Council rates in the City of Adelaide

Annual Value, and why the city uses it

Annual Value is defined in the Valuation of Land Act 1971 as 75% of the gross yearly rent the land could reasonably be expected to fetch, on the footing that the landlord pays all rates, taxes, insurance and the outgoings needed to keep its value up. The council’s reasoning is that, as the capital city, it has a higher share of rented homes and leased commercial premises than other South Australian councils, so a rental measure suits the way the city is occupied.

The council has engaged a valuation firm to prepare valuations on its behalf.

The rates in the dollar for 2026–27

The Regional Landscape Levy, once called the NRM levy, is a state tax. The Landscape South Australia Act 2019 requires councils to collect it on every rateable property for the state, and it funds the regional landscape boards. The Rundle Mall rate pays for managing and marketing the Rundle Mall precinct.

An example

Suppose a city apartment could reasonably rent for $640 a week. Over a year that is $33,280, and 75% of it gives an Annual Value of $24,960. At the 2026–27 residential rate of 0.11967651, the general rate for the year comes to $2,987.13.

An example only, computed from the definition and the rate the City publishes. The real Annual Value is set by the valuers, the levy and any separate rate are added as their own lines, and the City also applies allowances for some plant and equipment.

There is also a floor. From 1 July 2025 the council introduced a minimum rate, set at $400 for 2025/26, so that every rateable property makes a base contribution to the city’s infrastructure and services.

The rates year

1. September. The first quarter falls due, and this is also when the full year can be paid in one go. A summary of the council’s business plan and budget comes with the first quarterly Rates and Valuation Notice.
2. December and March. The second and third quarters fall due.
3. June. The final quarter falls due.

Paying monthly is possible only by direct debit, taken in 10 instalments from the first business day of September to the first business day of June, with nothing taken in July or August. Rates have to be up to date before a direct debit can start. Other ways to pay include card, BPAY, Australia Post and in person at the Colonel Light Centre on Pirie Street.

Objecting to the valuation

Ratepayers can object in writing to a property’s valuation, or to the land use category it has been given, within 60 days of the first notice for the year; the council may extend that period where there is reasonable cause. The objection has to set out its full grounds. Objecting does not move the due date: rates are still payable on time, and any change is refunded or charged once the objection is decided.

After that decision, a ratepayer who is still unhappy can ask for a further review by a Valuer-General panel valuer, or apply to the South Australian Civil and Administrative Tribunal (SACAT), within 21 days of receiving the decision. Statutory fees apply. If a panel valuer moves the valuation by more than 10% the valuation must be amended, and where that is a reduction of more than 10% the fee is refunded.

Rebates, payment plans and hardship

Pensioner rebate. A ratepayer who holds a Pensioner Concession Card and meets the criteria for the state’s Cost of Living Concession (Folio 01) can apply to the council for a $100 rebate on the year’s rates. The council introduced it in 2024/25. The state concession itself is paid by the Department of Human Services, not through the rates notice.

Payment plans. For overdue rates, the council offers plans paid weekly, fortnightly or monthly, requested through an online form that asks for the assessment number, the property address, a payment amount and frequency, and a start date between 15 and 45 days away. Payments made while rates are in arrears go to the amount already owing first.

Financial hardship. The council describes hardship as genuine difficulty meeting obligations, giving loss of income, serious illness, unexpected ongoing costs and other major changes as examples, and says it may offer payment plans, extensions or concessions. Separate application forms exist for residents and businesses, and the council’s Financial Hardship Operating Guidelines set out the detail.