Rates calculator · 2026/27
What will my property rates be?
Your monthly rates from your municipal value, worked out with your metro's adopted 2026/27 tariff and residential reduction.
| Metro | Rate in the rand | Residential reduction | Source |
|---|---|---|---|
| City of Cape Town | 0.00701 | R605 000 off a primary residence valued under R8 million | tariff |
| City of Johannesburg | 0.009889 | R300 000 off the first residential property | tariff |
| City of Tshwane | 0.01231 | R250 000 off | tariff |
| City of Ekurhuleni | 0.01169 | R150 000 off | tariff |
| eThekwini (Durban) | 0.01466 | R120 000 off; R400 000 or less exempt (one property) | tariff |
Don't know your municipal value?
Free: erf number, township, last registered sale and imagery. No owner names.
Valuation rolls by metro: Cape Town · Johannesburg · Tshwane (Pretoria) · Ekurhuleni · Nelson Mandela Bay (Gqeberha) · Durban (eThekwini). How the value is set and how to object: municipal valuations explained.
Questions
- How are municipal rates calculated?
- Rates = (municipal value less the residential reduction) x the rate in the rand. Each City sets its rate in the annual budget, effective 1 July; the figures here are the adopted 2026/27 tariffs.
- Where do I find my municipal value?
- On your rates bill, on the City's valuation roll search, or in the ErfCheck R99 report for any address in Cape Town, Johannesburg, Tshwane, Ekurhuleni or Nelson Mandela Bay.
- How much would a successful objection save me?
- The difference between the bill at today's value and at the value you can show the property is worth. The R99 report works it out against the median of recent sales on your street.
- Do rates include water and electricity?
- No. Property rates pay for general municipal services; water, electricity, sewerage and refuse are separate charges on the same bill.