Settlement Adjustment Calculator
See the per-line math your conveyancer uses for council rates, water and strata at settlement. Confirm the reimbursement before you sign off on the settlement statement.
Your settlement
Picking your state pre-fills typical council and water amounts plus the quarter dates. Override any field below with the numbers from your own rate notice or water bill.
Council rates and water
Council rates
Quarterly bill from your local council.
Water
Usually annual or quarterly from your state water authority.
Strata and body corporate
Strata levies
Apartments and townhouses only. Quarterly invoice from the body corp.
Body corporate
Additional admin / sinking fund where billed separately.
Total adjustment payable
$577
On settlement day you pay the seller $577 to cover the council rates, water and any strata that they have already paid for the period after settlement. Your conveyancer or solicitor adds this on top of the purchase price in the settlement statement.
- Settlement date
- 14 Oct 2026
- State
- NSW
- Bills included
- 2
Typical settlement adjustment in NSW
Per-line breakdown
Use this to verify your solicitor's settlement statement. Daily rate is the annual amount divided by 365 (or 366 across a leap-year February).
| Bill | Annual | Daily rate | Days reimbursed | Reimbursement |
|---|---|---|---|---|
| Council rates | $1,850 | $5.07 | 78 | $395 |
| Water | $850 | $2.33 | 78 | $182 |
| Total | $577 | |||
Check it against your statement
Copies each bill's reimbursement, the days counted and the total as plain text, ready to send to your conveyancer.
Land tax adjustments are not included. Land tax only applies if the seller was holding the property as an investment. If you're buying an investment property, your solicitor will add a separate land tax adjustment line based on the state revenue office's annual assessment.
Always confirm against your solicitor's statement. This is an estimate to help you sanity-check the numbers. Your conveyancer or solicitor will produce the binding settlement statement using the actual paid-to dates on each notice. If the figures differ by more than 10%, ask them to walk you through the per-line math.
The seller covers up to and including settlement day; you cover the days after it. Typical council and water amounts as of May 2026.
Keep going
Tools people usually open around settlement.
Settlement adjustments explained
For illustration only. This tool does not constitute personal financial advice. Grant amounts, caps, and eligibility rules may change. Federal scheme caps shown are for capital city/regional centres and may differ for other areas. Always verify with your state revenue office and Housing Australia, and consider seeking independent financial advice before making decisions.