this is a mass valuation, the Municipal Valuer uses a computer aided mass
appraisal (CAMA) system to determine the values of all properties. This is
based on statistical analysis and geographical information systems (GIS), and
therefore requires reliable and accurate data.
For residential property, obtaining access to all properties is not possible, and as such, the Municipal Valuer makes use of advanced technology that allows the collection of data. This includes the use of building plans and Pictometry, which is the state of the art 3D aerial photography that allows the valuers to see the properties from all angles, and be able to measure the extents and heights of the
buildings, as well as other information relating to quality, condition and other improvements. This is augmented by the use of street level video footage which is collected by driving down each street and recording the street frontages. This method is acceptable in terms of the MPRA, and endorsed by the International Association of Assessing Officers (IAAO) the international body that sets
standards to mass appraisal importantly endorses more.
However, in cases where the aerial photography and other imagery is not useable, usually in the cases where properties have a lot of foliage, or high security walls, then physical inspection of the site is undertaken.
The data collection process is independently reviewed for quality assurance purposes to ensure the data collectors are consistent in their approach and the data they record is correct for the subject property.
For non-residential properties, field visits are undertaken to obtain data such as the property use, rentals and financial records of businesses.
The Valuation Appeal Board will consist of a Chairperson with legal qualifications and sufficient experience in the administration of justice. The remaining members will be made up of not fewer than two and not more than four other members with sufficient knowledge of, or experience in, the valuation of property. At least one must be a professional valuer registered in terms of the Property Valuers Profession Act 47 of 2000.
The Appeal Board is an independent Body appointed by the MEC Local Government.
How long will an objection take to be resolved?
The number of objection received will have an effect on the process period. The Municipal Valuer will review the objections taking in consideration the information that was provided on the objection form.
The outcome of the Municipal Valuer decisions will be mailed to objectors in phases as per completion.
Objections can be done directly from the 2022 General Valuations online service. You need to register and log in. Then, follow the prompts online.
Please click here to go to 2022 General Valuations.
How do I lodge an Appeal?
Details of this will be provided to you together with the outcome of your objection.
purpose of the valuation project is to determine a market value of
all properties, which implies the most probable price that a property would
realise on the date of valuation, if sold on the open market by a willing
seller to a willing buyer.
There are several types of properties in the municipality – residential, sectional title, non- residential and agriculture. Each is valued on different basis, although they all relate to the market value. For example, residential property (including sectional titles) is valued on a comparable sales method. Most commercial property (including retail, offices, warehousing) are valued on an income basis, while institutional properties such as schools, hospitals and clinics are valued on a cost basis.
When valuing the properties, the Municipal Valuer establishes the market conditions, and this is based on recent sales and market information activity in the various areas. Therefore this will take into consideration areas where values have declined, increased or remained stagnant due to the current state of the economy as on the Valuation date
GV - General Valuations:
I have objected to the new value of my property. Must I continue to pay my rates even though I think I am payi...
"The lodging of an objection does not defer liability for payment of rates beyond the date determined for payment".
Therefore the account must still be paid until the objection process has been finalised.
The MPRA Section 55 (2) states :
"If an adjustment in the valuation of a property affects the amount due for rates payable on that property, the municipal manager must :
(a) calculate -
(i) the amount actually paid on the property since the effective date; and
(ii) the amount payable in terms of the adjustment on the property since the effective date ; and
(b) recover from, or repay to, the person liable for the payment of the rate the difference determined in terms of paragraph (a) plus interest at a prescribed rates.
makes ample provision for any person to object to an entry in a General
Valuation roll, provided that such objection takes place in the prescribed
manner and within the prescribed objection period. An objection will be
considered by the Municipal Valuer and a Valuation Appeal Board, should a
property owner wish to appeal against the findings of the former. Each new valuation
roll must be advertised in a prescribed manner, and such roll must be made
available to the public for inspection and objection. Once the inspection
period has closed no more objections will be accepted.
Specific details on the objection dates and venues will be advised in the individual notices to owners regarding their property valuations (sect 49 notices).
Please click here to view the 2022 Valuation Roll. Should you wish to object, you need to register and login, then follow the prompts online.
properties within the boundaries of a municipality. It is produced according to The Municipal Property
Rates Act 6 of 2004 (MPRA).
A section 49 Notice informs property owners of the amount
at which your property has been valued
by the Municipal Valuer and entered in the new valuation roll.
What should I do?
If you are satisfied that this figure represents the market value of your property,
you need to take no action. Should you feel that your property has been over or under valued, you
may lodge an objection. You can do this by completing and handing in the prescribed form together
with any information you have in support of your objection. The forms are obtainable as per
the attached notice. The completed objection forms must be returned by hand to any of the listed
Municipal Offices. No form of electronic submission will be accepted.
The City is compelled by legislation to reflect all changes on
properties in a Supplementary Valuation Roll. Supplementary valuations are
performed during each financial year, according to the relevant legislation, to
supplement the current general valuation roll with any new properties and/or
changes to property values contained in the current general valuation roll.
generating rates on an equitable basis.
The general valuation is tied to a specific date for the entire period of the valuation roll, and must be at most one year from the date of implementation. This is referred to as Date of Valuation, at which all property values are "pegged” or "fixed”. The values must reflect the market value of the properties in accordance with the market conditions which applied at that date.