New Land Valuations and Your 2023/2024 Council Rates
Two factors have affected how rates are being charged for the 2023/24 financial year.
- A 3.7% increase in the total amount of rates to be collected by Council (this is the ‘rate peg limit’ for Sutherland Shire Council and is set by the NSW Independent Pricing and Regulatory Tribunal (IPART).
- A redistribution of rates as a result of changes in land valuations made by the NSW Valuer General.
- The average increase in land valuation of residential properties across Sutherland Shire was 51.33% (since 2019 land value).
- The average increase in land value for business properties across Sutherland Shire was 33.94% (since 2019 land value).
Generally, properties with a below average increase in land value will see a rate rise of less than the rate peg; those with an above average increase will see a rate rise of more than the rate peg.
No, increases in total land values for the Sutherland Shire area do not mean that Council can raise more money through rates. Council is regulated by the NSW Government as to total rates income collected each year. Council’s overall rating income since 2022/23 can only increase by the 3.7% rate peg, irrespective of significant underlying shifts in land value.
What new valuations do is cause a redistribution of rates paid by individual properties. Some go up and some go down when compared to their notice for 2022/23. The impact on each residential property across the Shire varies, depending on
- the size of the increase in their individual land value compared to 2019 land value, and
- the overall Shire average increase of 51.33% for residential and 33.94% for business.
Your annual rate notice from Council shows a mix of ‘rate’ lines and ‘charge’ lines.
The 3.7% applies to rate lines only (e.g. Residential Rate). The rate line shown on your notice will change compared with last year.
The 3.7% does not apply to charges lines (Domestic Waste Management and Stormwater Management). These annual charges (and pension rebates) have not increased this year and remain the same as last year.
Eligible pensioners may be entitled to a rebate on their combined rates and charges. If you hold a blue Pensioner Concession Card and you own and live at your property, you can apply for a pensioner concession on your rates here.
We encourage ratepayers to meet their rate commitments as they fall due, but we’re also flexible and willing to discuss payment arrangements outside the normal instalment schedule.
If you are experiencing financial difficulties in paying rates, please contact us as soon as possible.
The valuation process is undertaken by the NSW Valuer General and is independent of Council. Land value is the value of only the land, and does not include buildings or improvements. The Valuer General’s website has a suite of tools and resources where owners can learn more about land valuations.
The NSW Valuer General gives new values to councils at least every three years. The land values determined by the Valuer General as at 1 July 2022 have been used to calculate the 2023/24 Sutherland Shire Council rates. These will also be used by Council to calculate rates for 2024/25 and 2025/26.
The land valuation process is undertaken by the Valuer General (VG) and is independent of Council.
In April 2023, the VG sent ratepayers a Notice of Valuation showing their 2022 land value. If you disagree with the land value the VG applied to your property, you can enquire about making an objection via:
W valuergeneral.nsw.gov.au
E E valuationenquiry@property.nsw.gov.au
P via Service NSW on 1800 110 038 (Toll Free)
our rates are calculated by multiplying your land valuation by a 'rate in the dollar' amount.
Your land valuation is provided by the NSW Valuer General. All properties in Sutherland Shire Council were revalued on 1 July 2022. These values will be used for rating for three financial years 2023-24, 2024-25 and 2025-26 (1 July 2023 – 30 June 2026).
The rate in the dollar for each rating category is set by us each year in our annual Operational Plan .
Your annual rates and charges are made up of three components: rates levy, stormwater management service and domestic waste service.
We also set a minimum rate each year. This means that if the result of your rate calculation does not reach a certain amount (minimum), then the amount of your rates will be equivalent to the minimum rate. In 2023/2024 the minimum rate for all properties is $1,001.10.
For example: If your land value multiplied by the rate in the dollar came in at $700, then you will be charged the minimum rate of $1,001.10 in 2023/2024.
Rates
We provide a range of important services to our community. These services include community services, sporting and recreation services, environmental planning, public health, environmental protection and waste collection, treatment and disposal. The rates you pay allow us to fund these services.
You can register to receive your rates via email by signing up to eNotices.
- the new owner of a property
- or
- owner of a property on recently subdivided land
Alternatively, you can register to receive your rates through BPAY. View by logging on to your internet banking.
To receive your rates notice by email instead of mail, register online at Register to receive e-notices form (one -time registration).
- the new owner of a property or
- owner of a property on recently subdivided land
If you are a new owner, it might take a few months to come in the mail - look out for a rate notice from Council which has an e-notice reference number to register for electronic rates notices (e-notices).
You can find it on the top right corner of your rates notice.
Find out how to change your address, name or email information on your rates.
