026 | 14 min read

The 2025 revaluation results are in -- Christchurch property values rose 3.5% on average, but some suburbs jumped over 5% while others fell. Here's the suburb-by-suburb breakdown and what it means for your rates from July 2026.

The 2025 property revaluation results are now in. Every property in Christchurch has been reassessed based on market values as of 1 August 2025, and the results will take effect for rating purposes from 1 July 2026. Revaluation letters will be sent to property owners from 5 March 2026.

The headline numbers: city-wide, average property values increased 3.5%. But that average masks huge variation. Residential properties rose just 1.8% on average, business properties surged 9.8%, and rural properties actually declined 0.3%. And within the residential category, suburb-by-suburb differences are dramatic -- from +5.62% in Avonhead and Russley to -2.93% in the central city.

This guide breaks down the actual results, explains what they mean for your rates, and tells you what to do if you disagree with your new valuation.

The Big Picture: 2025 Revaluation Results

The 2025 revaluation assessed all Christchurch properties based on market values as of 1 August 2025 -- reflecting sales evidence, market conditions, and property-specific factors at that date.

The key city-wide averages:

The relatively modest residential increase of 1.8% reflects the cooling property market through 2023 and 2024, followed by early signs of recovery in 2025. Business property values surged 9.8%, driven by strong demand for industrial and commercial land. Rural values were essentially flat, declining 0.3%.

What Is a Revaluation, and Why Does It Happen?

A rating revaluation is a reassessment of every property's value, conducted by an independent valuation service provider on behalf of the council. In Christchurch, this is done by Quotable Value (QV).

The revaluation determines three values for each property:

1. Capital Value (CV): The total value of the property -- land plus buildings and improvements
2. Land Value (LV): The value of the bare land only
3. Improvement Value: The difference (CV minus LV)

For rating purposes, Christchurch City Council primarily uses Capital Value to calculate most rates. This is the number that matters most for your rates bill.

Revaluations happen every three years as required by law. The last revaluation was in 2022. This 2025 revaluation assessed values as of 1 August 2025, and the new values apply to rates from 1 July 2026.

The Critical Point: Revaluation Is Revenue-Neutral

This is the single most important concept to understand:

The revaluation does not change the total amount of rates the council collects. The council decides how much revenue it needs (through the Annual Plan or Long-Term Plan), and then uses the revaluation to distribute that total across all ratepayers based on their updated property values.

Think of it like cutting a pie. The revaluation changes the size of each slice, but the total pie stays the same. If your property's value has gone up more than the average, your slice of the rates pie gets bigger. If your property's value has gone up less than the average, your slice gets smaller.

How Your Rates Change After a Revaluation

Here is the formula, simplified:

• If your property's CV increased more than the 1.8% residential average → your rates go up (relative to what they would have been)
• If your property's CV increased about the same as the average → your rates stay roughly the same
• If your property's CV increased less than the average (or decreased) → your rates go down (relative to what they would have been)

The key word is "relative." Even if your rates go down relative to the average, the council may still be collecting more total revenue through the rates increase set in the Annual Plan. So your rates might still go up in dollar terms -- just less than they would have without the revaluation working in your favour.

Worked Example

The average residential CV increase is 1.8%. Here is what happens to three real-world scenarios:

Homeowner A in Avonhead -- CV increases 5.62% (well above 1.8% average):

• Their share of total rates increases
• They pay more than they would have under the old CVs
• Average CV in this area: $858,962

Homeowner B in Shirley -- CV increases 2.14% (close to 1.8% average):

• Their share stays roughly the same
• Rates change mainly by the annual rates increase percentage
• Minimal revaluation effect

Homeowner C in Central City -- CV decreases 2.93% (well below average):

• Their share decreases significantly
• They pay less than they would have under the old CVs
• Average CV in this area: $1,314,489

Suburb-by-Suburb Results: The Full Picture

The actual revaluation results show significant variation across Christchurch suburbs. Here are the results, ranked from biggest increase to biggest decrease:

Biggest Increases (above the 1.8% residential average)

These suburbs will see their share of rates increase relative to the rest of the city:

Avonhead and Russley lead the city with a 5.62% increase. Strong demand for family homes near the airport corridor, good schools, and new developments in the area have pushed values up. With an average CV of $858,962, homeowners here should expect a noticeable upward shift in their rates from July 2026.

