Use our free Property Rates Calculator to compare municipal property rates across South Africa's eight major metros for the 2026/2027 financial year. Enter your property value and category to instantly calculate your monthly and annual rates liability across the City of Johannesburg, City of Tshwane, City of Ekurhuleni, City of Cape Town, eThekwini, Nelson Mandela Bay, Buffalo City and Mangaung — and see how your municipality stacks up against the rest.
Property Rates Comparison Tool
Compare municipal property rates across major South African cities. Enter your property value and category to see your estimated rates liability.
Rates based on the 2026/2027 tariff year — to be updated 1 July 2027.
Disclaimer: Rates figures are indicative estimates based on published 2026/2027 municipal tariff schedules and are provided for comparative purposes only. Tariffs will be updated on 1 July 2027. They do not account for rebates, exemptions, phasing-in provisions, or other adjustments that may apply to your specific property. Campbell Property Consulting accepts no liability for any reliance placed on these figures. Please contact us for a formal assessment of your rates liability.
What is my property's current municipal value?
Your latest municipal rates account reflects your property's municipal value and rating category. If you do not have a recent rates account, you may be able to search for your property on your municipality's official General or Supplementary Valuation Roll using one of the municipal valuation roll links provided below. If your municipality is not listed, you are unable to locate your property, or you require assistance interpreting your municipal valuation or rating category, contact Campbell Property Consulting and we will gladly assist you.
Disclaimer: The valuation roll links below are provided for convenience only and direct users to official municipal websites. Campbell Property Consulting does not own, manage or maintain these third-party websites and accepts no responsibility for their availability, accuracy, completeness, functionality or content.
Frequently Asked Questions
Municipal property rates are calculated by multiplying your property's municipal value by the municipality's applicable rate in the rand for your property's category. Property categories, such as residential, business, industrial and agricultural, each have their own rate in the rand, which is determined annually by the municipality as part of its budget process. The new rating year commences on 1 July each year. The resulting annual amount is then collected in equal monthly instalments throughout the financial year.
A rate in the rand is the annual percentage of your property's municipal value that is charged as property rates, expressed as a decimal. For example, a rate in the rand of 0.024721 is equivalent to 2.4721% of your property's municipal value. This means that a property with a municipal value of R1,000,000 would attract annual property rates of R24,721 before any rebates, exemptions or reductions are applied. Municipalities determine different rates in the rand for different property categories, such as residential, business, industrial and vacant land.
New municipal property rates tariffs generally come into effect on 1 July each year, marking the start of the new municipal financial and rating year. Each municipality determines and approves its tariffs as part of its annual budget process, after which they are published in the relevant Provincial Gazette. Once gazetted, the new tariffs are used to calculate property rates for the upcoming financial year. Campbell Property Consulting reviews and updates this calculator annually to ensure it reflects the latest approved municipal tariffs.
Your property's category determines the rate in the rand that the municipality applies when calculating your annual property rates. Different property categories attract different tariffs as municipalities recognise that various types of properties place different demands on municipal services and are subject to different rating policies.
Common property categories include:
- Residential
- Business and Commercial
- Industrial
- Agricultural
- Vacant Land
- Public Service Infrastructure
- Public Benefit Organisations
- State-Owned Properties
For example, a residential property and a business property with the same municipal value may pay significantly different rates as each category has its own approved rate in the rand. If your property has been incorrectly categorised, you may be paying more in property rates than you should.
Concerned About Your Rates Liability?
Our team of registered professional valuers can assess your property's municipal valuation, identify potential overcharges, and manage the full objection and appeal process on your behalf.
Speak to Our Team