Enter the assessed capital value from your valuation notice.
Residential
Commercial / Industrial
Primary Production
Vacant Land
Other
$
Collected by Council on behalf of the Hills and Fleurieu Landscape Board.
Not Applicable (Septic Tank / Private)
Full CWMS Service (~$760)
Vacant Allotment CWMS (~$380)
Fixed Charge:–
Differential General Rate:–
Landscape Levy:–
CWMS / Waste Service:–
Total Annual Rates:–
Est. Quarterly Payment:–
function calculateCouncilRates() {
// 1. Get Input Values
var propValueInput = document.getElementById("propertyValue").value;
var landUse = document.getElementById("landUse").value;
var landscapeLevyInput = document.getElementById("landscapeLevy").value;
var cwmsChargeInput = document.getElementById("cwmsCharge").value;
// 2. Validate Inputs
var propertyValue = parseFloat(propValueInput);
var landscapeLevy = parseFloat(landscapeLevyInput);
var cwmsCharge = parseFloat(cwmsChargeInput);
if (isNaN(propertyValue) || propertyValue <= 0) {
alert("Please enter a valid Property Capital Value.");
return;
}
if (isNaN(landscapeLevy)) {
landscapeLevy = 0;
}
if (isNaN(cwmsCharge)) {
cwmsCharge = 0;
}
// 3. Define Constants (Estimates for Simulation purposes – typically updated July 1)
// Note: These are representative 'Rate in the Dollar' factors.
var fixedCharge = 566.00; // Fixed charge component
var rateInDollar = 0;
// Differential Rating Factors (Example Logic)
switch (landUse) {
case "residential":
rateInDollar = 0.002484; // ~0.2484 cents in the dollar
break;
case "commercial":
rateInDollar = 0.002950; // Higher rate for commercial
break;
case "primary_production":
rateInDollar = 0.002150; // Lower rate for farming
break;
case "vacant_land":
rateInDollar = 0.003400; // Higher rate to encourage development
break;
case "other":
rateInDollar = 0.002600;
break;
default:
rateInDollar = 0.002484;
}
// 4. Calculate Components
// Logic: (Capital Value * Rate in Dollar) + Fixed Charge + Levies
// However, Adelaide Hills often applies the fixed charge *instead* of a minimum rate,
// or effectively: General Rate = (Value * Rate).
// Total = General Rate + Fixed Charge + Landscape + CWMS.
var generalRateCost = propertyValue * rateInDollar;
// Total Estimation
var totalRates = generalRateCost + fixedCharge + landscapeLevy + cwmsCharge;
var quarterly = totalRates / 4;
// 5. Formatting
var formatter = new Intl.NumberFormat('en-AU', {
style: 'currency',
currency: 'AUD',
minimumFractionDigits: 2
});
// 6. Output to DOM
document.getElementById("resFixedCharge").innerHTML = formatter.format(fixedCharge);
document.getElementById("resGeneralRate").innerHTML = formatter.format(generalRateCost) + " (based on " + landUse + " rate)";
document.getElementById("resLandscape").innerHTML = formatter.format(landscapeLevy);
document.getElementById("resCWMS").innerHTML = formatter.format(cwmsCharge);
document.getElementById("resTotal").innerHTML = formatter.format(totalRates);
document.getElementById("resQuarterly").innerHTML = formatter.format(quarterly);
// Show results
document.getElementById("resultArea").style.display = "block";
}
Understanding Adelaide Hills Council Rates
Property rates are the primary source of funding for the Adelaide Hills Council, allowing them to deliver essential community services, infrastructure maintenance, and local projects. Unlike a transaction fee, council rates are a tax based on the wealth held in property, calculated specifically on the Capital Value of your land and buildings.
How the Calculation Works
The total amount you pay annually is not a single random figure. It is constructed from several distinct components:
Fixed Charge: This is a standard base fee applied to every rateable property in the district (~$566 historically). It ensures that all property owners contribute to the basic cost of council administration and services, regardless of their property's value.
Differential General Rate: This is calculated by multiplying your property's Capital Value by a "Rate in the Dollar." The specific rate depends on your land use category (e.g., Residential, Commercial, or Primary Production). For example, Primary Production lands often attract a lower rate to support local agriculture.
Regional Landscape Levy: Formerly known as the NRM levy, this is a state government charge collected by the council to fund the Hills and Fleurieu Landscape Board. It is generally a fixed fee or calculated based on land use.
CWMS (Community Wastewater Management System): If your property is connected to the council's septic tank effluent drainage scheme (common in townships like Stirling, Woodside, or Gumeracha), you will see an additional annual service charge.
Capital Value vs. Site Value
The Adelaide Hills Council uses Capital Value (the value of the land plus all improvements like houses, sheds, and pools) rather than Site Value (land only) for rating purposes. These valuations are determined annually by the Valuer-General of South Australia. If you believe your property valuation is incorrect, you must lodge an objection with the Valuer-General within 60 days of receiving your first rates notice.
Payment Options
Rates are levied for the financial year (July 1 to June 30) but are typically payable in four quarterly installments. These fall due in roughly:
September
December
March
June
Failure to pay by the due date may result in fines or interest charges. If you are experiencing financial hardship, the Adelaide Hills Council offers specific policies to assist ratepayers in managing their obligations.
Note on Accuracy: This calculator provides an estimate based on typical rating factors for the Adelaide Hills region. Actual rates are adopted by the Council in June/July each year. For the exact figure, please refer to your official Rates Notice or contact the Adelaide Hills Council directly.