How do your rates notices compare?

WHAT’S BEHIND THE CHANGE?

If you’ve recently opened your 2026-27 City of Mandurah rates notice and noticed a bigger change than expected, you’re not alone.

The City of Mandurah issued this year’s rate notices on 31 July, with payments due by 8 September. However, one of the biggest reasons some property owners are seeing noticeable differences isn’t simply because “rates have gone up.”

This year, Mandurah’s rates are being calculated using new Gross Rental Values (GRVs) determined by Landgate as part of its latest property revaluation.

What is a Gross Rental Value (GRV)?

Despite the name, GRV isn’t what you’re currently receiving in rent, nor is it your property’s market sale value.

Instead, it’s Landgate’s independent estimate of what your property could reasonably rent for over a full year if it were leased on the open market. Think of it like this:

Estimated weekly rental value × 52 weeks = Gross Rental Value (GRV)

This figure then becomes one of the key ingredients used by your local council when calculating your rates.

HOW DOES LANDGATE WORK IT OUT?

Landgate doesn’t simply apply one rental figure across every home.

Its valuers assess each property based on factors including:

The aim is to determine what your property would likely achieve in rent at the valuation date, even if it’s owner-occupied or currently rented for a different amount.

WHY HAS MY RATES NOTICE CHANGED SO MUCH?

Many people assume that if Council adopts, for example, a 5% increase, every property’s rates rise by exactly 5%.

That’s not actually how it works. Every property’s new GRV may have changed by a different amount.

If your property’s estimated rental value has increased more than the Mandurah average, your rates may rise by more than someone else’s – even if they’re only a few streets away. Conversely, if your GRV increased by less than average, your rates increase may also be lower.

BEFORE YOU ASSUME THERE’S BEEN A MISTAKE…

If your rates notice looks significantly different this year, it’s worth checking:

• The GRV shown on your notice.
• Whether the property’s details are accurate.
• Whether improvements or changes to the property may have affected its valuation.

Remember, Landgate determines the GRV, while the City of Mandurah sets the rate in the dollar that is applied to those values to calculate rates.

How often are GRV’s revalued?

The valuation is completed as at a single Date of Valuation (DOV) for all properties in the area, ensuring every property is assessed on the same market conditions.

A few important points to consider:

• GRVs are revalued every 3 years in the Perth metro area and the City of Mandurah.
• There is a delay between the valuation date and when it appears on your rates notice. In metropolitan areas (including Mandurah), the updated GRVs typically come into effect 23 months after the valuation date, because of the time required to value every property.
• Significant property changes, such as an extension or subdivision, may trigger an interim valuation between revaluation cycles.

THE BOTTOM LINE.

The 2026–27 rates notices aren’t simply reflecting a council rate increase – they’re also incorporating Mandurah’s latest Landgate property revaluation.

That means neighbouring homes can experience very different changes depending on how their estimated rental values moved relative to the rest of the market.

If you’re unsure why your notice has changed, start by looking at your Gross Rental Value. It often explains far more than the total amount payable and provides valuable insight into how your property is assessed for rating purposes.

Visit www.landgate.wa.gov.au for more helpful information or to lodge a revaluation objection