We are Cashless
Council does not accept payments by cash or by cheque* at our administration centre and other facilities, including libraries, leisure centres, animal shelter, plant nursery and Hazelhurst Arts Centre. Please visit our We are Cashless page for more information.
Rates payments
There are several different ways to pay your rates. You will require your reference number located on the bottom of your rate notice. Please note, there is no Credit Card surcharge.
If you wish to pay your rates in full, they will be due on or before 31 August.
If you choose to pay quarterly, your payments are due by:
- 1st instalment: 31 August
- 2nd instalment: 30 November
- 3rd instalment: 28 February
- 4th instalment: 31 May
If you wish to pay by instalments, there is no additional cost.
Yes. Interest accrues on rates and annual charges that remain unpaid after the due date. In 2023-24 the interest rate is 7% per annum, calculated daily.
We encourage all ratepayers to meet their rate commitments as they are due.
Should you be unable to pay by the due date, we encourage you get in touch and organise a flexible payment arrangement.
A flexible payment arrangement is designed to help ratepayers to make smaller, manageable payments more regularly.
If you are experiencing financial difficulties, please refer to our Financial Hardship page.
Overpayments can only be refunded if an account is in credit. To organise a refund, you need to provide:
- a copy of your receipt or bank statement
- your property address and/or property number (link to picture of rate notice)
- the date and amount paid
- the method of payment used
- your EFT details including BSB and account number.
Rebates
To qualify as an eligible pensioner, you must own and live in the rateable property in Sutherland Shire and hold either a:
- Pension Concession Card,
- Veterans Affairs TPI or EDA Card, or
- Veterans Affairs Gold Card and receive income supplement support.
To find out further information visit our Pension concessions webpage.
Eligible aged pensioners may apply for to defer the payment of their rates - PDF - 116 KB for the balance of their account to be paid when the property is sold, passed to estate or on termination of a pension concession card.
Calculating rates
Your rates are calculated by multiplying your land valuation by a 'rate in the dollar' amount.
Your land valuation is provided by the NSW Valuer General. All properties in Sutherland Shire Council were revalued on 1 July 2022. These values will be used for rating for three financial years 2023-24, 2024-25 and 2025-26 (1 July 2023 – 30 June 2026).
The rate in the dollar for each rating category is set by us each year in our annual Operational Plan .
Your annual rates and charges are made up of three components: rates levy, stormwater management service and domestic waste service.
We also set a minimum rate each year. This means that if the result of your rate calculation does not reach a certain amount (minimum), then the amount of your rates will be equivalent to the minimum rate. In 2023/2024 the minimum rate for all properties is $1,001.10.
For example: If your land value multiplied by the rate in the dollar came in at $700, then you will be charged the minimum rate of $1,001.10 in 2023/2024.
The Independent Pricing and Regulatory Tribunal NSW (IPART) has set the rate peg for 2023-24 at 3.7% for councils with no or negative population growth. The rate peg | IPART is the maximum limit (presented as a percentage) that we are permitted to increase its income from rates.
A council can apply to IPART for a Special Variation to the rate peg which will be considered against the guidelines set by the NSW Office of Local Government.
Council has not applied for a Special Variation in 2023-2024.
If you are not satisfied with the category given to your property, you may apply to us to have this reviewed. We will notify you of the outcome and reasons for our decision.
If you do not agree with the category given to your property following the review, you may appeal to the Land and Environment Court. You must do this within 30 days of receiving our review decision.
Council is legally required to levy an annual charge for the domestic waste management services for each parcel of rateable land for which the service is available. This charge is mandatory and includes the following waste services:
- free electronic waste collection events
- free household chemical collection events
- free waste education workshops
- two household clean up services per financial year
- waste provision for public events
- illegal dumping investigations and removal, and
- public place recycling bins.
Some parcels of land are exempt from rates and charges, including land within a national park or land that belongs to a school, charity or religious group and that is being used for those purposes. Unless you meet the exemption criteria outlined in the Local Government Act 1993, you are not exempt from paying rates.
Each year we update our Delivery Program that includes our Operational Plan . These documents define how we plan to deliver services to the community for the next financial year and beyond. We encourage our community to review these documents during the exhibition period. If you have concerns, make a formal submission to ensure your feedback can be considered.
Land Values
The land value of your property is determined by the NSW Valuer General every 3 years. We are obliged by law to apply the latest land valuations.
A person has the opportunity to object to their land valuation within 60 days after receiving the Notice of Valuation, either online to the Valuer General online form or by phone 1800 110 038 to request an objection form.
While your objection is being reviewed, you are required to continue to pay your rates. If your objection is successful, the NSW Valuer General will adjust the value of your land.