Rating Structure

The rating structure for general rates is based on a combination of two elements, the first being a base rate that is equally applied to all properties. The remainder of general rates are calculated on a rate in the dollar, often referred to as the ad valorem rate, based on unimproved land value assigned by the Valuer General.

Land Valuation

Land valuations are supplied to Council by the NSW Valuer General. For equity purposes, the Valuer General provides Council with updated land valuations at a minimum of every three years. These land valuations are used by Council to levy ordinary land rates. Land valuations from 1 July 2024 will be used to levy the rates in 2026-27.

Routine changes in total land valuations received from the Valuer General do not change Council’s total permissible annual income; they simply redistribute the rate burden between individual properties based on that property’s change in comparison to others. More information about land valuations and their use by councils is available from the Valuer General NSW website.

Land categories

Categorisation of all ratable land in the Bega Valley Shire has been undertaken in accordance with section 514 of the Local Government Act 1993 to be within one of the rating categories below. Sections 515 to 519 describe how land is to be categorised for rating purposes.

1. Farmland - Applies to all properties in the Bega Valley Shire that satisfy the farmland criteria.
2. Residential - Applies to all properties where the dominant use is residential or in the case of vacant land, where it is zoned or otherwise designated for residential purposes.
3. Business - Applies to all properties that cannot be categorised as farmland, mining or residential.

Change in Categorisation

If an application is received to change the rateable category, or if we have reasonable grounds to believe that the category should be amended, we may make this change at any time. When a new category is declared, changes to land rates shall be applicable from 1 July, 1 October, 1 January or 1 April provided the declared effective date is prior to one of these dates.

Land Value Changes due to Supplementary Valuation

Council will undertake rating on a pro-rata basis to reflect any changes to land valuation by the Valuer General. These changes may be the result of a subdivision, boundary adjustment, a sale resulting in a split, an amalgamation of parcels, or other changes affecting the valuation of your property. Changes to land rates shall be applicable from 1 July, 1 October, 1 January or 1 April provided the declared effective date is prior to one of these dates.

Ex-Gratia Rates and charges

Council may levy and receive voluntary payments, equivalent to rates, from landowners within the LGA who are not legally required to pay rates as per the provisions of the Local Government Act, 1993. These properties will also be subject to relevant Council charges, e.g. waste, water, and sewer. In such cases the land associated with these properties is not typically valued by the Valuer General, e.g. land owned by the Commonwealth of Australia.

Exempt land

Some land is exempt from the base rate and ad valorem rates. These exemptions are defined in the Local Government Act 1993

Rate pegging limits the amount by which Council can increase its rate revenue from one year to the next. The rate peg each year is set by the Independent Pricing and Regulatory Tribunal of NSW (IPART). The rate peg amount for Bega Valley Shire Council 2026-27 is 3.5% inclusive of a 0.5% population factor.

Projected General Rates Income

The rate peg for 2026-27 is set at 3.5%.

Special Variations

Each year Council obtains income through a range of existing Special Variations to rates. These increases were approved either by IPART or the Minister for Local Government and provide funding for a specific purpose.

Asset Renewal and Services SRV allocation

The Asset Renewal and Services SRV will support the following services and projects in 2026-27.

Read the Revenue Policy(PDF, 1MB)