Current rates and charges
Your rates are charged dependent on the actual use of the property and the property's land value.
Revenue from rates help us provide the Port Stephens community with valued services like road maintenance, footpaths and cycleways, libraries and pools, community services for young people and seniors, and much more.
How much will my rates be?
In 2026–27, average rates increased by 4.1%. Each suburb may increase by more or less than the average mostly due to the three yearly revaluation of land for rating purposes by the NSW Valuer General as well as subdivision, consolidation and changes in land category and rateability.
What period do rates cover?
Rates are levied for each financial year from 1 July to 30 June and are payable quarterly.
Understanding your rates
Each property falls into one of 4 categories for rating purposes, dependent on the actual use of the property:
- residential
- farmland
- mining
- business
At any time, you may apply to Council to have your land category reviewed. The ratepayer must advise Council within 30 days if the circumstances of their land changes so as to cause it to change from one category to another.
If you are dissatisfied with Council's declaration of the category of your land after it has been reviewed, or the date the category of your land is to take effect, you may appeal to the Land and Environment Court within 30 days after the declaration is made under the Local Government Act 1993 (Section 526).
Williamtown Management Area
Sub-categories of the farmland and residential rates have been made for the Williamtown Management Area in parts of Williamtown, Salt Ash and Fullerton Cove. Specifically lower rates are made in the Williamtown Management Area Primary, Secondary and Broader Management zones.
The main residential and farmland category rates apply to all properties located elsewhere within the Port Stephens Local Government Area. The reason for the sub-categorisation is to provide financial assistance to residential and farmland ratepayers whose properties are included in the RAAF Base Williamtown per- and poly- fluoroalkyl substances (PFAS) contamination areas.
The land values assigned for rating purposes are supplied by the Valuer General's Office. These valuations are made every 3 years.
Any objections or appeals regarding the valuation of the land value must be directed to the Valuer General's Office. Whether or not an objection is pending, the rates levied must be paid by the due date indicated on the front of your rate notice.
| Category | Base amount $ | Ad Valorem c in $ |
|---|---|---|
| Residential | ||
| 366.00 | .1386 |
| 411.00 | .1559 |
| 494.00 | .1871 |
| 549.00 | .2079 |
| Farmland | ||
| 366.00 | .1386 |
| 411.00 | .1559 |
| 494.00 | .1871 |
| 549.00 | .2079 |
| Business | 2,281.00 | .4728 |
| Mining | N/A | .4728 |
| Charge | Amount $ |
|---|---|
| Waste Management Charge | 135.00 |
| Waste Service Charge (Domestic) | 595.00 |
| Waste Service Charge (Commercial) | 595.00 |
| Waste Service Charge — Additional Red Bin | 302.00 |
| Waste Service Charge — Additional Yellow Bin | 202.00 |
| Waste Service Charge — Additional Green Bin | 202.00 |
Waste management annual charges fund litter collection, street cleaning, clean up days, illegal dumping program, waste processing, waste disposal depot maintenance, waste education, administration and landfill rehabilitation.
Waste service annual charges fund kerbside collection, bulk waste collection, sorting, disposal service and recycling.
The Local Government Act requires these charges to be applied where the service is available including to vacant land. No reduction will be given for developed land where the service is not used.
| Catchment Contribution | Land Category Rate Applies to | Ad Valorem c in $ |
|---|---|---|
| Hunter Local Land Services Catchment Contribution | All | .00664 |
All properties within a defined area in the western half of the local government area (generally south and west of Salt Ash) are levied a catchment contribution by Council on behalf of Hunter Local Land Services. The contribution applies to all land with a land value over $300 within the catchment area. To find out more visit their website lls.nsw.gov.au/regions/hunter or call 1300 795 299.
The table below gives average land values (including strata lots) and 2026–27 rates by suburb for each applicable rate category.
Please note:
- Figures exclude Waste Management Charge of $135 and Waste Service Charge of $595 per service.
- Figures are before deducting eligible pensioner rebates.
