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Paua Rock Cafe and Bar

I have a Cafe and Bar and home on 3 acres beach front. I need a valuation on the building. The railway runs between my property, that makes it impossible to be red zoned therefore we can't get full insurance. We have an unstable hill behind the property. Insurance will only pay for damages. We are not aloud into property to fix it or are we aloud to live in it. Council want to buy it for $480.000 and claim the insurance money. It is a catch 22. I need a valuation to prove it's worth more. It has a magnificent view.