Reduce your municipal property valuation and lower your rates legally and professionally
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Ensure Your Property is Valued Correctly
Your property’s municipal valuation determines the rates and taxes you pay. An incorrect valuation could mean paying more than necessary. We help you verify and challenge inaccurate valuations to ensure fair municipal rates.
Municipality
General Valuation Date
Closing Date
Weblink
Cape Town
General Valuation Roll 2025
30 April 2026
Rand West
General Valuation Roll 2026
30 April 2026
Merafong
General Valuation Roll 2026
30 April 2026
Emalahleni
General Valuation Roll 2026
24 April 2026
Emfuleni
General Valuation Roll 2026
17 April 2026
Ethekwini
General Valuation Roll 2026
31 March 2026
General Valuation Rolls Closed for Objection
Tshwane & Ekurhuleni General Valuation Roll 2025 is closed for objections. ValuNation can still prepare and lodge a request for a supplementary valuation in terms of Section 78 of the Municipal Property Rates Act.
Municipality
General Valuation Date
Closing Date
Weblink
Tshwane
General Valuation Roll 2025
25 June 2025
Ekurhuleni
General Valuation Roll 2025
25 June 2025
Your Property. Your Rates. Your Control.
You should act if:
- Your property value increased significantly
- Your rates jumped unexpectedly
- You believe your property is overvalued
- You own property in the areas above
Why Check Your Valuation?
- Avoid paying excessive rates and taxes
- Protect your property investment
- Ensure your valuation reflects the true market value
- Take action before deadlines close!
Calculate Your Potential Savings
Rate Savings Calculator
Could you be overpaying on rates?
Enter your property details to see your potential annual saving.
Current annual rates
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Rates if corrected
R 0
Estimated annual overpayment
R 0 / year
Overvalued by 0%
Saving over roll period
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Monthly overpayment
R 0
Estimates based on published municipal tariff rates. Tshwane, Ekurhuleni, Cape Town and eThekwini rates are confirmed 2025/26 figures. Rand West, Merafong, eMalahleni and Emfuleni rates are indicative. Actual saving depends on objection outcome.
Are you overpaying on your municipal rates?
Most property owners have no idea whether the municipal value on their new rates notice reflects reality — or whether they are silently overpaying by thousands of rand every year.
With the 2026 General Valuation Rolls now live, you have a limited window to check your valuation and lodge an objection if it is wrong. After the deadline, late submissions will not be accepted.
Why this matters
Municipalities use a General Valuation Roll to set your property’s official value. Your rates bill is calculated directly from that number. If your property is overvalued — even by 10% — you pay more than you legally should, every single month, for up to five years until the next valuation cycle.
How Our Property Valuation Services Works
1
Submit your details
2
We assess your valuation
3
We prepare and submit your objection
4
We manage the process until outcome
What is the Valuation Roll?
The General Valuation Roll is a legal document used by municipalities in South Africa, including the City of Tshwane, to assess the market value of all registered properties within its jurisdiction. These valuations determine the property rates (taxes) that residential property owners must pay.
If your property is overvalued, you could be overpaying on municipal rates. If undervalued, you may miss opportunities when selling or refinancing. Property owners have the right to object, but the process requires expertise to ensure a successful objection.
How to Get Your Property Valuation Reviewed
Complete an online form with your property details.
Send your contact and property details via WhatsApp.
Email your contact and property details.
Frequently Asked Questions
What is the General Valuation Roll and why is it compiled?
The General Municipal Valuation Roll constitutes the official register recording assessed values of all properties within our municipal boundaries. This valuation roll is statutorily linked to the relevant published date .
In accordance with legislative requirements, municipalities must update their valuation rolls every five years. Please note that the values currently reflected on your Tshwane municipal account are based on the previous valuation roll (1 July 2019) and therefore cannot serve as a basis for comparison.
How do I verify or participate?
Access the relevant roll via the links provided at the top of the page and search for your property’s valuation by the erf number or address.
How are properties valued?
Residential properties are valued using the comparable sales method, which analyses recent sales of similar properties in the same area to determine a fair market value. The valuation reflects the property’s condition and market trends as of the predetermined valuation date (e.g., 1 July 2019 for the 2020-2024 GVR).
Property values are determined as at the date of valuation to reflect market conditions prevailing at that specific time. Professional valuers utilise standard valuation methodology, including analysis of comparable property sales, to determine market-related values.
For purposes of the valuation roll, market value represents the estimated amount for which a property should exchange between a willing buyer and willing seller in an arm’s length transaction, where both parties have acted knowledgeably, prudently, and without compulsion.
What can I do if I believe my valuation is wrong?
Owners can object if they believe the valuation or categorisation is incorrect (e.g., if the market value is too high or the property is wrongly listed as non-residential). Objections must be lodged within a specified period using prescribed forms available on the municipality’s website or at municipal offices.
What if I've missed the deadline?
You may still have options. A Section 78 application under the Municipal Property Rates Act allows for a supplementary valuation review outside the standard objection period. Contact us to discuss your case.
How long does the process take?
Objections are typically processed within 3–6 months of submission. We keep you updated throughout and handle all follow-up with the municipality.