Putting Mandurah First: Understanding Rates in a Time of Rising Costs

For many people in Mandurah, the cost of living is front of mind right now. I hear from locals every week who are doing it tough as everyday expenses continue to rise, from groceries and fuel to rent. I want to acknowledge this openly, because these pressures are real, and they’re being felt by families, seniors, young people and small businesses right across our community. 

In times like these, it’s completely understandable that people take a closer look at every bill, including local government rates. And as your Mayor, you deserve clarity, honesty and respect when it comes to how those decisions are made. 

Rates are shaped by a mix of factors, some determined locally and others set independently, which is why it can be helpful to step through how the system works. Council also applies a rating approach designed to only collect what is needed to deliver the programs, services and investment in capital that have been approved in our Plan. 

That’s why I want to take a moment to explain how rates work, what terms like Gross Rental Value actually mean, and how we as a Council approach these decisions with care, especially at a time when many households are already under pressure.

Why rates matter 

Rates help fund the services, programs and spaces our community relies on every day. 

They keep roads and footpaths safe and open for you to get where you need to go. They maintain our parks, playgrounds, beaches and shared spaces. They support libraries, Seniors Centre, sporting facilities, waste services, natural environment and community programs. 

These aren’t nice to haves. They’re the foundations of a safe, connected and liveable city, allowing Mandurah to function well today, and to plan responsibly for the future. When the cost of living is being felt, our community turns to our local government facilities, programs and services. 

So how are rates actually calculated?

At its simplest, rates are calculated using a straightforward formula: 

Gross Rental Value × Rate in the Dollar + other charges (if applicable to your property) 

The amount you pay in rates is determined by two main factors. The first is the value of your property, which in Western Australia is based on its Gross Rental Value (GRV), an estimate of how much the property could reasonably be rented for over a year. The second is the Rate in the Dollar, which is set by Council and applied to that valuation. Together, these determine each property’s contribution. 

Who sets property values — and who doesn’t

While Council sets the Rate in the Dollar, the GRV for your property is not determined by Council. 

Property valuations are set independently by the State Government’s Valuer‑General through Landgate, under State legislation. Every four years, Landgate re-values all properties across Western Australia to ensure valuations reflect broader market conditions and are applied consistently. Council has no role in determining individual property values.

Gross Rental Value is an estimate of what a property could reasonably earn in rent in one year, regardless of whether it is actually rented. The Valuer General considers factors such as location, size and features, and apply the same valuation date to all properties. Changes in valuation usually reflect broader market movement and any additions you have made to your property since the last valuation.

In revaluation years, Council adjusts the Rate in the Dollar to account for the average change in GRV before applying any increase adopted by Council. This helps ensure contributions towards shared local services and facilities remain consistent and fair. 

In practical terms, that means if your property’s GRV has increased more than the average for your rate category, your rates may increase more than the average rate increase that is approved by Council. If your property’s GRV has increased less than the average for your rate category or your GRV has decreased, your rates may be less than the average rate increase that is approved by Council. 

Where Council does have a responsibility 

Each year, we are faced with rising costs – from construction materials and utilities to service delivery, insurance and maintenance. At the same time, we know households are already stretched. 

When costs increase, we need to raise sufficient money to cover them, or Council can decide to reduce the level of service provided to the community. These aren’t decisions made lightly. Council also has to consider the long‑term impacts of its decision. Failing to maintain our services or not adequately investing in our infrastructure only pushes the problem into the future. Each year, ratepayers should pay their fair share, and future ratepayers should not pay for the shortfalls we create from not raising the required revenue to maintain our assets and services.

Strong leadership means being honest about these challenges, while doing everything possible to ensure value for money and fairness for our community. 

Transparency and support 

If you believe your valuation isn’t accurate, there is a clear and independent process to contact Landgate or lodge an objection. That’s an important safeguard in the system. 

At the local level, we are equally committed to openness. Budget decisions are made publicly, community consultation is part of the process, and we welcome questions from residents who want to better understand how rates are set and how funds are used. 

Looking ahead together 

Mandurah is a resilient and deeply connected community. We are a city of families, retirees, small businesses, volunteers, and young people all contributing in diverse ways to the place we call home. 

As Mayor, my commitment is to lead with honesty, empathy, and clarity. I know cost‑of‑living pressures are front and centre for many households. I also know that the services and facilities funded through rates are essential to keeping Mandurah safe, welcoming, and thriving. There are spaces and services for everyone, and I encourage you to use them.

Rates are never just numbers on a page. They’re part of how we look after our city together. 

Mayor Amber Kearns 
City of Mandurah Mayor