Banks Peninsula is the surprise of the revaluation, with a 5.59% increase despite being a rural/semi-rural area. Lifestyle property demand in Lyttelton, Governors Bay, Diamond Harbour, and Akaroa has been strong, particularly from remote workers and lifestyle buyers.

Mt Pleasant (+4.51%) reflects the premium placed on hillside properties with harbour views. The average CV of $1,279,809 makes this one of the city's most expensive suburbs.

Papanui and Elmwood (+4.51%) continue their strong growth trajectory, driven by proximity to Northlands Mall, good schools, and easy central city access.

Below Average but Still Positive

These suburbs saw positive but below-average growth. Homeowners here will see their share of rates decrease slightly relative to the rest of the city -- a small silver lining.

Biggest Decreases (rates redistribution winners)

These suburbs will see their share of rates decrease relative to the rest of the city:

Central city properties saw the biggest decline at -2.93%. Despite being the most expensive area on average ($1,314,489), apartment and townhouse values in the central city softened as the post-earthquake novelty premium faded and supply increased substantially.

Cashmere and Westmorland (-2.48%) is a notable result. These desirable hillside suburbs saw values pulled back from their 2022 peaks, likely reflecting the impact of higher interest rates on premium property prices during 2023-2024.

Merivale (-0.91%), despite being the city's most expensive suburb with an average CV of $1,631,916, saw a slight decline. At the very top end of the market, buyers became more cautious during the interest rate tightening cycle.

You can explore the demographics and projects for any Christchurch suburb using our neighbourhood explorer. See our in-depth guides for Cashmere, Merivale, Fendalton, and Central City.

What This Means for Business Ratepayers

The 9.8% average increase for business properties is the most significant sectoral shift. Commercial and industrial property values surged, driven by:

• Strong demand for industrial and logistics space
• Low vacancy rates in prime commercial areas
• New development in the central city and Hornby commercial zones
• Growing demand for data centres and technology-related facilities

Business ratepayers will bear a proportionally larger share of the total rates bill from July 2026. This shift from residential to business is unusual -- in most previous revaluations, residential growth outpaced business.

What About the Rating System Itself?

The revaluation is also an opportunity for the council to review how it structures rates. Christchurch currently uses Capital Value as the basis for most rates, but the council periodically reviews whether this remains the fairest approach.

Alternative rating bases used by other councils include:

• Land Value (LV): Used by some councils. Would shift rates burden toward land-heavy properties (sections, farms) and away from those with high-value buildings on smaller sections.
• Annual Value (AV): Used by Wellington. Based on the estimated annual rental value.
• Uniform charges: Flat charges per property regardless of value. CCC already uses UAGC ($193 per SUIP) as a partial uniform charge.

There has been no indication that Christchurch will change its rating base in 2026, but it is worth understanding that the choice of rating basis significantly affects who pays what. If you want to see how the current system works for your property, try our rates calculator.

Timeline: What Happens Next

The revaluation results have now been finalised. Here is the updated timeline:

Can You Object to Your New Valuation?

Yes. When you receive your revaluation letter (being sent from 5 March 2026), you have until 10 April 2026 to lodge an objection if you believe the CV is incorrect.

Grounds for objection include:

• The CV does not reflect the property's market value as of 1 August 2025
• There are factual errors (wrong land area, missing buildings, incorrect zoning)
• Comparable sales data suggests a different value

The objection is reviewed by the valuation service provider. If you are still unhappy after the review, you can appeal to the Land Valuation Tribunal.

Tips for a successful objection:

1. Gather evidence of comparable sales in your area around August 2025
2. Note any property-specific factors that might reduce value (flooding risk, contamination, earthquake damage, access issues)
3. Check that the physical description of your property is accurate
4. Be specific about what you think the CV should be and why

Do not delay -- the 10 April 2026 deadline is firm.

What to Do Now

Now that the revaluation results are out, here is what every homeowner should do:

1. Check Your New CV

When your revaluation letter arrives (from 5 March), check your new Capital Value carefully. Compare it to recent sales in your street and suburb.