| Locality | Rate Category | Average Land Value | % Change in Land Value | Average Rates 2026/2027 | $ Change on previous year | % Change on previous year |
|---|---|---|---|---|---|---|
| Anna Bay | Residential | 614,311 | 14% | 1,821 | 196 | 12.1% |
| Farmland | 1,215,778 | 23% | 3,077 | 533 | 21.0% | |
| Business | 996,611 | 9% | 6,993 | -411 | -5.6% | |
| Balickera | Residential | 562,714 | -10% | 1,719 | -90 | -5.0% |
| Farmland | 2,215,000 | -3% | 5,154 | -29 | -0.6% | |
| Business | 436,355 | 11% | 4,344 | -126 | -2.8% | |
| Boat Harbour | Residential | 761,181 | 19% | 2,135 | 297 | 16.2% |
| Farmland | 1,120,000 | 2% | 2,877 | 98 | 3.5% | |
| Business | 726,876 | 3% | 5,718 | -498 | -8.0% | |
| Bobs Farm | Residential | 607,938 | 9% | 1,813 | 148 | 8.9% |
| Farmland | 869,059 | 15% | 2,356 | 286 | 13.8% | |
| Business | 1,698,375 | 12% | 10,311 | -471 | -4.4% | |
| Brandy Hill | Residential | 659,717 | 3% | 1,921 | 87 | 4.7% |
| Farmland | 1,250,000 | -12% | 3,148 | -285 | -8.3% | |
| Butterwick | Residential | 732,426 | -7% | 2,072 | -73 | -3.4% |
| Farmland | 1,365,750 | 0% | 3,388 | 55 | 1.7% | |
| Campvale | Residential | 737,320 | 12% | 2,082 | 212 | 11.3% |
| Farmland | 781,857 | 8% | 2,174 | 162 | 8.1% | |
| Corlette | Residential | 694,033 | -3% | 1,992 | -4 | -0.2% |
| Business | 990,898 | 6% | 6,966 | -546 | -7.3% | |
| Duns Creek | Residential | 543,073 | -5% | 1,678 | -19 | -1.1% |
| Farmland | 1,313,545 | -8% | 3,280 | -172 | -5% | |
| Eagleton | Residential | 638,470 | -13% | 1,876 | -154 | -7.6% |
| Farmland | 1,000,083 | 2% | 2,628 | 93 | 3.7% | |
| Business | 740,000 | -2% | 5,780 | -722 | -11.1% | |
| East Seaham | Residential | 693,675 | -8% | 1,991 | -86 | -4.1% |
| Farmland | 1,251,929 | -3% | 3,152 | -20 | -0.6% | |
| Business | 896,333 | 10% | 6,519 | -319 | -4.7% | |
| Fern Bay | Residential | 450,189 | -2% | 1,485 | 20 | 1.4% |
| Business | 2,064,933 | -3% | 12,044 | -2,140 | -15.1% | |
| Ferodale | Residential | 579,179 | 8% | 1,753 | 126 | 7.7% |
| Farmland | 715,375 | 14% | 2,036 | 226 | 12.5% | |
| Business | 839,050 | 20% | 6,248 | 58 | 0.9% | |
| Fingal Bay | Residential | 721,846 | -5% | 2,045 | -32 | -1.5% |
| Business | 811,915 | 17% | 6,120 | -41 | -0.7% | |
| Fishermans Bay | Residential | 1,305,451 | 17% | 3,306 | 501 | 17.9% |
| Business | 16,275 | 3% | 2,358 | 14 | 0.6% | |
| Fullerton Cove | Residential | 552,828 | 11% | 1,646 | 143 | 9.5% |
| Farmland | 880,625 | 9% | 2,142 | 177 | 9.0% | |
| Business | 1,467,667 | 58% | 9,220 | 1,749 | 23.4% | |
| Glen Oak | Residential | 625,594 | -3% | 1,850 | 2 | 0.1% |
| Farmland | 1,631,533 | -3% | 3,941 | -36 | -0.9% | |
| Heatherbrae | Residential | 448,450 | 1% | 1,481 | 43 | 3.0% |
| Farmland | 1,709,600 | 10% | 4,103 | 383 | 10.3% | |
| Business | 1,357,819 | 45% | 8,701 | 1,189 | 15.8% | |
| Hinton | Residential | 474,681 | -2% | 1,536 | 20 | 1.3% |
| Farmland | 1,170,690 | -7% | 2,983 | -110 | -3.6% | |
| Business | 313,800 | -1% | 3,765 | -277 | -6.9% | |
| Karuah | Residential | 313,240 | 5% | 1,200 | 37 | 3.2% |
| Farmland | 510,188 | 26% | 1,610 | 253 | 18.6% | |
| Business | 479,700 | 19% | 4,549 | 35 | 0.8% | |
| Kings Hill | Residential | 5,012,000 | 22% | 10,969 | 2,021 | 22.6% |
| Lemon Tree Passage | Residential | 373,278 | 2% | 1,325 | 46 | 3.6% |
| Farmland | 169,750 | 22% | 902 | 89 | 10.9% | |
| Business | 359,642 | 14% | 3,981 | -48 | -1.2% | |
