Valuation Roll Meaning in South Africa

Your municipal valuation is the starting point of every property rates account in South Africa. Whether you own a home, an office building, a shopping centre or an industrial property, the value and category recorded against your property on the municipal valuation roll largely determine what you pay in rates each month.

Understanding what a valuation roll is, how municipal values are set and what to do when an entry is wrong can save a property owner a considerable amount over the life of a roll. This guide explains how valuation rolls work under the Local Government: Municipal Property Rates Act, 2004 (Act 6 of 2004), referred to below as the MPRA, how they affect your rates and how to challenge an incorrect value or category.

To see how a change in your municipal valuation could affect your rates account, use our property rates calculator.

What Is a Valuation Roll?

A valuation roll is the official municipal register of every property in a municipality, recording each property’s market value and rating category for property rates purposes. Municipalities prepare and maintain their rolls under the MPRA, which sets out how properties must be valued, how the roll is published and how owners may challenge it.

Section 48 of the MPRA requires the roll to record the following for each property:

Property description: the registered or other description, such as the erf number and township, or the sectional title scheme and unit number.
Rating category: the category in which the property falls for rates purposes.
Physical address: the street address of the property.
Extent: the land area of the property.
Market value: the value determined by the municipal valuer, where the property was valued.
Owner: the name of the registered owner.

Rating categories are set in each municipality’s rates policy. Typical categories include residential, business and commercial, industrial, agricultural and vacant land, among others. The category matters as much as the value, because each category attracts a different rates tariff. A property placed in the wrong category can pay several times more than it should, even if its value is correct.

When a new general valuation roll is published, section 49 requires the municipality to send every owner a copy of the public notice together with an extract of the roll for that owner’s property. Keep your postal and email details up to date with the municipality, because the time allowed to object starts running whether or not you receive the notice.

How Do Municipalities Determine Property Values?

Municipal valuations are based on market value. Section 46(1) of the MPRA defines the market value of a property as the amount the property would have realised if sold on the date of valuation in the open market by a willing seller to a willing buyer.

In arriving at that value, municipal valuers consider factors such as:

The location of the property and its surrounding area.
The extent of the land and the size, age and condition of the buildings.
The zoning and permitted use of the property.
Sales of comparable properties around the date of valuation.
For income-producing property, market rentals, operating costs and capitalisation rates.

The MPRA allows municipalities to use mass valuation methods. Most properties are valued using computer-assisted mass appraisal rather than an individual inspection, which is why errors in extent, building size or category occur more often than owners expect.

Where a Municipal Valuation Differs from an Ordinary Valuation

The standard of value is market value, but the MPRA adds certain rules that a valuer must apply when valuing for rates purposes. As a result, the valuation approach can differ from a valuation prepared for a sale, a bank or financial reporting, particularly for commercial property:

Unregistered leases are disregarded. Section 46(3)(c) requires the valuer to disregard any unregistered lease in respect of the property. Most commercial leases are not registered against the title deed, so the contractual terms of existing leases cannot be relied upon in the way they would be in an ordinary investment valuation. The municipal value of a let office, retail or industrial property may therefore differ from a valuation based on its actual lease income.
Unlawful improvements and uses are valued as if lawful. Section 46(2) requires buildings erected or used in conflict with the permitted use to be valued as if they were lawful.
Most plant and machinery is excluded. Section 46(3)(b) excludes equipment and machinery that forms part of the immovable property, other than items such as lifts, escalators, air-conditioning plant and fire extinguishing apparatus.
Crops and timber are excluded. For agricultural property, annual crops and growing timber not yet harvested at the date of valuation are disregarded (section 46(4)).

The municipal valuer may also require an owner to provide documents or information needed to value the property (section 42). If an owner withholds information and later relies on it in an appeal, the appeal board may make a costs order against that owner, so it is worth responding to these requests properly.

Date of Valuation and Effective Date: Why Both Matter

Every general valuation roll has two key dates, and confusing them is one of the most common reasons owners misjudge their municipal value.

The date of valuation is the date at which all properties on the roll are valued. Section 31 requires it to be no more than 12 months before the start of the financial year in which the roll is first implemented. Every value on the roll must reflect the market conditions at that date, not today’s market.