2. Compare to the Suburb Average

Use the suburb data above to see how your property's change compares to your suburb average. If your individual CV change is significantly different from the suburb average, it may be worth investigating.

3. Object If Needed

If you believe your new CV is wrong, lodge your objection before 10 April 2026. You will need evidence -- comparable sales data is the strongest argument.

4. Budget for Changes from July 2026

If you are in a suburb with above-average growth (Avonhead, Banks Peninsula, Mt Pleasant, Papanui), budget for a rates increase from July 2026. If you are in a declining suburb (Central City, Cashmere), you may see a relative decrease. Use our 10-year rates outlook to project your future rates. All the suburb data and key dates are also on the dedicated CCC Rates Valuation 2026 page.

5. Understand the Combined Effect

Remember that the revaluation is happening alongside the proposed 2026/27 rates increase of 7.96% (7.4% for residential). The total change to your rates bill from July 2026 will be the combination of both the revaluation redistribution AND the annual rates increase. Use our rates calculator to model the impact. New to rates bills? The CCC Rates Finder explains every charge on your notice.

The Bigger Picture: Why Property Values Matter Beyond Rates

Your Capital Value is not just about rates. It also influences:

• Insurance: Some insurers reference CV or RV (Rateable Value) as a factor in setting premiums
• Lending: Banks consider property values when approving mortgages and setting equity ratios
• Development potential: CV relative to land value can indicate development potential
• Sale price expectations: While CV is not the same as market price, it influences buyer and seller expectations

The 2025 revaluation gives Christchurch property owners their first updated official valuation since 2022 -- a period that included the peak of the interest rate tightening cycle, a property market correction, and the early stages of a recovery in Canterbury.

Frequently Asked Questions

Q: Will the revaluation make my rates go up? A: It depends on whether your property's value increased more or less than the 1.8% residential average. The revaluation itself is revenue-neutral -- it redistributes the existing rates requirement. Any actual increase in total rates collected is decided separately through the Annual Plan (proposed at 7.96% for 2026/27).

Q: My suburb went up 5.62% -- will my rates go up 5.62%? A: No. What matters is how your increase compares to the average. Your rates redistribution effect is roughly the difference between your change and the average. So if the average is 1.8% and yours is 5.62%, you might see roughly a 3.8% redistribution uplift on top of the annual rates increase.

Q: My suburb's values declined -- will my rates go down? A: Your share of the total rates pie will decrease, but the annual rates increase (proposed at 7.4% for residential) means your total bill may still go up -- just less than it would have for someone in a high-growth suburb.

Q: I have not done anything to my property. Why would the value change? A: Property values are determined by market conditions, not by what you have done. If similar properties in your area are selling for more (or less) than they were in 2022, your CV will change to reflect that -- even if you have not touched the property.

Q: When is the next revaluation after 2025? A: The next revaluation would be in 2028, taking effect from July 2029.

Q: When will I receive my revaluation letter? A: Letters are being sent from 5 March 2026. If you have not received yours by mid-March, contact the council.

Q: What is the deadline to object? A: 10 April 2026. Do not miss this deadline -- late objections are generally not accepted.

Summary

The 2025 revaluation results show a city-wide average increase of 3.5%, with residential up 1.8%, business up 9.8%, and rural down 0.3%. The biggest residential winners are Avonhead and Russley (+5.62%) and Banks Peninsula (+5.59%). The biggest declines are in the Central City (-2.93%) and Cashmere and Westmorland (-2.48%).

The key actions for homeowners are:

1. Review your revaluation letter when it arrives from 5 March 2026
2. Compare your new CV to comparable sales and your suburb average
3. Object by 10 April 2026 if you believe it is incorrect
4. Budget for the combined effect of revaluation redistribution plus the proposed 7.96% rates increase from July 2026
5. Use our rates calculator to model the impact on your specific property

For a broader view of how Christchurch rates compare nationally, see our city comparison. And to project your rates over the next decade, try our 10-year outlook tool.

Listen: Your Rates, Plain & Simple -- New to rates? In Episode 1 of our podcast, Sam and Kate explain every charge on a Christchurch rates bill, including how capital value drives what you pay.