| Mallabula | Residential | 355,283 | -5% | 1,288 | -2 | -0.2% |
| Business | 434,983 | 3% | 4,338 | -278 | -6.0% | |
| Medowie | Residential | 445,141 | 11% | 1,474 | 122 | 9.0% |
| Farmland | 1,009,625 | 11% | 2,648 | 262 | 11.0% | |
| Business | 1,125,263 | 12% | 7,601 | -278 | -3.5% | |
| Nelson Bay | Residential | 443,630 | 0% | 1,471 | 34 | 2.4% |
| Business | 559,743 | 5% | 4,927 | -320 | -6.1% | |
| Nelsons Plains | Residential | 711,061 | -4% | 2,027 | -18 | -0.9% |
| Farmland | 1,409,941 | -6% | 3,480 | -106 | -3.0% | |
| Business | 347,070 | -14% | 3,922 | -607 | -13.4% | |
| One Mile | Residential | 1,075,084 | 0% | 2,784 | 62 | 2.3% |
| Business | 1,331,580 | 3% | 8,577 | -915 | -9.6% | |
| Osterley | Residential | 631,735 | 1% | 1,862 | 52 | 2.9% |
| Farmland | 1,301,571 | -5% | 3,255 | -83 | -2.5% | |
| Oyster Cove | Residential | 475,583 | 6% | 1,538 | 89 | 6.1% |
| Farmland | 616,750 | 5% | 1,831 | 105 | 6.1% | |
| Business | 773,609 | 9% | 5,939 | -317 | -5.1% | |
| Port Stephens | Residential | 409,000 | -1% | 1,399 | 22 | 1.6% |
| Business | 766,000 | 4% | 5,903 | -495 | -7.7% | |
| Raymond Terrace | Residential | 283,226 | 8% | 1,137 | 72 | 6.8% |
| Farmland | 951,333 | 0% | 2,527 | 47 | 1.9% | |
| Business | 575,837 | 13% | 5,004 | -121 | -2.4% | |
| Salamander Bay | Residential | 632,619 | 0% | 1,864 | 44 | 2.4% |
| Farmland | 875,275 | 7% | 2,369 | 169 | 7.7% | |
| Business | 609,985 | -10% | 5,165 | -889 | -14.7% | |
| Salt Ash | Residential | 483,329 | 7% | 1,416 | 92 | 6.9% |
| Farmland | 855,059 | 10% | 2,206 | 197 | 9.8% | |
| Business | 1,210,000 | 9% | 8,002 | -497 | -5.8% | |
| Seaham | Residential | 518,180 | -5% | 1,626 | -21 | -1.3% |
| Farmland | 1,938,600 | -6% | 4,579 | -148 | -3.1% | |
| Business | 1,165,130 | 9% | 7,790 | -464 | -5.6% | |
| Shoal Bay | Residential | 470,736 | -1% | 1,528 | 25 | 1.7% |
| Business | 384,294 | 2% | 4,098 | -269 | -6.2% | |
| Soldiers Point | Residential | 715,529 | -2% | 2,037 | 25 | 1.2% |
| Business | 747,430 | 3% | 5,815 | -508 | -8.0% | |
| Swan Bay | Residential | 554,490 | 37% | 1,702 | 346 | 25.5% |
| Farmland | 538,887 | 8% | 1,669 | 118 | 7.6% | |
| Tanilba Bay | Residential | 381,935 | 1% | 1,342 | 38 | 2.9% |
| Business | 503,245 | 26% | 4,660 | 170 | 3.8% | |
| Taylors Beach | Residential | 781,149 | 5% | 2,173 | 124 | 6.1% |
| Business | 317,748 | 25% | 3,783 | 297 | 8.5% | |
| Tomago | Residential | 613,745 | 15% | 1,825 | 205 | 12.7% |
| Farmland | 772,667 | 7% | 2,155 | 154 | 7.7% | |
| Business | 1,990,270 | 47% | 11,691 | 1,844 | 18.7% | |
| Twelve Mile Creek | Residential | 626,381 | -4% | 1,851 | -6 | -0.3% |
| Farmland | 1,034,000 | 8% | 2,699 | 219 | 8.8% | |
| Business | 567,500 | -6% | 4,964 | -673 | -11.9% | |
| Wallalong | Residential | 528,815 | 0% | 1,648 | 36 | 2.2% |
| Farmland | 1,303,143 | -5% | 3,258 | -67 | -2.0% | |
| Business | 427,490 | 0% | 4,302 | -343 | -7.4% | |
| Williamtown | Residential | 494,778 | 9% | 1,323 | 99 | 8.1% |
| Farmland | 818,231 | 13% | 1,729 | 180 | 11.6% | |
| Business | 885,726 | -11% | 6,469 | -1,370 | -17.5% | |
| Woodville | Residential | 667,742 | -3% | 1,937 | -2 | -0.1% |
| Farmland | 1,091,690 | -5% | 2,819 | -57 | -2.0% | |
| Business | 375,500 | -1% | 4,056 | -332 | -7.6% | |
| Whole Area | Residential | 486,734 | 3% | 1,557 | 61 | 4.1% |
| Farmland | 1,094,387 | 0% | 2,783 | 46 | 1.7% | |
| Business | 878,273 | 25% | 6,433 | 250 | 4.1% |