Your rates help Council maintain our beautiful and unique location and are calculated on a variety of things including where you live.

Rates Path Freeze

The NSW Government has previously stated that ratepayers in the Northern Beaches Council area will pay no more in rates than they would have been levied under their former Council, until June 2020. This has now been extended until June 2021.

What Factors Impact on the Calculation of Your Rates?

Rates may vary from year to year based on a combination of annual maximum increases approved by the Independent Pricing and Regulatory Tribunal (IPART) rate pegging and special rate variations (SRV) and/or changes to land values as supplied to Council by the NSW Valuer General

Land Valuation

Rates for Northern Beaches Council properties have been assessed using land values issued by the NSW Valuer General having a date of 1 July 2019. For the previous year, valuations as at 1 July 2016 were used. 

When are Your Rates Due?

Rates are levied each year for the period of 1 July to 30 June. You will receive a Rates/Instalment Notice four times a year, unless you pay the whole Rates for the year by the first due date – 30 September.

Rates payments are due by 30 September, 30 November, 28 February and 31 May.

Financial hardship

Council has a policy to provide assistance for ratepayers experiencing genuine financial hardship.

You may be eligible for a concession on the grounds of hardship. Council may also be able to assist by agreeing to alternative payment plans.

If you are having difficulty in paying your rates, you should contact Council as soon as possible to discuss the options available under Councils Rates and Annual Charges Hardship Policy.

Covid-19 Financial Hardship

Covid-19 may result in ratepayers suffering hardship and difficulties in paying rates and annual charges, along with other fees and charges invoiced by Council, as they fall due - apply for Covid-19 hardship relief.

How are my rates calculated?

Rate assessments for Northern Beaches Council are based entirely upon property valuations, but with minimum rates applying where appropriate. The total income that can be raised from levying rates on property is capped by the State Government based on a determination by the Independent Pricing and Regulatory Tribunal (IPART). IPART determined that general income from rates in 2020/21 may be increased by a maximum of 2.6%.

The increase allowed by IPART relates to general income in total and not to individual ratepayers’ rates. Individual rates are also affected by other factors such as land valuations. As such rates for individual ratepayers may vary by more or less than the percentage allowable depending on how an individual ratepayers’ land valuation has changed in a particular year compared to the land values of other ratepayers however Council’s total income from rates does not increase as a result of these changes.

The NSW Government has stated that ratepayers in the Northern Beaches Council will not pay more rates than what they would have been levied under their former Council, until June 2021. This means that rates are calculated differently across the Northern Beaches (in accordance with the rating structures of the former councils).

What is the rate path freeze policy?

The NSW Government has provided a policy commitment that ratepayers will pay no more in rates than they would have under their former council for four years. It should be noted this commitment is to freeze existing rate pathways, rather than freezing the level of rates that are levied by councils.

This does not mean that rates for an individual ratepayer cannot be increased. Rather, it means that the total rates income for an amalgamated council cannot exceed the amount of income from rates that would have applied to that council as if the amalgamation had not occurred.

In accordance with the rate path freeze policy amalgamated councils will be able to increase their 2020/21 general income from the general income that applied in the former councils areas in 2019/20 to take into account the 2020/21 rate peg and any special rate variations (SRVs) previously approved by IPART prior to the amalgamation. Any approved SRVs must only be applied to ratepayers in the former council area that the SRV was approved for.

How do I pay my rates?

Rates payments can be made by any of the methods displayed on your Rates & Charges Notice.

The existing methods of payment for each of the former Council areas will continue until the rates systems are harmonised.

How is land value calculated?

The NSW Valuer General is responsible for determining land valuations and provides these valuations to councils for councils to use when assessing rates. Council cannot amend these land valuations and must rely on the valuations supplied by the Valuer General.

I disagree with my land value. What do I do?

If you have concerns relating to your new property valuation, you can lodge an objection with the Valuer General Land. You can find more information about objecting to a valuation by phoning the valuation call centre on 1800 110 038.

If the Valuer General amends your land valuation they will advise Council of the new valuation relating to your property and if required your rates will be amended by Council.

What do new land values mean for the Northern Beaches?

Rates for properties in the former Manly, Pittwater and Warringah areas have been assessed using land values issued by the NSW Valuer General with a date of 1 July 2019. 

The overall increase in total rates income cannot be more than the increases approved by IPART. However, individual properties whose valuations have increased considerably more than the average will experience an increase in their rates above the percentage increase approved by IPART. Where individual property valuations increased by less than the average, those ratepayers will experience smaller increases or even decreases in rates in some instances.