Your rates are based on 3 things:
On this page
How the calculation works
Why your rates may change
Differential rates
Property valuation
How the calculation works
Step 1: Council sets the total amount needed
Each year, Council sets a budget based on the services and facilities the community needs. This determines the total amount to be raised through general rates.
The Victorian Government’s rate cap limits the increase in Council’s total general rates revenue each year.
Step 2: Your property is valued
All properties in Monash are valued independently by the Victorian Government’s Valuer-General Victoria.
In Monash, rates are based on Capital Improved Value (CIV). This includes:
- the land
- your home or building
- other improvements (like garages or extensions)
Valuations are updated every year.
Step 3: We work out the rate in the dollar
We divide the total amount Council needs to raise by the total value of all rateable properties in Monash. This gives a figure called the rate in the dollar.
Step 4: We calculate your share
We multiply your property value x the rate in the dollar. This gives us your general rates.
Step 5: Other charges are added
Your rates notice also includes:
- A separate waste charge if you receive Council’s kerbside waste service.
- Additional charges for any additional bins, if applicable.
- A Public Waste Service rate.
- The Victorian Government’s Emergency Services and Volunteers Fund, which we collect and pass back to them.
Why your rates may change
Your rates can go up or down from year to year. This is due to one or more of the following:
1. Changes in property values
Property values across Monash do not all change at the same rate. Your property's value helps determine your share of the total rates Council needs to collect.
If your property's value increases more than the average across Monash, you may pay a larger share of the total rates collected than you did in the previous year. If your property's value increases less than the average, or decreases relative to other properties, you may pay a smaller share than you did in the previous year.
Property revaluations do not increase the total amount of rates Council collects. They only change how the total rates burden is shared between property owners.
2. The Victorian Government’s rate cap
- Is set each year by the Minister for Local Government, for the 2026-27 financial year the rate cap is 2.75%.
- Applies to the percentage increase in a council’s average rates revenue. It does not apply to your individual rates bill, but to the total amount of money that we are seeking from rates revenue.
- Does not apply to waste charges or the Emergency Services and Volunteers Fund.
3. Charges and levies
From July 2026 we have changed how waste costs are listed on rates notices. You can read more about waste costs to find out what’s changing.
The Emergency Services and Volunteers Fund (ESVF) is a Victorian Government levy shown on your rates notice that helps fund emergency services across the state. This amount is set by the Victorian Government and we collect it on their behalf.
Differential rates
Monash uses different rates in the dollar for:
- residential properties, and
- non-residential properties such as commercial and industrial properties.
This helps share rates evenly across different property types and reflects changes in property values over time.
For 2026/27, the rate in the dollar is:
- 0.00125155 for residential properties
- 0.00136635 for non-residential properties
Example: residential property
If your home is valued at $1,000,000:
$1,000,000 × 0.00125155 = $1,251.55 in general rates (before additional charges are added).
Example: non-residential property
If a commercial or industrial property is valued at $1,000,000:
$1,000,000 × 0.00136635 = $1,366.35 in general rates (before additional charges are added).
Property valuation
All Monash properties were valued in January 2026, and these values have been used for the 2026/27 rates notices. The Victorian Government’s Valuer-General Victoria coordinates valuations across Victoria each year.
Valuers assess a Capital Improved Value (CIV) for each property. This considers the total market value of the land plus buildings and other improvements.
You can appeal against your valuation.
Supplementary valuation
A supplementary valuation is an amended valuation calculated after the yearly revaluation for one of the following reasons:
- any change to the physical characteristics of the property
- any change to the use of the property
- the property is now occupied by a charitable or religious institution and is no longer rateable
- the property is owned and occupied by a statutory body.