1. Properties in Victoria are given a “use” code

Every property in Victoria is given an Australian Valuation Property Classification Code (AVPCC) by the Valuer‑General. This code describes what the land is mainly used for. For example:

• farming
• residential living
• commercial use
• conservation / environmental protection (national parks, conservation areas, forest reserves and natural water reserves)

That classification matters because it helps determine how some government charges are calculated.

2. Conservation land is treated as a “public benefit”

Land that is primarily managed for conservation, such as a conservation covenant, is recognised by government as providing a public benefit through protecting native habitat, threatened species, and ecosystems.

Because of this, conservation land may :

• already be treated more favourably than commercial or farming land for some government charges
• be charged a reduced variable rate based on its public benefit, which differs from the standard commercial or residential rate

If your land is mainly used for conservation, this benefit may already apply – but the benefit is not always classified by the Valuer-General. This means you may want to check and update how your property is classified to receive the benefit.

3. Some covenanted properties may be misclassified

Even if your land has a Trust for Nature conservation covenant, it may still be officially classified as:

• farming
• residential
• vacant land (without recognition of conservation)

If your conservation covenant is not correctly classified, you may be:

• paying more than you should
• not being recognised for the public benefit your land provides

If most of your property is managed for conservation, you can ask for your property’s classification to be reviewed.

There are specific AVPCC categories that better reflect conservation use, including:

• Vacant land with special conservation values (Code 900)
• Nature reserve (Code 910)
• Conservation Area – Private (Code 961)
• Protected Landscape – Private (Code 971)
• Local Wilderness Area (Code 921)

Moving into one of these categories can:

• better reflect how you actually use your land
• ensure you receive the reduced public‑benefit rate
• formally recognise your commitment and stewardship of your land for conservation purposes.

Further information about specific AVPCC’s can be found through the Service Victoria AVPCC lookup.

✅ Step 1: Check how your land is currently classified

You can:

• look at your valuation notice, or
• look at your local council rates notice, or
• contact your local council or the Valuer‑General to confirm which AVPCC is applied to your property

✅ Step 2: Ask “Is conservation the main use of the land?”

You’re likely a good candidate to request a change if:

• most of the land is under conservation covenant or managed for biodiversity
• conservation is the primary purpose, not a minor overlay
• farming, commercial activity, or residential use is secondary to the conservation purpose of your property

✅ Step 3: Lodge an objection if it seems wrong

If you believe the classification doesn’t reflect reality:

• you can lodge an objection with Valuer‑General Victoria
• you may be asked to provide evidence (e.g. covenant details, management plans, maps)

This isn’t automatic, but many conservation covenant landholders are eligible once the land’s dominant use is properly recognised.

What this does not change

It’s also important to be clear about what this doesn’t affect:

• ❌ it does not weaken or alter your conservation covenant
• ❌ it doesn’t add new management obligations
• ❌ it doesn’t change ownership or public access
• ✅ it’s about fair recognition of how your land is used