Estimate your annual property rates for the Hornsby Shire area.
Residential
Business
Farmland
Standard 240L Service (~$495)
Small 120L Service (~$385)
No Waste Service (Vacant Land)
Base Amount:$0.00
Ad Valorem Charge:$0.00
Waste Management:$0.00
Total Estimated Annual Rates:$0.00
*Note: This is an estimate based on average Hornsby Shire Council 2023/24 rate structures. Actual levies may vary based on specific sub-categories or special levies.
function calculateHornsbyRates() {
var landValue = parseFloat(document.getElementById('landValue').value);
var category = document.getElementById('category').value;
var wasteCharge = parseFloat(document.getElementById('wasteService').value);
if (isNaN(landValue) || landValue <= 0) {
alert("Please enter a valid land value.");
return;
}
// Hornsby Approximate Rates (2023/24 Estimates)
// Base amount is approx $580 for Residential
// Ad Valorem is approx 0.000788 for Residential
var baseAmount = 0;
var adValoremRate = 0;
if (category === "residential") {
baseAmount = 582.00;
adValoremRate = 0.0007881;
} else if (category === "business") {
baseAmount = 615.00;
adValoremRate = 0.001654;
} else if (category === "farmland") {
baseAmount = 582.00;
adValoremRate = 0.000542;
}
var adValoremCharge = landValue * adValoremRate;
var totalRates = baseAmount + adValoremCharge + wasteCharge;
document.getElementById('resBase').innerText = "$" + baseAmount.toLocaleString(undefined, {minimumFractionDigits: 2, maximumFractionDigits: 2});
document.getElementById('resAdValorem').innerText = "$" + adValoremCharge.toLocaleString(undefined, {minimumFractionDigits: 2, maximumFractionDigits: 2});
document.getElementById('resWaste').innerText = "$" + wasteCharge.toLocaleString(undefined, {minimumFractionDigits: 2, maximumFractionDigits: 2});
document.getElementById('resTotal').innerText = "$" + totalRates.toLocaleString(undefined, {minimumFractionDigits: 2, maximumFractionDigits: 2});
document.getElementById('hornsbyResult').style.display = 'block';
}
Understanding Hornsby Shire Council Rates
Council rates are a necessary contribution from property owners in the Hornsby Shire to fund local infrastructure, community services, and public facilities. Whether you live in Berowra, Pennant Hills, or Hornsby itself, your rates contribute to the maintenance of parks, libraries, local roads, and environmental programs.
How Your Rates Are Calculated
Hornsby Shire Council uses a "Base plus Ad Valorem" system to ensure a fair distribution of the rating burden. The calculation consists of three primary components:
Base Amount: A fixed dollar amount that is the same for all properties within a specific category (e.g., Residential). This ensures that every property contributes a minimum amount to cover basic council operations.
Ad Valorem Amount: This is a variable charge based on the unimproved land value of your property. The land value is determined by the NSW Valuer General, not by the Council. The land value is multiplied by a "rate in the dollar" set by the Council.
Domestic Waste Management: A separate annual charge for garbage collection, recycling, and green waste services.
Example Calculation
If you own a residential property in Hornsby with a land value of $1,000,000, your estimated rates would be calculated as follows (using approximate 2023/24 figures):
Base Amount: $582.00
Ad Valorem Charge: $1,000,000 × 0.0007881 = $788.10
Waste Service (Standard): $495.00
Total Annual Estimate: $1,865.10
Land Valuations
It is important to note that Council rates do not increase proportionally with land value increases. If land values across the entire Shire rise by 20%, the Council does not receive 20% more revenue. Instead, the "rate in the dollar" (ad valorem) is adjusted downward to comply with "rate pegging" limits set by the Independent Pricing and Regulatory Tribunal (IPART).
Payment Options and Rebates
Hornsby Council offers various payment methods, including BPAY, direct debit, and credit card. Rates can be paid in full or in quarterly installments due in August, November, February, and May. Eligible pensioners may also be entitled to a rebate on their rates and domestic waste charges—contact the Council's revenue department to apply.