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Everything You Need to Know About How to Object The New Municipal Value of Your Property

  • Latest News
  • April 21, 2023
Everything You Need to Know About How to Object The New Municipal Value of Your Property

Various major municipalities have posted their General Valuation Roll (GVR) for 2023, and initial samples indicate that the new valuations are significantly higher than the real value. In some cases, they could be a few hundred percent higher than what’s currently reflected on the monthly Rates and Taxes account from the City. This means that a homeowners’ municipal rates and service charges could increase significantly, making it less and less affordable for many residents across South Africa.

The General Valuation determines what contributions property owners make to the shared rates account. Rates are used for services shared by all residents, such as fire services, libraries, recreational areas, community facilities and clinics. Property owners have the right to object to their property’s entry on this roll. But once the roll has been finalised, objections will only be allowed through a specific, legally determined process.

The accurate and fair market value is determined by comparable sales information around the valuation date in most cases. Ratepayers are encouraged to use the City’s website to view their property information, including the valuation notice, pre-populated objection form, link to e-services and the provisional rates calculator. Homeowners must not miss the deadline for objecting to their property valuation which is set for 5th May 2023.

Cape Town:

Find out what your property is valued at by clicking here.

Log an objection by clicking here.


Find out what your property is valued at by clicking here.

Log an objection here:

A guide to lodging an objection is here.

The City of Joburg will be processing the municipal budget soon, ready to be implemented on 1 July 2023. This will include increases to all charges.

The rates applied to your property value (currently at R 0.008619 divided by 12), determines your property rates amount charge. This amount is also expected to increase by 4.5%.

Property owners in Johannesburg who would prefer to manually inspect and/or object the valuation roll can still do so with the assistance of the regional property valuers which will be stationed at dedicated Customer Service Centres for walk-in customers.


Below are GVR2023 Centres across all the City’s regions:

  • Region F: City Power, The Blue Square Boardroom, 40 Heronmere Street, Off Booysens Road, Booysens.
  • Region G: Ennerdale Customer Service Centre: Corner Katz and Smith Walk Road, Ennerdale Ext.9.
  • Region G: Lenasia Civic Centre, Cnr. Rose and Elland Road, Lenasia.
  • Region G: Eldorado Park Customer Service Centre: 4046 Link Crescent Avenue, Eldorado Park Ext.5.
  • Region D: Orlando East Customer Services Centre; 1425A Sofasonke Street, Orlando East; Soweto.
  • Region D: Protea North Customer Service centre: 229/49 Kunene Street, Protea North.
  • Region C: 1st Floor – 100 Christiaan De Wet Road, Florida.
  • Region B: Randburg Civic Customer Service Centre, Corner Bram Fischer Street and Jan Smuts, Randburg.
  • Region E: Sandton Customer Service Centre, 137 Daisy Street, Sandton.
  • Region A: Midrand CSC, Teljoy Building, 300 15th Road, Midrand.
  • Region F: Thuso House Customer Service Centre, 61 Jorissen Street, Thuso House.
  • Region D: Jabulani Customer Service Centre, 1 Koma Road, Jabulani.
  • Region C: Cosmo City Venue, Corner South Africa and Angola Streets.

What do you need to do now?

  1. Find your property on the valuation roll and check its new valuation by following the above links depending on where you are situated.
  2. Compare the new value with the current value on your latest rates and taxes invoice.
  3. If the new value has significantly increased, you can object to it to potentially get a reduced value.
  4. If you think the new value is fair, you don’t need to do anything. If the value is significantly high and you would like to object, continue with the steps.
  5. Contact a Property.CoZa Property Professional to assist you with a free market assessment on your property to determine the fair value of your property.
  6. Lodge a formal objection by following the above links depending on where you are situated.

Objecting to the outcome of the first objection

If you are not satisfied with the outcome of your objection, you can lodge an appeal within 30 days of receiving the outcome letter of objections.

The appeal is heard by the Valuation Appeal Board. The board consists of a legal representative and two professional valuers.

The board will review and either confirm, amend or revoke the decision of the municipal valuer.

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