Understanding your Rates

Published on 01 August 2025

The rates have gone out and based on the social media comments this is causing some concern.

It is important that you know that the overall increase in rates has come from the land revaluation.  

The Valuer General has recently revalued all land in the Gwydir Shire Council.  The last land valuation completed by the Valuer General was completed in 2022.  As a result of the land revaluation all land values have gone up.  Some have gone up more than others.   Council is only allowed to increase the general rating income by the set amount for the year – for Gwydir this was 4.2%, so even though the council’s total income is capped if your land value triples and others don’t, your rates can increase dramatically.

Property sales are the most important factor valuers consider when valuing land. They analyse sales of both vacant land and improved properties and adjust for the added value of any improvements.  They also consider factors such as the lands:

•  most valuable use

•  zoning and heritage restrictions

•  location and views

•  size, shape and features; and

•  nearby development and infrastructure

If you disagree with the land value or property information on your notice of valuation you can lodge an objection. You will need to provide sales evidence from around 1 July in the valuing year to support your objection. If you do not provide supporting evidence, your objection will be disallowed.

To contact the Valuer General for any questions, concerns or require assistance please call 1800 110 038 or visit www.valuergeneral.nsw.gov.au/contact_us