Land Revaluations

Hornsby Shire Council is required under legislation to use land values provided by the State Government Valuer General to levy rates. Every three years, the Valuer General revalues land, which may result in an increase in rates for some ratepayers and a decrease for others. The Valuer General has issued new property valuations for the Hornsby Shire Local Government Area (LGA), and therefore these will be used to calculate the new rate levies, which will come into effect 1 July 2023.

Frequently Asked Questions

How much additional income will Council generate from an increase in land values?
Council generates no additional income from an increase in land values. This is because the revaluation changes only the distribution of rates between properties in the Shire, based on the change in value of an individual property relative to the average change in value across all properties in the Shire.

How much have average land values changed?
The draft average change in land value of residential properties is an increase of 69%, therefore any property with an increase equal to or less than 69% will receive a maximum increase to their rate levy of 8.5% next financial year (subject to Council’s application for an 8.5% SRV in 2023/24 being approved). Any property with a land value increase of more than 69% will receive a minimum increase to their rate levy of 8.5% next year (subject to Council’s application for an 8.5% SRV in 2023/24 being approved).

For business and farmland properties, the average increase in land values is 45% and 80%, respectively, whereas the average increase for properties in Hornsby CBD is 27%.

What is the Special Rate Variation Increase for 2023/24?
Council has applied to the Independent and Pricing Regulatory Tribunal (IPART) for a Special Rate Variation that, if successful, will result in an 8.5% increase in Council’s total rates revenue in 2023/24, and further increases in the following three years.

For more information please visit the Proposal for Special Rate Variation Yoursay page.

How much is the pensioner rebate?
Eligible pensioners are currently entitled to a $250 mandatory rebate off the ordinary rates and domestic waste management charges. If Council’s application for a Special Rate Variation is approved in full, Council is proposing an additional voluntary rebate of $50, bringing the maximum rebate to $300.

What about Domestic Waste Management Charges?
The 2023/24 domestic waste charges will remain the same as in the current 2022/23 financial year (i.e. there will be nil increase in this charge).