Valuation rolls- Objections and Appeals Online Forms

The fourth valuation roll is open for inspection, as per section 49(1)(a)(i) of the Local Government Property Rates Act, 2004.

Municipal offices where the roll can be inspected:


In terms of section 49(1)(a)(ii) of the act, any property owner, or any other person who so desires, can lodge an objection in this regard.

The objection must be in relation to a specific individual property and not against the valuation roll as such.

Objection forms are available in the categories – agricultural, non-residential and residential. They can be downloaded from this site.

The completed form must be hand delivered to the municipal office where the account is held.

Please remember to bring along the Section 49 notice when you submit your objection, as this will expedite the submission process.

Please note that NO form of electronic submission will be accepted. The closing date is Friday 18 June 2021 at 15h30 and no late objections will be accepted.


  • What is the General Valuation Roll?

    It is a legal document that consists of property information of all rateable properties within the boundaries of the municipality. It is produced according to the Municipal Property Rates Act 6 of 20014 which says that valuations must be done every four years.

  • What is Market Value?

    The highest price a willing buyer would pay and a willing seller would accept, both being fully informed, and the property being exposed for sale for a reasonable period of time. The market value may be different from the price a property can actually be sold for at a given time (market price).

  • What is the Purpose of the Valuation Roll?

    TO determine a fair value of all properties. In some instances, the rates may go up while in others the rates may come down, It must also be remembered that many properties that have not been valued in the past will all now be valued and incorporated into the valuation roll. The rates calculated for all properties will be determined from time to time by the rating policy, as well as how properties will be categorise

  • How is Property Valuated?

    There are approximately 700 000 properties in Ekurhuleni. They fall into two main categories – residential and non-residential. The residential valuation is based on market value. For non-residential it is only calculated on the ‘willing seller, willing buyer’ principle. Income producing properties also take into account factors such as market rentals, occupancy and vacancy levels, operating expenses and capitalization rates. Other non-residential properties, like schools and churches, are valued at building costs less depreciation. These are normally properties that do not sell on the open market. Factors that influence the value of your property include location, condition of the property and size of the building.

  • What if I Don’t Agree with The Valuation?

    You can lodge an objection against the value, or any entry in the valuation roll that is captured incorrectly from 24 February 2021 to 18 June 2021.

  • What if I am Not Happy with The Objection Outcome?

    You can lodge an appeal within 30 days of receiving the outcome letter of objections. The appeal is heard by the Valuation Appeal Board.

  • Did The Municipality Inspect Every Property Within Ekurhuleni?

    With approximately 700 000 properties in Ekurhuleni that must be included on the valuation roll it is impossible to gain access to all properties within a year. However, because it is a mass valuation, the City uses tools such as pictometry, GIS, aerial photos and views some areas to determine value on those properties. In the 2021 – 2025 term, approximately 40% of residential properties were inspected and all businesses – the act makes provision for this.