NSW Council Rate Increases 2026: What 10 Councils Are Asking For
IPART is reviewing Special Rate Variation applications from 10 NSW councils. Here is what they are asking for and what it means for your rates bill.
If your council rates notice has jumped again, you’re not imagining it. Right now, IPART is reviewing special rate variation (SRV) applications from 10 NSW councils that want to raise rates above the rate peg for 2026–27.
For a lot of homeowners, this feels like the worst kind of frustration: you didn’t ask for more services, you didn’t get a pay rise at the same pace, and yet the bill goes up.
This guide does two things:
- Explains what an SRV is (and what it isn't).
- Gives you a practical checklist for what you can do as an individual ratepayer.
Quick answer: can I “appeal” an SRV?
Not in the way most people mean “appeal”. An SRV is a council budget decision assessed by IPART. It’s not a personal valuation decision about your property.
But you can:
- Make a submission to IPART while consultation is open.
- Engage with your council (meetings, consultations, questions about spending).
- Check whether your land valuation looks wrong, because that’s one of the few levers that can reduce your rates bill.
What is a Special Rate Variation (SRV)?
In NSW, councils can apply to IPART to increase their income from rates by more than the rate peg. That application is usually tied to a program of works (think roads, stormwater, seawalls, parks, renewals) and a financial plan.
SRV (IPART)
A council-wide proposal to raise rate income above the peg. It's about the council's budget and infrastructure needs.
Valuation Objection
An individual challenge to the land value used to calculate your specific rates. This is handled by the Valuer General NSW.
What we know about the 2026–27 SRV wave
From public reporting and IPART consultation notes, the current SRV round includes high-profile Sydney councils. Examples mentioned publicly:
Step 1: If you’re angry about the SRV, make it count
If consultation is open, IPART typically accepts community comments during a set window. When you write, focus on specifics:
- Whether it's new projects or long-overdue maintenance
- What happens if the SRV is not approved (service cuts, delays)
- Whether the council proposes hardship measures or staged increases
Step 2: If your goal is a lower bill, check your land valuation
Even if the SRV goes ahead, your rates notice is still driven by the underlying calculation. If your land value is over-stated, you may be paying more than your fair share.
Check Constraints
Does your valuation ignore easements, flooding, heritage limits, or awkward shape?
Compare Evidence
Were the sales used as evidence not actually comparable to your land?
Step 3: Understand the objection window
In NSW, objections to land valuations usually need to be lodged within a time limit from when you receive the valuation notice (commonly around 60 days).
View the Step-by-Step Objection GuideA reality check: what changes your bill?
Usually Won't Change It
- • Petitioning against an SRV (it influences decisions, not personal bills)
- • Complaining to council without evidence
- • Pointing to market value only (land value is different)
Can Change It
- • A corrected land valuation (if your land is over-valued)
- • Legit rebates / concessions (e.g. Pensioner rebate)
- • Fixing errors in your rating category (residential vs commercial)
Not sure if your valuation is fair?
Start your search today. Compare your land valuation with nearby sales and see if you have a case for an objection.
Related Reading
How to Find Comparable Sales
Find and select the best comparable sales to support your objection
Property Comparison Analysis
Learn how to compare properties and pick the best comparables
Property Research Tool Guide
Step-by-step walkthrough of the RatesAppeal research tool