The effective date is the date from which the roll is used to calculate rates. Under section 32 a roll takes effect from the start of the financial year after the public inspection period closes, which for most municipalities is 1 July.

	Date of valuation	Effective date
What it fixes	The market conditions every value must reflect	The date from which rates are levied on the new values
Statutory basis	Section 31	Section 32
Typical timing	Up to 12 months before the roll is implemented	Start of the municipal financial year, usually 1 July
Why it matters to you	Comparable sales and rentals should be measured around this date	Rates adjustments after an objection or appeal run from this date

A general valuation roll remains valid for as many financial years as the municipality decides, up to four financial years for a metropolitan municipality and five for a local municipality. In limited circumstances the provincial MEC for local government may extend a roll to five and seven financial years respectively. The City of Johannesburg is a current example: its GV2023 roll, effective 1 July 2023, has been extended by a year and now runs to 30 June 2028, with the next general valuation roll taking effect on 1 July 2028.

The practical point is that, the longer a roll runs, the further market conditions can drift from those at the date of valuation. A municipal value that looks low or high against today’s sales may still be correct at the date of valuation, and an objection must be argued at that date.

General and Supplementary Valuation Rolls: What Is the Difference?

A general valuation roll values every property in the municipality at a common date of valuation. A supplementary valuation roll updates individual properties between general valuations, and section 77 requires municipalities to update their rolls at least once a year.

When a Supplementary Valuation Is Made

Section 78(1) requires a municipality to make a supplementary valuation of any rateable property that:

Was incorrectly omitted from the valuation roll.
Was included in the municipality after the last general valuation.
Was subdivided or consolidated after the last general valuation.
Has substantially increased or decreased in market value for any reason after the last general valuation, for example through new buildings, additions or demolitions.
Was substantially incorrectly valued during the last general valuation.
Must be revalued for any other exceptional reason.
Has had its rating category changed.
Has a value that was incorrectly recorded on the roll because of a clerical or typing error.

Supplementary values must reflect the market conditions that applied at the date of valuation of the last general valuation roll (section 78(3)), not current market conditions. A new building completed in 2026 is therefore valued as if the market of the general valuation date still applied.

General and Supplementary Rolls Compared

	General valuation roll	Supplementary valuation roll
Coverage	Every property in the municipality	Only properties affected by a change or error listed in section 78(1)
Frequency	At least every four years (metros) or five years (local municipalities), subject to extension	At least once a year
Market conditions	As at the date of valuation	As at the date of valuation of the last general roll
When rates change	From the effective date of the roll	Depends on the reason, often the date of the change itself, so rates can be back-dated
How to challenge	Objection, then appeal	Request for review, then objection and appeal if still incorrect

The back-dating point catches many owners. Under section 78(4), rates on a supplementary value can run from the date an improvement was completed, a subdivision was registered or a category change occurred. A supplementary notice should never be ignored.

How to Challenge a Supplementary Valuation

The process for a supplementary valuation differs from that for a general roll, and it gives owners an earlier opportunity to correct a value:

Supplementary notice. Once the supplementary valuation is completed, the municipal valuer must post a notice to the owner setting out the new value and roll particulars (section 78(5)(a)).
Request for review within 30 days. The owner may lodge a written request for review with the municipal manager within 30 days after the notice was posted (section 78(5)(b)). This is the best opportunity to submit evidence supporting the correct value or category.
Valuer’s consideration. The municipal valuer considers the request and may adjust the valuation before the supplementary roll is published (section 78(5)(c)).
Objection and appeal if still incorrect. The supplementary roll is then published and opened for public inspection in the same way as a general roll (section 78(6)). If the value or entry is still incorrect, the owner can follow the formal objection process and, if necessary, appeal to the Valuation Appeal Board, as described below.

How to Check Your Property on the Valuation Roll

Most metropolitan municipalities publish their valuation rolls online, while smaller municipalities may publish downloadable registers or make the roll available at their offices. The steps below apply in most cases:

Go to your municipality’s official website. Look for the valuation roll, property valuations or rates section.
Select the correct roll. Check the current general valuation roll and any supplementary rolls published since, because a later supplementary roll may have changed your entry.
Search for your property. Most search facilities accept the erf or stand number and township, the street address, or the sectional title scheme name and unit number.
Check every particular, not only the value. Confirm the description, extent, rating category, owner and market value. A wrong extent or category can be as costly as an incorrect value.
Compare with similar properties. Look up the values of comparable properties in your area. A large difference without an obvious reason may point to an error.
Act within the time allowed. A simple factual error may be resolved through an enquiry to the municipality’s valuation department. If you dispute the value or category, follow the formal objection process within the published period, or the request for review process if the entry arose from a supplementary valuation.

