About Council Rates
Local councils provide a wide range of services for the benefit of the community, including managing and maintaining expensive infrastructure such as local roads, libraries, sport and recreation facilities, parks and playgrounds, and street lighting. Councils also provide services such as planning and development assessment, waste collection, and economic development.
In setting rates, councils are governed by the Local Government Act 1999 (the Act), which provides flexibility for councils to make decisions that suit their local community. As a result, the way one council structures its rates may differ from another council. However, no matter what council, your rates will reflect the cost of services provided to your community.
Council rates and the budget process
Each council is legislatively required to develop publicly available plans, including long-term financial and infrastructure plans. These plans set the long term objectives and priorities for the community.
Councils are also required to prepare Annual Business Plans. These plans outline programs and outcomes to be achieved for the year and include income sources, infrastructure needs, and service needs. Councils work with their communities to strike a balance between expenditure, revenue and service standards.
Unlike other spheres of government, councils must release their Annual Business Plan and budget for community consultation prior to being adopted by council. Consultation influences the annual budget that is presented to council for consideration and adoption. The budget can only be set at council meetings which are open to the public.
Once a council sets its rates for the year, it sends out a rates notice advising the amount, the date for payment and how rates can be paid. Rates are payable quarterly and penalties apply for late payment.
Click here to read the Property Valuations Understanding the Process fact sheet from the Office of the Valuer-General.
Rates are based on Property Values
In South Australia, council rates are a form of property taxation. Rates are not a fee for service but are a tax.
Property values play an important part in determining how much each ratepayer will pay. Generally, the Act assumes that the higher the value of the property, the higher the rates to be paid. For example, a person with a property valued at $300,000 will contribute less than someone with a property valued at $500,000 in the same council area.
Every year property values are reviewed based on market movements and recent sales trends. Councils may use valuations provided by the Valuer-General or a valuer authorised under the Land Valuers Act 1994 engaged by the councils. Ratepayers can object to a valuation if they believe it is inaccurate.
Click here to read the Understanding 2026-2027 Property Values fact sheet from the Office of the Valuer-General.
Objecting Your Valuation
If you believe that the valuation of your property is incorrect, you may lodge an objection. Prior to lodging a formal objection, you can seek further information or clarification by phoning 1300 653 346. Many concerns can be resolved without the need to lodge a formal objection. If you do not agree with your valuation, and can provide information to demonstrate that it is incorrect, you must lodge an objection within 60 days of receiving the first rate notice from any rating authority for the financial year.
An objection is a formal process and there are specific legislative requirements under the Valuation of Land Act 1971 for both you and the Valuer-General.
To help you better understand your property valuation and local property market, investigate sales data and information relevant to your area. Providing comparable market evidence with your application is required to support grounds of objection when requesting a review for property value. If you are comparing differences in valuations between neighbouring properties, consider reasons such as physical attributes, land use, land use constraints when making a general assessment to include with your application.
A written objection must set out the full and detailed grounds for objection. Objections can also be submitted via an online form at http://www.sa.gov.au/landservices . Rates are still due and payable by the due date even if an objection has been lodged.
Click here to read the Property Valuations Objecting to a Valuation fact sheet from the Office of the Valuer-General.
Objection to be forwarded to:
State Valuation Office, 101 Grenfell Street, Adelaide South Australia 5000
Mail: GPO Box 1354, Adelaide SA 5001
Email: lsgobjections@sa.gov.au
Phone: 1300 653 346
Fax: 08 8226 1428
State Government - concessions
The State Government is no longer funding the concession on council rates. Instead, the State Government has introduced a ‘Cost of Living Concession’ (CLC) payment which will be paid directly to those eligible.
For questions regarding the CLC and to check eligibility please contact the Department for Communities and Social Inclusion Concessions Hotline directly on 1800 307 758 or go to www.sa.gov.au/concessions for further information.
Concessions for Council Community Wastewater Management Schemes (CWMS) or council provided water remains unchanged but is now paid directly to the recipient and is no longer provided via council rates notices.