⇅

重估之后 After the revaluation

Your rates did not go up because your CV went up. They went up because your CV went up more than everyone else's — and if it went up by the same amount, the revaluation did nothing at all.

A revaluation does not give the council any more money. The total take is set in the Annual Plan months earlier. When values are reassessed, the rate in the dollar is recalculated so the same total comes out of the new valuations — so a revaluation cannot raise the average bill by a cent. It can only move money between properties.

Which is why the number on your valuation notice is not the number that matters. This page works out which part of your change was the council and which part was your neighbours.

Nothing is uploaded. The arithmetic runs on the server for one request and nothing is written down.

Your property

$ $ $

Your district

% up % %

The fixed part is the UAGC plus any targeted rates charged per property rather than per dollar of value — water, wastewater, refuse. It is itemised on your rates notice. It does not move with a revaluation, so it damps everything: at 30% fixed, a value that moves 20% against the district moves your bill by 14%. If you do not know it, leave it — the answer is shown across 15% to 45% as well.

Or work the district figure out yourself

The figure councils publish is the change in total rateable value, and that includes new subdivisions and new houses. If you want the number that actually applies to properties like yours, paste some: address, CV before, CV after, one per line, from your council's revaluation search.

You moved up relative to the district

Your CV went up 50%. The district went up 30%. Relative to everyone else you are up 15% — and that, not the up 50% on your valuation notice, is what the rating formula uses.

$3,100this year$3,640next year, estimated+$540the change
The council+$186the rise announced in the Annual Plan, which would have happened anyway
The revaluation+$354your value against everyone else's — this sums to zero across the district
Your value rose 15% more than the district

Your CV went up 50% and the district went up 30%. Only the gap between those two does anything: it is worth +$354 a year to you. Two houses whose values moved by wildly different amounts pay identical changes if they moved the same amount relative to everyone else.

The fixed charges absorb most of it

You moved 15% against the district, and your bill moved 11.4% beyond the council's rise. The difference is the 30% of your bill that is charged per property rather than per dollar of value — a revaluation has nothing to act on there.

Which half is which

The council: +$186. The revaluation: +$354. The first was decided in the Annual Plan and was going to happen whatever your valuation said. The second is money moving between ratepayers, and it adds to exactly zero across the district — for every dollar it costs you, somebody whose value rose by less pays a dollar less.

Go and look at the rates notice

Not knowing your fixed share is worth $152 here, which is more than it is worth guessing at. The UAGC and the targeted rates are itemised on the notice, and their total over the total is the number this page wants.

For the revaluation to have cost you nothing, your CV would have had to come in at $1,170,000 — the district movement applied to your old value. It came in at $1,350,000, which is 115% of that.

Across a fixed share of 15% to 45%, next year's bill lands between $3,564 and $3,716. That spread is wide enough to be worth ten seconds with the rates notice.

What it does not know

Your rating category. Councils charge different rates in the dollar to residential, commercial, rural and lifestyle properties, and some differentiate again by suburb. This assumes you stayed in the same category — if you did not, the arithmetic here is the wrong shape entirely, not just the wrong number.

Whether your council rates on capital value or land value. Most rate on capital value; some use land value, and a few use annual value. Use whichever figure your rates notice is actually charged on, not whichever one is largest on the valuation notice.

Targeted rates that changed on their own. A new kerbside collection or a water metering rollout moves the fixed part of the bill independently of any of this, and it will show up here as though the council raised the general rate.

Whether the district figure you used is the right one. The number councils publish is usually the change in total rateable value, which includes land subdivided and houses built since the last valuation. Existing properties moved by less than that, so using it makes your own rise look smaller relative to everyone else's than it was.

This is arithmetic about how rating works, not advice about your bill. The authority on your bill is your council's rates notice and its funding impact statement, and if the numbers here disagree with theirs, theirs are right.