Rates and Valuations


Rates notice are distributed to landowners during late August and early September each year. If you have not received your rates notice by 15 September, please phone Council on (03) 5450 9333. 

Included in your rates notice is an information brochure detailing how your rates are calculated, a message from the Mayor and information regarding how your rates support Council's key services. To download a copy of the information brochure please click here(PDF, 870KB) .

You can also sign up to receive your rates notice digitally through e-notices. For more information or to log in to your account, please click here.

What is rate capping?

The Municipal Association of Victoria has developed a video to explain how rate capping works.

Council has established a rating structure comprised of two key elements:

1. The property values component reflecting the capacity to pay; and
2. The user pays component reflecting the usage of services provided by Council.

The existing rating structure comprises four (4) different rating categories: residential, commercial/industrial, farm dryland and farm irrigation.

Property Valuations and lodging an objection

Property valuations are determined by Council's Contract Valuer and are used to calculate the rates to be levied.

The valuation shown on your current notice is based on levels at 1 January 2023. The State Government requires every Victorian local Council to undertake a revaluation of all rateable land yearly. The next revaluation will be based on levels at 1 January 2024.

What method of valuation does Council use?

Council adopts the Capital Improved Value (CIV) method to determine the rates. The CIV reflects the market value of the land and improvements excluding chattels, fixtures and fittings.

Please note that Site Value is included in the CIV.

What do I do if I believe my property has been incorrectly valued?

If you believe your property is incorrectly valued you may submit an objection via the State Government's Rating Valuation Objections portal. To access this portal, please click here. Objections must be received within 60 days from the date of print on your rates notice. An objection may be made in relation to the value of a property or on other grounds as specified in the Valuation of Land Act.

After receiving an objection, a valuer must discuss the matter with the objector and is required to make a decision within 120 days.

Alternatively, you may contact Council's Rates Coordinator on (03) 5450 9333 who can provide you with information on how to formally object to the valuation. 

What is a supplementary valuation?

A supplementary valuation is an update of the valuation following any significant change to the property that alters its value. A supplementary rate notice can be sent at any time throughout the year.

How are my rates calculated?

The Capital Improved Value (CIV) is multiplied by the rate set by Council. 

The Capital Improved Value (CIV) is multiplied by the rate set by Council. For 2023/24 the General Rate (Residential Rate) is 0.004520 cents in every $1 of the CIV.

For example, if the CIV of a residential property is $250,000 the rates are calculated as follows:

$250,000 x 0.004990 = $1,130.00

For 2023/24 the differential rate for commercial and industrial properties is set at 0.004773 cents in the dollar and dryland farms is set at 0.001642 cents in the dollar. The rate for farm irrigated district is 0.003097 cents in the dollar.

If you believe that your property is farmland in accordance with the Valuation of Land Act 1960 and is not rated as a farm, please contact the Rates Coordinator on (03) 5450 9333.

Why do I pay a garbage charge?

The garbage charge is charged for the collection of waste and recyclables from your property and its disposal and/or treatment. In the case of domestic garbage, the charge is made up of two components: the first covers the contract cost of actual collection of the waste; the second covers its disposal at Council's refuse disposal site.

The charge applies to each residential property (other than vacant land) within all the townships throughout the Shire regardless of whether or not the service is used. The charge is based on the number of bins at each property.

Garbage Charges for 2023/24

Total Service Waste & Recycling 

120L Garbage/240L Recycling = $460.00

240L Garbage/240L Recycling = $660.00

Green waste Collection = $95.00

What concessions and exemptions are available?

Municipal Rates Concession

The Municipal Rates Concession offers a discount on Council rates up to a yearly maximum for eligible concession card holders. A maximum amount of $253.00 can be claimed on principal place of residence for the 2022/23 financial year. For more information please click here.

To apply for a Municipal Rates Concession, please click here.

Council also collects the Fire Services Property Levy on behalf of the Victorian Government State Revenue Office. Concession card holders are eligible for a $50.00 rebate on this fixed charge.


Council levies a 'Municipal Charge' to cover a portion of Council's administration costs.

This year, the municipal Charge is $100.00. The Municipal Charge applies equally to each assessment.

If you have more than one farming property you may be eligible for an exemption from the Fixed Property Charge portion of the Fire Services Property Levy, as well as the Municipal Charge.

For more information regarding concessions or exemptions, please contact Council's Rates Coordinator on (03) 5450 9333.