Skip to main content

How we calculate rates

Property valuations are used to calculate the amount that you pay in rates, to ensure that rates are shared fairly among property owners in the City of Whittlesea.


All property valuations are now undertaken annually by the Valuer-General Victoria.

Independent valuers look at the land size, condition and location of your property and any improvements made since the last valuation.

They analyse similar properties that have recently sold or been leased in your area, and the current state of the property market.

The property values on your rates notice will have an effective value date of January 2023.

How a revaluation affects your rates

Property valuations are used to calculate the amount you pay in rates.

In general terms, if your property has increased in value at a faster rate than other properties, your rates will increase at a higher proportion.

If your property value has dropped or risen at a slower rate than others, your rates will increase at a lower proportion.

Revaluations and total rates revenue

Revaluations do not mean we receive more money in rates. They only affect the way the total rates revenue is shared among property owners.

A revaluation redistributes the amount of rates payable based on a fairer and updated valuation.

How we calculate rates

We calculate rates based on each property’s Net Annual Value (NAV).

For residential houses, units and rural properties, the NAV is calculated as 5 per cent of the capital improved value (the value of the house and land).

For commercial and industrial properties, the NAV is the rent at which the property might reasonably be expected to be let from year to year. 

Are rates capped?

Under the Victorian Government's Fair Go System, Councils can increase their total rate income this year by 3.5%

This cap applies to Council's total rate income, not individual rates notices. How much you pay above or below the 3.5% increase depends on the market value which in turn dictates your property valuation.

Other items on your Rates Notice

Fire Services Levy

The levy is a State Government charge that helps pay for the fire services provided by the Metropolitan Fire Brigade and Country Fire Authority.

From 1 July 2013, Councils in Victoria are responsible for collecting a Fire Services Property Levy through Council rates notices.

The levy is a State Government charge that helps pay for the fire services provided by the Metropolitan Fire Brigade (MFB) and Country Fire Authority (CFA).

While we collect this property levy through your council Rates Notice, the money goes directly to the State Government, and not to us.

The levy will be clearly shown on your Rates Notice and, like your rates, you can pay it either annually or in instalments.

Why was the levy was created?

Insurance companies previously collected the Fire Services Property Levy through household insurance premiums.

The Victorian Government has introduced this levy in response to the Victorian Bushfires Royal Commission's recommendation to replace the old insurance-based levy with a new property-based levy.

Now all property owners - even those who do not have insurance - pay the property-based fire services levy.

This means that all property owners contribute to the cost of fire brigade services, not just those who have insurance.

Some properties that are exempt from paying Council rates - like schools, churches and some charities - also have to pay the levy.

To find out more about how the levy is calculated visit the Fire Services Property Levy website.

Waste services charge

The charge for standard roadside rubbish and recycling collection is now listed separately.

The annual waste charges in 2023-24 are:

$171.45 – Residential/Rural

$11.85 – Landfill Levy added with Res/Rural Waste

$222.75 – Commercial/Industrial

$16.50 - Landfill Levy added with Com/Ind Waste

Supplementary valuations

Supplementary valuations are carried out in certain situations, in between the general revaluation. Examples of these situations include:

  • subdivision of properties  
  • parcel of land sold off 
  • rezoning 
  • roads constructed 
  • buildings erected, demolished or physically altered 
  • properties amalgamated


How do I object to my valuations?

If you believe that your new property valuation is not accurate, you must submit your objection within 60 days of receiving the annual rate notice or supplementary notice. This date is determined by state legislation and we cannot extend this date.

Information to help you understand the process of objecting to a valuation is available on the Valuer-General Victoria's website.

If you wish to lodge an objection to your valuation, please use the Rating Valuation Objections Portal