Why didn't my rates go down when my property value fell?
By Mark Pervan, Director, City Builders Association Limited · Published 2026-10-26
Because valuations share out the rates bill; they don't decide its size. Council sets total revenue first. If your value fell by about the same as everyone else's, your share stays about the same. You only pay less if your value fell by more than average. Auckland's next revaluation will influence 2028/29 rates.
Has this been lodged?
Not lodged. This question will be marked lodged only when this page shows the date, the recipient and the reference.
How do valuations affect rates?
The Annual Plan sets how much rates revenue will be collected for the year. Rating valuations (capital values) then work out each property's share. What matters is how your property's value changes compared with other properties. Auckland Council's example: if your property drops by 25% and the average residential drop is 10%, you could expect to pay less. (Auckland Council (OurAuckland))
What happened at the last revaluation?
The 2024 revaluation applied from 2025/26. Council said the average change between the 2021 and 2024 valuations was -9%; properties whose value fell by more than that could expect a smaller increase than the 5.8% average, and those that held their value better could expect a larger one. (Auckland Council (OurAuckland))
When is the next revaluation?
Valuations are set every three years. The next revaluation will influence 2028/2029 rates. (Auckland Council (OurAuckland)) See also How are Auckland rates calculated? and Auckland rates explained.
Frequently asked questions
Do rising property values increase council's rates income?
No. Council says valuations do not change how much it takes in rates; the total is set each year after consultation. (Auckland Council (OurAuckland))
Can I get help paying my rates?
See Can I get a rates rebate in Auckland? and Can I postpone paying my Auckland rates?.
General information, not planning, legal or financial advice. Spot an error? Email info@citybuildersassociation.org (corrections policy).
Sources
- Your rates – frequently asked questions (last updated 15 July 2025)Auckland Council (OurAuckland) · accessed 2026-10-26T03:00:00.000Zhttps://ourauckland.aucklandcouncil.govt.nz/news/2024/06/your-rates-faqs/
- Council rates – here's how it works (published 15 August 2025)Auckland Council (OurAuckland) · accessed 2026-10-26T03:00:00.000Zhttps://ourauckland.aucklandcouncil.govt.nz/news/2025/08/council-rates-here-s-how-it-works/
General information, not legal advice. Spot an error? How do corrections work?