If the objection period has already closed, you may still have options. Where a property was substantially incorrectly valued during the last general valuation, or a clerical error was made on the roll, section 78(1) allows the municipality to correct it through a supplementary valuation. A professional valuer can advise whether your matter qualifies.

How Does the Valuation Roll Affect Your Rates?

Property rates are calculated by multiplying the municipal value by the rand tariff for the property’s rating category, less any exclusions, reductions or rebates allowed under the municipality’s rates policy. Both the value and the category therefore drive the amount you pay.

Example: A Johannesburg Business and Commercial Property

The City of Johannesburg’s business and commercial tariff for the 2026/27 financial year (1 July 2026 to 30 June 2027) is R0.024721 per rand of municipal value. Consider an office building with a municipal valuation of R20 000 000:

Description	Amount
Municipal valuation	R20 000 000
Business and commercial tariff (2026/27)	R0.024721 per rand
Annual rates	R494 420
Monthly rates	R41 202

If the owner successfully challenged that value and it was reduced to R17 000 000, the annual rates would fall to R420 257, a saving of R74 163 a year. Because a reduction applies from the effective date of the roll, that saving can accumulate over several years of the roll’s life.

This example is for illustration only. Tariffs, reductions and rebates differ between municipalities and change every financial year, so always confirm the current figures in your municipality’s approved tariffs and rates policy. You can estimate your own rates using our property rates calculator.

Does a Higher Municipal Valuation Mean Higher Rates?

Not necessarily in proportion. When a new general valuation roll is implemented, municipalities usually reset their rand tariffs at the same time. If values across the municipality rise, the tariff is often reduced. What matters most is how your property’s value moved relative to other properties in the same category, and whether it reflects market value at the date of valuation.

What Can You Do If Your Valuation Is Incorrect?

The MPRA gives property owners a formal right to object to the valuation roll and, if necessary, to appeal to an independent Valuation Appeal Board. The right is not limited to owners: under section 50(1) any person may object to any matter on the roll, and section 50(4) allows the municipal council itself to object. A neighbour or the municipality can therefore challenge your value upward, which is another reason to make sure your entry is correct.

The Objection Process

Identify the grounds. An objection may relate to the value, the category, the description or extent, or a property omitted from the roll. Each objection must relate to a specific property and not to the roll as a whole (section 50(2)).
Lodge within the inspection period. The public notice under section 49 must give at least 30 days from the date the last notice is published for inspection and objections. Check the dates in your municipality’s notice, because they differ from roll to roll.
Gather supporting evidence. Strong evidence includes comparable sales around the date of valuation, market rentals and capitalisation rates for income-producing property, approved building plans, the title deed extent, photographs of the property’s condition and an independent valuation by a registered valuer. For commercial property, remember that the valuer must disregard unregistered leases, so the evidence should address market rentals rather than only the existing lease terms.
Submit the prescribed objection form. Use the municipality’s official form and method of submission, include all supporting documents and keep proof of submission.
Receive the municipal valuer’s decision. The municipal valuer decides the objection and adjusts the roll where necessary (section 51). You will be notified of the outcome in writing (section 53), and you may request the reasons for the decision within 30 days of that notice.

Section 52: Why the 10% Rule Matters

If the municipal valuer adjusts a value by more than 10% upwards or downwards following an objection, section 52 requires the decision to be referred to the Valuation Appeal Board for compulsory review. The board may confirm, amend or revoke the valuer’s decision. The outcome notice must state whether section 52 applies.

This matters for three reasons. First, a significant reduction is not final until the board has reviewed it. Second, the board can amend or reverse the adjustment. Third, an objection can result in an increase as well as a decrease, and a large increase is also referred for review. An objection should therefore be well supported from the outset.

