When determining the rates, we carefully assess the long-term vision and needs of the community, the works and services needed over the year against the Victorian Government’s annual rate cap.
Learn more about our Annual Action Plan and Budget.
In 2016-17, the Victorian Government introduced a cap on rate increases, which sets all Councils overall increase in total average rates. The cap for 2025-26 has been set at 3.00%.
Not everyone’s rates will go up by 3.00%. Your rates could be more or less than 3.00%. There are a number of factors that may result in a change to your rates compared to last year, including:
- a change in your property’s value (Capital Improved Value, also referred to as CIV)
- which Differential Rate category your property is in
- changes in bin charges, and
- the Victorian Government Emergency Services and Volunteers Fund.
Property valuation
How much you pay in property rates is determined by your property’s valuation. We aim to charge ratepayers equitably by using property values to fairly distribute rates charges.
There are three levels of valuation for each property. The most important valuation is Capital Improved Value: the figure that determines the rates charged on that property.
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Capital Improved Value: the value of the land and any improvements to the property, such as adding a dwelling, garage, pool or shed. This also includes Site Value.
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Site Value: the value of the land only
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Net Annual Value: 5% of the Capital Improved Value on all properties other than Commercial or Industrial. For commercial and industrial properties, Net Annual Value is based on the annual rental return the owner would receive if leased.
How properties are valued
Property valuations are done by independent valuers every year. This is required by the Valuation of Land Act 1960 and overseen by The State Government Valuer General. This ensures the value for each property is up-to-date and reflects its market value. They are determined through:
- land size
- property attributes (including floor size, number of rooms, building materials etc.)
- location
- recent sales data
- records of renovations and building improvements.
If your property’s value has increased by a greater percentage than others in Brimbank, you’ll pay more of the combined general rates total. If your property’s value has increased by a lesser percentage than others in Brimbank, you'll pay a smaller percentage of the combined general rates total.
Example – property value decrease, rates increase
Sarah’s property value has decreased but their rates have increased. This is because other property values in Brimbank also decreased, but by more than Sarah’s. This means Sarah’s property value is still higher than the average and pays a greater share of the rates bill.
Example – property value decrease, rates decrease
Matthew’s rates have decreased. This is because Matthew’s property value has dropped by more than properties in Brimbank. This means their share of overall rates bill has dropped.
Rate in the dollar
The rate in the dollar is what Councils use to calculate how much each property owner pays in rates. We set different rates in the dollar for different categories of rateable land.
Rate in the dollar amounts for 2025-26
| Differential rate type | Cents in the dollar |
|---|---|
| Residential houses, flats and units | 0.0017585 |
| Retirement villages | 0.0016383 |
| Commercial/Industrial | 0.0037124 |
| Commercial/Industrial Vacant Land | 0.0060120 |
| Farms | 0.0015030 |
| Vacant Land | 0.0036673 |
| Cultural and Recreational | 0.0018562 |
The Department of Jobs, Precincts and Regions has produced a short video to help you understand how rates work:
Objecting to a valuation
You can lodge an objection to your valuation through the Rating Valuations Objections Portal. You must do this within 2 months of the issue date of your valuation notice.
Additional charges on your notice
Ratepayers may need to pay the following annual charges:
- Municipal charge
- Environmental/Food and organics waste charge
- Public amenities cleansing levy
- Fire services property levy.
Municipal charge
This charge ensures all ratepayers pay an equal amount toward our administrative costs.
Environmental charge
The Environmental charge applies to residential properties and the size of your garbage bin. It also covers:
- weekly rubbish collection
- fortnightly recycling collection
- fortnightly food and organic waste collection
- At call hard waste program.
These charges are exempt from the rates cap.
Public Amenities Cleansing Levy
The Public Amenities Cleansing Levy applies to all rateable occupancies to ensure that all occupancies fairly contribute to the cost of street sweeping, waste and rubbish collection and disposal from public places.
We are not collecting additional income and only recovering the cost of the services provided.
Victorian Government Emergency Services and Volunteers Fund
The Emergency Services and Volunteers Fund (ESVF) is a Victorian Government charge that will appear on all council rates notices from 1 July 2025.
Council has been ordered to collect this levy. We do not have control over the amount charged.
This levy amount is set by and collected on behalf of the Victorian Government. It does not contribute to Council income.
It replaces the Victorian Government’s Fire Services Property Levy, and will support services that respond to fires, floods, storms and other emergencies.
Council recognises that the new tax will have a significant impact on communities who are doing it tough with the cost-of-living pressures. Council has expressed its concerns to the State Government and has requested a review of this levy to achieve a more equitable funding model that takes into account the real financial needs and limitations of our diverse community.
The ESVF can be paid in the same manner as you pay your rates, including by instalments.
The levy is made up of two parts:
- A fixed charge to:
- Residential properties, and
- Non-residential properties (which includes commercial, industrial, primary production, and public benefit).
- A variable charge – based on the type of property and capital improved value (CIV), which includes land and buildings. The CIV is listed on the council rates notice.
Property owners who are already eligible for concessions on their rates will automatically receive the concession.
Visit Emergency services and volunteers fund (current rates) for the new rates.
For queries about the ESVF component of your rates notice, contact the Victorian Government:
- Department of Government Services ESVF support line 1300 819 033.
- Visit Emergency services and volunteers fund for general ESVF information and calculator.
- Visit Emergency services and volunteers fund (current rates) for the new rates.
Visit Eligible Volunteers Rebate Scheme for volunteers rebate details.
Contact us
If you'd like to speak to us about your rates please call 03 9249 4000 between 8.45am and 5pm Monday to Friday.