Appealing to the Valuation Appeal Board

If you are not satisfied with the municipal valuer’s decision, you may appeal to the Valuation Appeal Board under section 54. The appeal must be lodged within 30 days after the date the outcome notice was sent, or within 21 days after the reasons were sent if you requested reasons. An objection and an appeal are separate stages, and an appeal is usually heard by the board with evidence presented by a valuer on each side.

Do You Still Have to Pay Rates During an Objection or Appeal?

Yes. Sections 50(6) and 54(4) state that lodging an objection or an appeal does not defer liability for rates beyond the date payment is due. Continue paying your account in full while the matter is considered.

When a value is finally adjusted, section 55 requires the municipality to recalculate the rates from the effective date of the roll. If the value is reduced, the overpayment must be refunded with interest at the prescribed rate. If the value is increased, the shortfall is recovered without interest.

Municipal Valuation vs Current Market Value

A municipal valuation is a market value, but it is measured at a fixed date of valuation and under the statutory rules of the MPRA. A valuation for a sale, a bond or financial reporting is measured at today’s date and under ordinary valuation practice. The two figures can therefore differ even when both are correct.

	Municipal valuation	Current market valuation
Standard of value	Market value under section 46 of the MPRA	Market value
Date	The roll’s date of valuation	The date of the valuation report
Leases	Unregistered leases disregarded	Existing leases usually taken into account
Purpose	Calculating municipal property rates	Selling, buying, financing or financial reporting
Prepared by	The municipal valuer, usually by mass appraisal	A registered valuer, usually by individual assessment

For example, a house valued at R1 800 000 on a general roll may sell for more today if prices in the area have risen since the date of valuation, or for less if the market has weakened. A difference between the two figures does not, on its own, show that the municipal valuation is wrong. The test for an objection is whether the municipal value was a fair market value at the date of valuation.

Frequently Asked Questions About Valuation Rolls

What is the meaning of a valuation roll?

A valuation roll is a municipality’s official register of all properties within its area, recording each property’s description, extent, rating category, owner and market value. Municipalities use it to calculate property rates under the Municipal Property Rates Act.

How often is a valuation roll updated in South Africa?

A general valuation roll is valid for up to four financial years in a metropolitan municipality and up to five in a local municipality, subject to limited extensions. Municipalities must also update their rolls at least once a year through supplementary valuation rolls.

Can I object to my municipal valuation?

Yes. Any person may object to a valuation roll entry within the period stated in the municipality’s public notice, which must be at least 30 days. If you disagree with the municipal valuer’s decision, you may appeal to the Valuation Appeal Board.

What is a supplementary valuation roll?

A supplementary valuation roll updates the values or categories of individual properties between general valuations, for example after a subdivision, new building work or a category change. Owners receive a notice and have 30 days to request a review before the roll is published.

Is my municipal valuation the same as the market value of my property?

It is a market value, but at the roll’s date of valuation and under the statutory rules of the Act, such as the disregard of unregistered leases. It can differ from what the property would sell for today.

Do I have to pay rates while my objection is being decided?

Yes. An objection or appeal does not defer payment. If your value is later reduced, the municipality must refund the overpaid rates with interest from the effective date of the roll.

What happens if I missed the objection deadline?

You may still be able to have the entry corrected. If the property was substantially incorrectly valued during the last general valuation, or the roll contains a clerical error, the municipality can correct it through a supplementary valuation under section 78.

Conclusion: Check Your Entry Before the Deadline Passes

The valuation roll determines the value and category on which your rates are based for the life of the roll, which can be four years or more. Checking your entry when a new general or supplementary roll is published, understanding the date of valuation and acting within the statutory time limits are the most effective ways to make sure you pay the correct rates.

Campbell Property Consulting (CPC) is a South African property valuation and rates consultancy that acts for listed property funds, property companies and private owners on valuation roll reviews, requests for review, objections and Valuation Appeal Board appeals in municipalities across the country. If you think your municipal valuation or category is incorrect, contact CPC for a review of your valuation roll entry and advice on the best way to challenge it. You can also read more about our valuation roll services.

This article provides general information on the Local Government: Municipal Property Rates Act, 2004, as amended, and is current as at October 2026. It is not legal or valuation advice for any specific property. Time limits, rates policies and tariffs differ between municipalities, so always confirm the details in your municipality’s official notices or obtain professional advice before acting.

Valuation Roll Meaning: What South African Property Owners Need to Know